Fringe benefits-Proposed Expressway will connect New Gurgaon to Dwarka’s sector 22 by 2010

Fringe benefits-Proposed expressway will connect these sectors to Dwarka’s sector 22 by 2010
Devesh Srivastava , Posted online: Friday, September 12, 2008 at 1409 hours IST

In what is being called as New Gurgaon there are only a few things that can be considered new. The Master Plan of Gurgaon-2021 being one of them.
The selling point being that the new sectors will not only meet rising demand for residential units but will also serve corporates to set up their office spaces. In the foreseeable future a proposed expressway will connect these sectors to Dwarka’s sector 22 by 2010. And with the newly demarcated sectors like 108 or 109 being only a mere five to six kilometers away from the International Airport, it does seem like the sectors might attract some huge investment.
Talking about the residential rates in the new sector, an average rate of Rs 2,800-3,200 per sq ft in the resale market is still affordable. Several developers have obtained licenses for developing group housing projects in the new sectors. Located close to these sectors, Palam Vihar and the New Palam Vihar areas are of high importance. These have finished option in comparison to the new sectors.
A closer look suggests that investors putting their money in these sectors or the Vihars will have to wait four to fives years for the appreciation of their property. Sectors 108 and 109 have a couple of projects called Vedaanta and Atharva, respectively. Raheja Developers is developing these two. These projects were launched around six months back.
One can only see the fencing around the sites, as he or she visits there. Navin Raheja, chairman- Raheja Developers says, “We have completely sold out the project Atharva at sector 109 while the booking is still on in Vedanta.” Apart from these two projects, Mahindra is also launching its project Lifespaces in September 2008 at sector 110A. All these projects are selling at around Rs 2,800 per sq ft. Raheja Developers are selling apartments at Rs 2,900 per sq ft and Rs 2,875 per sq ft for Vedaanta and Atharva, respectively. Rate at Mahindra Lifespaces is around Rs 3,000 per sq ft in the secondary market. Apart from these, Indiabulls have got their commercial projects at sector 106. At sector 109, KLJ has also announced its commercial.

Finished options

If you wish to visit this area, go straight on the National Highway 8. Turn left when you reach sector 12. Go straight till Jwala Devi Temple and turn left towards sector 3. Sector 3 has a group housing project, Park View Residency from Bestech Group. The project is nearing completion. The developer plans to hand over the possession by August 2009. Because of this reason, the rate at this project is Rs 3,545 per sq ft. Though, if one visits the marketing office of Royal Residency, developer is ready to offer discounts. Ansal API has developed the entire Palam Vihar. On offer are apartments at the celebrity towers in the range of Rs 2,800 to 3,100 per sq ft.If one compares the new sectors to Palam Vihar, the later seems to be a better option in terms of amenities and connectivity. This is the primary reason for a high capital value of apartments and plots in Palam Vihar.

Palam vs New Palam

New Palam Vihar cannot be compared to Palam Vihar in terms of development. Sector 3 and 5 near Palam Vihar are witnessing rapid infrastructure development. Repair of roads in Palam Vihar has already started. But New Palam Vihar still has unmetteled roads. HUDA seems to be banking on some big plans for redevelopment in this area. The new sectors mostly comprise of agricultural land with scattered dwellings. The roads are damaged and tractors and heavy-duty trucks ply on the village roads. Charan Singh Yadav of Neeraj Properties says, “The developers who have acquired land for residential projects have got licenses. Rest of the land is still agricultural. The area will take some four to five years to develop for urban living.” Moreover, New Palam Vihar is unorganised and unapproved by HUDA. Some realtors in the area believe that government will soon regularise the area, as people living here have ration cards and telephone bills in their name.

Rates and the market

Plots in New Palam Vihar sell at Rs 4,000-10,000 per sq yd. The rates are lower than that at Gurgaon. Kothis or Bungalows here, sell anywhere between Rs 35 lakh to Rs 70 lakh. Palam Vihar is even costlier. But because of the current slowdown, people can try their luck. Naresh Gaur of MNC Propmart says, “Rates have fallen by 20 per cent. But the market will not fall further because of the various infrastructure projects launched in this part of Gurgaon. Proximity to Delhi will add value to investor’s money.”New sectors that are close to city area and the highway have higher rates than those falling away from the highway.

