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Redevelopment proposals in Mumbai drop 50% after HC’s construction ban in March

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redevelopment

The BMC’s development plan (DP) department said new redevelopment proposals between May and December 2016 dropped by 50% compared to previous years.

MUMBAI: Redevelopment of housing societies in the suburbs has been hit hard following last year’s Bombay high court order banning all new constructions in Mumbai from March 1, 2016.

The BMC’s development plan (DP) department said new redevelopment proposals between May and December 2016 dropped by 50% compared to previous years. “We received barely 600-650 proposals in this period compared to around 1,300 each year. This is a direct fallout of the court order,” said Vinod Chithore, chief engineer, DP.

The BMC is expected to lose an estimated Rs 600 crore this year because of the shortfall in various construction premiums and development charges builders pay to the civic authority. It collected over Rs 4,000 crore in 2015-16, but managed barely Rs 700 crore between September and December last year. It now expects to collect a total Rs 3,461 crore by March end.

Developers have to pay assessment tax, premium for additional construction rights (fungible FSI), staircase premium, development charges, sewerage charges and open space deficiency premium.

The real estate industry is now the second-biggest source of revenue for the BMC after octroi, and the ban could shave off more money from its coffers if it is not lifted soon, said officials.

A majority of the redevelopment projects affected are in the western suburbs of Khar, Bandra and Santacruz, involving single buildings. Many societies had sealed agreements with developers when the court judgment last February came like a blot from the blue and stalled the projects.

The order came after a division bench of the high court pulled up the state government and the BMC over their failure to solve the problem of the city’s polluting dumping grounds.

The court said that a pollution-free environment was a fundamental right and that compliance with municipal solid waste rules appeared to be a “distant dream”. The ban, however, does not apply to slum redevelopment projects, redevelopment of old and dilapidated cessed buildings in the island city, those involving housing authority (Mhada) colonies and construction of hospitals and educational institutions. The HC told the BMC not to process any applications or new residential or commercial projects.

The court had ordered a similar stay against construction in the Kalyan-Dombivli region a year ago because the local administration failed to resolve the issue of closing down the Adharwadi dumping ground in Kalyan. The Kalyan-Dombivli Municipal Corporation is believed to have already lost around Rs 70 crore as revenue during this period. Later, the corporation awarded a contract to a private contractor to shut the dumping ground.

Vijay Ballamwar, BMC’s deputy municipal commissioner (solid waste management) said the corporation will soon file its affidavit before the high court, listing the compliances it has already adhered to since the ban.

The court wanted the state and BMC to prepare an impact assessment study on how constructions affect solid waste generation (with plans to mitigate it), and making wet-dry waste segregation mandatory and to set up facilities for disposing biodegradable waste. Ballamwar said the corporation has already tightened security at the Deonar dumping ground, fenced it and installed close-circuit cameras. “Recently, we floated a tender to produce energy from waste at Deonar,” he said. The city generates 8,600 tons of garbage a day.

Source: economictimes.

Ahmedabad Real Estate News

Under Construction Flat Booking Finds Tax Deduction Under Time Constraints

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Tax Deduction

If a buyer makes a transaction to book an under-construction flat and if he acquires it within the three-year period of the sale of his old house, then he is entitled to a tax deduction, says a ruling from the Mumbai bench of the Income-tax Appellate Tribunal (ITAT). If an apartment is booked in an under construction project than it must be viewed as a method of constructing residential tenements, says the December 18 judgment.

That means if the buyer uses the entire gain from the transaction to buy another house within two years or construct another house within three years. The two- and three-year period applies even if the buyer bought another house a year before selling the first one. But the property should have been bought in the name of the seller.

It is mandatory that within a period of two years after or one year before the date of transfer of old house, the taxpayer should construct a residential house or acquire another residential house within a period of three years from the date of transfer of the old house. The date of receipt of compensation will determine the period of acquisition or construction in a case of compulsory acquisition.

This exemption is effective and can only be claimed in respect of one residential house property purchased/constructed in India. In the case of multiple house purchases or constructions, the exemption under section 54 will be available in respect of one house only. Any purchases made outside the country does not fall under any kind of exemption. Section 54 gives relaxation in such cases by providing relief to the taxpayer who sells his residential house and acquires another residential house from the gained capital.

After the sale of an asset, the difference between the buying price and the selling price is a capital gain or a capital loss. These are further classified as long-term or short-term. If a property is held for 24 months or less, with effective from 2017-18, then that asset is treated as Short Term Capital Asset. Then an investor can make

treated as Long Term Capital Asset. Then only a Long Term Capital Gain (LTCG) or Long Term Capital Loss (LTCL) can be made on that investment.