Connectivity dividend

The prices in the area will escalate due to various announcements made by the government. Atleast developers in and around New Palam Vihar and Palam Vihar are trying to use these as unique selling points. The proposed expressway will connect Dwarka’s sector 22 to National Highway 8 and will come till Kheri Ki Daula. The later is a small suburb near sectors 108 and 109. The projects in the vicinity will surely benefit from the expressway. Realtors like Gaur feel that in future it will also impact the regularisation of New Palam Vihar.

Appreciation

Raheja of Raheja Developer says, “Both our projects have received tremendous response from the market.” He adds, “In terms of the price appreciations both our projects have already provided their owners good appreciation. Prices at Vedaanta and Atharva have already appreciated by 25 and 15 per cent, respectively.”By Diwali time, it is expected that developers will offer huge discounts. Gaur of MNC Propmart feels that developers will also offer discounts because there is stiff competition. He says, “Rates are still in the affordable range in the new sectors. Secondary market rates are even lower. And the options are numerous. Big developers like DLF, Raheja, Tulip, Parsvnath, Indiabulls, Sobha and Omaxe are doing residential as well as commercial projects.”As an investor think before you invest in this region. Making a choice between a residential and an agricultural plot would be a tough decision. But appreciation on a residential plot would be more than that on a residential plot.

Do you want Dwarka Forum to be a registered body? For vote go bottom.

Tuesday, 24 June, 2008
Do you want Dwarka Forum to be a registered body? For vote go bottom.
Dwarka ForumYour facilitator in solving your problems in/ around DwarkaOur Objective :To effectively connect Dwarkaites with the Media by working on the timely and appropriate dissemination of information, motivating and encouraging people to unite and fight for common causes, and generally raise awareness among the residents resulting in improving the society.Our Role :* To advise the residents in voicing their individual appeals and petitions to the Govt authorities. *Pressurising the Govt. authorities to promptly resolve the problems of the residents by regularly following-up with and meeting the concerned office-bearers.*Collecting information through RTI (Right to Information)*Synchronizing and communicating the viewpoints of the residents with the respective civic agencies resulting in arriving at a consensus materializing into transforming Dwarka into "An Ideal Subcity".Achievements :- Over 4400 messages posted by more than 1400+ members within 24 months speak the TRUTH.-Representation with authorities, regular follow-up and RTI resulted in clearing of pending works from DDA/ MCD/ DJB, etc.- Established good relations with the media facilitating highlighting the issues of Dwarkaites and creating a database of visual evidence showing authorities achievements as well as their acts of omission and dereliction of duty.-Organizing meetings to discuss and shape public opinions from all segments of the society-Significant and timely contribution towards maximizing the people awareness resulting in higher and much better participation in the voter ID drives across Dwarka-Organized Jan path programme of Delhi Aaj Tak, Star News etc. highlighting the critical issues of the residents.Some of the burning topics of Dwarka for which DF is fighting at present :- Water - managing and augmenting the sources, prevent wastage and ensure proper distribution.- Proper Maintenance of Roads and Parks and trying to maintain clean and hygienic conditions-Security concerns including prevention of organized crime and crime control, in general-Recent Delimitation Act. To make Dwarka into a single assembly seat.-Transportation, internal commuting, and traffic management-Allotments of CGHS flats , Pollution, Corruption etc.Act TODAY for a more secure & comfortable FUTURE by joiningTHE MOST HAPPENING GROUP of Active Dwarkiteshttp://groups.google.com/group/Dwarka-residentsSupport for Dwarka Forum: Please put above message on Notice Board & distribute among society members. Thanks.With RegardsDWARKA FORUMFor other information related to Dwarka, you can visit our website http://www.dwarkaparichay.com/Some members : Rejjimon-9810315897, Anil Nayal – 9873016110, H.D.Goel-25082239, Ashok chaitanya -9811638615 , M.K.Gupta -9810550172 , P.S.Singh- 9810282890, R.K.Atri- 9868610518, Rajiv Solanki-9811792180, Sushil Kumar-:9350829327, K.K.Goel-:9810232820, Sunil Sareen –9810094055"It is not only what we do, but also what we do not do, for which we are accountable." – Moliere
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Courteous staff add to the world-class bus experience

Courteous staff add to the world-class bus experience
11 Jun 2008, 0210 hrs IST, Megha Suri,TNN

NEW DELHI: The changing face of public transport is all set to change the way Delhi travels. Small cars are passe, it's the age of the AC buses. Says transport commissioner R K Verma, "We are looking at a completely world class public transport network and that experience cannot be complete with indifferent or unhelpful staff. We have trained all drivers and conductors of the low-floor buses and are planning to extend the programme to staff in all buses." Delhi Metro has also put in a clause about positive feedback being an essential service condition of the private company running the feeder buses. It will also have provision for installation of a smart-card based ticketing system. Though a decision on fares of these buses is pending, they could be a bit higher than what commuters are paying at present. The 300 AC buses that DMRC is about to procure, will run on feeder routes connecting metro stations to nearby localities. This means that all but 119 of the Metro feeder bus fleet will be AC. DTC is procuring 525 low-floor buses in the first lot of which 25 will be AC. It has already received 250-odd non-AC buses and 8 AC buses. The Delhi Metro AC buses will all be 24-28 seaters and like the rest of the public transport in the city, will run on CNG. In the tender, Delhi Metro Rail Corporation (DMRC) has specified that the bidder should have at least three years experience of manufacturing buses or providing after sales. Further, the manufacturing unit where the buses will be produced must have a ISO:9001 certification and supplied at least 300 buses in any part of the world in the past two years. "We wanted to raise the levels of the feeder bus service to make it comparable to the world class experience that our trains provide. So a decision was taken to provide people better service in the form of airconditioned buses. The last date for accepting bids is July 31," said Anuj Dayal, DMRC's chief spokesperson. DMRC has got a permit from the State Transport Authority to run 419 feeder buses on 36 pre-identified routes. An order for 120 buses was placed by DMRC last year, of which 93 buses are already operational. The remaining are expected by June end. But, even as these buses are not airconditioned, they have proved to be a big hit. DMRC has been flooded with requests from resident welfare associations (RWAs) and individuals asking for feeder routes covering their areas of residence.

Encroachments in S Delhi area: HC seeks report12 Jun 2008, 0341 hrs IST,TNN

Encroachments in S Delhi area: HC seeks report12 Jun 2008, 0341 hrs IST,TNN

NEW DELHI: Acting on a complaint by residents of Siddhartha Extension, alleging encroachments in their area, Delhi High Court on Wednesday sought a status report from the DDA. A division bench of Justice S N Aggarwal and Justice Sunil Gaur asked the civic agency to furnish a detailed report about the actions taken to check encroachments in this area of south Delhi. In their complaint to HC, the joint forum of residents of the area stated DDA was not taking adequate steps to check encroachment, despite repeated court directives. The forum claimed illegal constructions have come up in the locality, which included a mazar and pillars around it. The division bench was also informed by the counsel representing the residents that even though the civic agency had passed a demolition order on June 2, 2004 it had still not enforced it. The lawyer drew HC’s attention to its order dated October 24, 2007 asking the DDA to remove all encroachment and make a boundary wall to protect the land in question. DDA was also ordered to convert the recovered land into a green area, but the agency dragged its feet, the lawyer alleged. ‘‘208 families living in the DDA’s HIG flats are facing various difficulties because of the encroachments,’’ the lawyer added, after which the bench gave DDA time till July 18, to file its comprehensive response to rebut the allegations.

DIMTS wants help — at an extra cost of Rs 1 cr

DIMTS wants help — at an extra cost of Rs 1 cr
AanchalBansal
Posted online: Friday , June 13, 2008 at 11:53:06
New Delhi, June 12

Nine months after it was hired to phase out the Bluelines in the city, the Delhi Integrated Multi-Modal Transit System (DIMTS) now says it needs “additional consultancy”.
Pointing out that the work has increased in scope and magnitude, the DIMTS has proposed hiring a foreign consultant to carry out the bidding of the 17 cluster routes. And for it, the agency has demanded an extra Rs 1 crore —which the Delhi government has so far refused to pay.
With the matter being closely monitored by the High Court, even the finance department has raised eyebrows over this additional expenditure.
In a directive to DIMTS, the Sheila Dikshit government has asked the agency to submit a detailed time schedule and progress report of the process before the next hearing on July 10.
The government had hired DIMTS as a consultant in August 2007 at a fee of Rs 45 lakh. The body was to provide a broad framework and carry out the bidding for corporates and cooperative societies — the idea was to get rid of the bus mafia operating Bluelines.
But on May 23, DIMTS arranged a presentation by a London-based international consultancy firm in Chief Secretary Rakesh Mehta’s office, in which various bid parameters were discussed. In its letter to DIMTS, the Delhi government has categorically informed the agency that any such decision will be taken only after a consensus between the government’s departments.
“The finance department said if a consultant is hired, the transport department will have to justify the expenditure to the audit department,” said an official. “It was recommended that instead of paying out a lumpsum amount, the transport department sanction the money to DIMTS as and when required.” In this regard, the finance department has also advised that the transport department follow the working method of the Karnataka and Uttarakhand model.
The DIMTS Managing Director, SN Sahai, claimed that the agency has the authority to outsource work and hire a consultant if it needs. “The scope of work has gone beyond what is was when the project was handed over to us so we are simply outsourcing work. The bidding for the first cluster is underway and these things take time as it is the first time something like this is being undertaken,” he said.