ITAT agreed that booking of a new flat in an under-construction apartment should be considered as a case of “construction” and not “purchase”, hence following the earlier decisions of the Bombay high court and the tribunal itself. Further ITAT allowed the fact that the construction can began prior to the date of sale of the old asset. Same was stated in the earlier judicial decisions of the Karnataka high court and Ahmedabad ITAT, that the date of commencement is not relevant but it is the completion of construction that comes in relevance to section 54.

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India Real Estate News

HDFC and Quikr Make A Deal

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HDFC and Quikr Make A Deal

According to a deal between HDFC and Quikr, a stake of more than 3 percent will be given to the mortgage giant in return to its transfer of offline and online real estate brokerage business to the classified ads platform.

After acquiring Commonfloor in 2016 Quikr already has a major presence in online real estate broking.

“Most of the searches for real estate are moving online. Quikr has a much bigger presence online. Through this deal, we are partnering Quikr in the broking business,” said HDFC MD Renu Sud Karnad. According to her, this deal will strengthen Quirks position with offline support.

The deal suggests that HDFC will transfer to Quikr its entire shareholding in HDFC Realty, a real estate brokerage platform, and HDFC Developers, which runs the HDFC RED online platform.

Karnad added that the deal expects Quikr to generate home loan leads for HDFC. The transaction consists of a co-branded alliance between both parties and the HDFC brand will continue to be used online for a year.

The e-real estate classifieds platform HDFC RED has around 7,000 project listings and generates traffic of over 80,000 unique visitors per month. HDFC Realty has a 300-member, in-house sales team, and 7,000-strong nationwide broker network. Avendus Capital was the exclusive financial adviser to Quikr while Kotak Investment Banking acted as the exclusive financial adviser to HDFC on this.

30 million monthly users make Quikr India’s largest classifieds platform. It runs multiple vertical businesses across real estate, automobiles, jobs, services, and goods. The Quikr Home, its real estate vertical generates 3.5 million monthly unique visitors.

Both companies intend to work closely and conduct analytics and identify potential homebuyers, and therefore home loan customers, early in their home-buying journey. Quikr founder and CEO Pranay Chulet said, “We see great synergies between Quikr and HDFC as we start working together to bring a seamless online-to-offline platform to developers and consumers.”

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India Real Estate News

Retaining The Sustainability: GRIHA Launches Star Rating For Urban Homes

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GRIHA Launches Star Rating For Urban Homes

Green Rating for Integrated Habitat Assessment (GRIHA), is the National Rating System of India, a Sanskrit word meaning – ‘Abode’. Human architecture has always consumed resources in the form of energy, water and material from the environment. From their construction to operation, these habitats absorb the resources throughout their life cycles, emitting wastes in the end. This emission could be direct in the form of municipal wastes or indirect emission into the atmosphere, such as from electricity generation. Hence GRIHA was formed to reduce an architecture’s resource consumption, waste production and overall environment impact up to certain national acceptable limits.

In attempt to quantify all these aspects, like energy consumption, waste generation etc. GRIHA tries to manage, control and bring down the respective to the best possible limit. Being a rating tool, it helps people to assess the performance of their respective projects against the national benchmarks.

Hence it becomes an evaluation of the environmental performance of an architecture on a holistic level. Covering its entire life cycle, this evaluation provides a specific standard for a ‘green building’. This rating system aims to strike a balance between established institutions and emerging concepts, on a national as well as the international level.

The process starts with an online submission of documents according to the criteria. Then a team of professionals and experts from GRIHA Secretariat takes a site visit for the evaluation of the building.  There are four different sections categorized by 34 criteria in GRIHA rating system. Some of them are site selection and site planning, conservation and efficient utilization of resources, building operation and maintenance, and innovation. 

Sanjay Seth, CEO, Green Rating for Integrated Habitat Assessment (GRIHA) Council says, “A rating between one and five stars is being provided, helping the costumers to know about the sustainability of the houses”.

According to the Union Minister, Hardeep Singh Puri, the climate resilient and sustainable buildings are the need of the hour. As the government is aiming to construct around 1.2 crore houses for the urban poor under the affordable housing scheme.

In one of his keynote addresses, Andreas Baum, Ambassador of Switzerland to India and Bhutan said that the Indo Swiss collaboration is operating with the Indian Bureau of Energy Efficiency in the development of guidelines for energy efficient housing.

“At present India is witnessing a rapid urbanisation, if each building becomes greener than the last one, then we have a huge opportunity and hope for our country. We need to look beyond the conventional methods of building, in order to provide our citizens with a good quality of life. Hence, GRIHA gains important in meeting our national goals with respect to a sustainable society”, says Dr Ajay Mathur, director general, TERI & president, GRIHA Council.

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