Circle rates soar in Ghaziabad

Saturday, 7 June 2008
Circle rates soar in Ghaziabad
The huge demand for residential, industrial and commercial plots has pushed up the circle rates here, says A K Tiwary

After Noida and Greater Noida, it is now the turn of Ghaziabad to see an increase in the rates in land meant for residential purposes. New circle rates have been proposed to bridge the gap between real estate prices and existing sector rates. The sub-registrar offices have already submitted their proposals.

M P Singh, deputy commissioner (stamp), says: after receiving the objections district administration will revise the new circle rates. The new circle rates are likely to be effective from June 16th. According to proposed circle rates, near NH-24, circle rates have been hiked from 80 lakh to 1 crore per acre in Mehrauli village.

The new rates have been hiked on basis of distance covered from National Highway. In Morta Duhai village the new rates are Rs 1 crore to Rs 1.20 crore up from Rs 50 to Rs 60 lakh per acre. The current circle rate of village Bamheta is Rs 40 to Rs 50 lakh per acre, which has now been pushed up to Rs 80 lakh to Rs 1 crore per acre.

In revenue oriented villages like Dundaheda, Arthla, Sihani, Nahal, Dhukna, Karhaida, Masuri, Dasna, Akb a r p u r- B e h r a m p u r, Mainapur and Sadarpur the circle rate has been hiked from Rs 20 lakh to Rs 1.30 crore per acre. Basically these villages are near to NH-24 and most of the high-tech townships and developmental projects are coming up here, and naturally, land becomes costlier, says Rakesh Yadav, Antriksh Builders.

Interestingly more than the residential colonies, there is a likelihood of a steep increase in the circle rates for residential land. In Ramprastha, Surya Nagar,Chandra Nagar, Vaishali, Kaushambi, Indirapuram, Vasundhara, Kavonagar, Rajnagar, Nehru Nagar, Brijvihar, Lohia Nagar, Patel Nagar and Rajendra Nagar the new circle rates have been hiked between 20% and 58%. The huge demand for residential, industrial and commercial plots has pushed this revision in circle rates. The existing circle rates of residential plots range from Rs 12,000 to Rs 25,000 per sq mtr. The new rates will be Rs 15,000 to Rs 32,000 per sq mt. For commercial plots, the circle rates have been hiked from Rs 20,000 sq mt to Rs 80,000 per sq mt. The new circle rates have been revised on the basis of total number of registrations of documentation in last 2-3 years. These new rates are already dependent on Ghaziabad authorities property prices.

C o m m e n t i n g on the new circle rates, S K Divedi, vice chairman, Ghaziabad Development Authority, said right implementation of new circle rates are more important to value the price index and area development. For property to be secure one must pay the stamp duty individually; otherwise, owners would forfeit all legal rights over their property. Recently, the district administration and authority had declared a number of defaulters in residential, commercial, institutional and industrial areas - crores of rupees have to be recovered from these defaulters.

Stamp duty makes it easier for both sellers and buyers. All things being equal, selling prices could suffer when rates go up, because rising rates go hand in hand with stamp duty recovery, very much like better job prospects, which partially offset the effects of higher rates. Getting buyers to take a look at property is the biggest challenge in selling a property. For this reason, a little time and money is needed in making out a solid proof in getting property registration.

Housing market boom doesnt mean price go up or do down it all depends on how the area has been developed. With over 18 lakhs in population, Ghaziabad is emerging as a popular destination for middle class urbanities. New Ghazibad areas like Indirapuram, Vaishali, Kausambi and Vasundhara are developing fast. These are already being looked upon as an alternative to Delhi.

Kramchandani, vice president, Parsvnath Developers, says: Commonwealth Games are brings a lot of hope for fast development. Undoubtedly, developmental work is not making the traffic congestion-free in main Ghaziabad as most of the development is taking place in new Ghaziabad.