KOLKATA MARKET REPORT
YEAR END
2008
Values, trends & opportunities in the Kolkata real estate market
OFFICE
RETAIL
RESIDENTIAL
INVESTMENT
WAREHOUSE
LAND
HOSPITALITY
2008 Market Review
DEAR CLIENTS: NAI NK Realtors is pleased to present the 2008 Year-End Kolkata Market Overview. The real estate industry in India is presently passing through a crucial phase. Slump in transactions, severe liquidity crunch and the lowest level of confidence among the investors are the outcome of the global financial crisis. This downturn has gradually seeped into the Kolkata real estate market. Exit of TATA motors small car project from Singur and global economic downturn were the two major factors that have weakened the overall sentiment of office and IT & ITES sectors of Kolkata in recent times. Kolkata retail sector has suffered by the plunging sales and high rentals. However, new formats of retailing has picked up pace at the same time such as value retailing, pharma retailing, mobile retailing etc. The financial crisis has also hit the other real estate sectors like residential, land, hospitality, investment and warehouse hard. There is no doubt that real estate industry is an important driver of the economy. Recent corrective measures taken by RBI would help the sector move in the right direction. Once the global situation is stabilised and confidence are restored, real estate sector would return to the high growth trajectory.
Pawan Agarwal Director
2008 Market Review
AN ANNUAL REVIEW OF values, trends & opportunities IN THE KOLKATA REAL ESTATE MARKET
CONTENTS Office Retail Residential Investment Warehouse Land Hospitality
2008 Market Review – OFFICE THE YEAR IN REVIEW
OFFICE VACANCY RATES
For the last couple of years Kolkata has been one of the main destinations in India for IT and ITeS investments. Exit of TATA motors small car project from Singur and global economic downturn were the two major factors that have affected the growth of Kolkata office, and IT & ITeS industry in recent times.
60%
40%
20%
0%
After a five-year boom, Kolkata office market has started to experience the property downturn from the end of third quarter. The office market has suffered with vacancy increasing in high rental area and corresponding compromise in rental rates, presenting tenants with lease renegotiation/relocation opportunities like never before. Corporate houses are either downsizing or relocating their offices to cheaper locations. Most of the corporate houses are holding up their expansion plans due to liquidity crunch. Corporate houses located in the CBD area are opting to move to SBD or outskirts. Turmoil in the financial world has affected the overall growth of the IT and ITeS sector in Salt Lake Sector-V. This has led to decreased demand and low rentals during the last two quarters.
Q-3
Q-4
Q-3
Q-4
Grade-A
Grade-B
CBD
2%
2%
4%
4%
Topsia Road
5%
6%
15%
17%
Salt Lake (Sector-V)
22%
30%
45%
47%
Rajarhat
48%
44%
OFFICE LEASE RATES TREND GRADE-A, OFFICE
Rs. / sq.ft. / month
160.00 140.00 120.00 100.00 80.00 60.00 40.00
Around 15 million sq.ft. of office space is currently operational in Salt Lake, Sector- V and Rajarhat area which is considered to be the most preferred zone to the major national and international IT & ITeS companies. Another 5 million sq.ft. of new office space including IT Parks and Special Economic Zones (SEZ) will be ready by the next two to three years in the same area. The rental growth in the CBD area which was almost doubled in the last two years is now experiencing fall in rentals over the last couple of months. Corporate houses located in the CBD area have been experiencing less business and opting to move in to cheaper locations. Landlords have become desperate to close deals at rates much lower than the prevailing rates. There have been a few instances of such transactions in the last quarter. There has been an increase in demand for office in new areas other than CBD like Topsia, Kasba, Salt Lake Sector-V, Rajarhat etc. These areas are experiencing moderate growth due to availability of large spaces at lower rental rates and land prices.
20.00 0.00 Q1
Q2
Q3
Q4
Q1
Q2
2007
Q3
Q4
2008
Park Street
Camac Street
A.J.C. Bose Rd.
Topsia
Salt Lake
Rajarhat
GRADE-B, OFFICE Rs. / sq.ft. / month
120.00 100.00 80.00 60.00 40.00 20.00 0.00 Q1
Q2
Q3
Q4
Q1
2007 Park Street Topsia
Q2
Q3
Q4
2008 Camac Street Salt Lake
A.J.C. Bose Road
Source: NAI NK Realtors Research
2008 Market Review – OFFICE Vacancy in Kolkata office market Overall vacancy in Grade-A and Grade-B office building across all the office locations in the CBD area estimated at approximately 3% at the year end. In Salt Lake Sector-V area Grade-A office vacancy at around 30%, while Grade-B office vacancy remains higher, at about 47% and in Rajarhat area Grade-A office vacancy at around 44%.
SIGNIFICANT TRANSACTIONS COMPANY PWC HDFC Acclaris Reliance Communication SGS India Pvt. Ltd. Shapoorji Pallonji Thysen Crapp
BUILDING South City Pinnacle Ecospace Ecospace South City Pinnacle LMJ Chamber Infinity Banchmark Ecospace
SQ. FT. 1,10,200 1,00,000 30,000 55,000 13,800 12,000 15,000
Lease Rates and Capital Values Office lease rates in Kolkata across all the business district has witnessed a fall over the last six months due to weak demand from corporate and IT sectors. From 3rd quarter average Grade-A rent in Park Street area have fallen by 15% from Rs. 140/sq.ft./month to Rs. 120/sq.ft./month. At mid year, rentals of Grade-A office space in Sector-V were at around Rs. 55-60/ sq.ft./month. At year end rentals in the same area decreased to Rs. 42-45/sq.ft/month. Over all Grade-A space capital value has depreciated by 12-15% across the Kolkata market over the last two quarters. New Town has registered the maximum fall in capital values by around 20%. However, developers are still not ready to negotiate hard on rates.
UP COMING IT DEVELOPMENTS Developer Godrej Properties Ambuja Realty VIDEOCON Group Shapoorji Pallonji & Co. Ltd. Orion Tech City TATA Infrastructure
Area (SF)
Location
1.3 million
Sector-V
0.85 million
Sector-V
3.3 million
Sector-V
50 Acres
Rajarhat
155 Acres
Rajarhat
10 Acres
Rajarhat
SP INFOCITY AT NEW TOWN
FORECAST The vacancy rates in the CBD area is likely to go up in the months to come, owing to the downsizing of corporates. Another reason would be renegotiation on the high rentals that the companies had agreed upon because of the bullish market, however, if the landlord does not co-operate then the companies might opt for relocation option resulting in more occupancy in the SBD area. Tenants throughout the turmoil period will drive the market.
Kolkata has emerged as an IT destination of choice with the presence of global IT brands and many more being added to the list everyday.
If the market condition continues to be bad, investors may be desperate to part off with their properties at a much lower price than the quoted market price to stabilize their liquidity.
Orion Tech City a huge commercial and integrated ITSEZ backed by 100 per cent FDI is coming up on 155 acres of land at Rajarhat. The first phase would be completed by 2011.
This will also lead to renegotiate options for existing tenants since the deals were closed at very high rentals in comparison to the existing rates.
Consumer electronics major VIDEOCON group has firmed up its plans to enter into the state IT sector. The Group will set up a 3.8 million square feet IT park at Salt Lake, sector V.
In Rajarhat area vacancy rates expected to rise and rental rates likely to fall in 2009. This is due to anticipated completion of number of IT Parks and SEZ’s and slow business growth due to global meltdown.
2008 Market Review – RETAIL THE YEAR IN REVIEW The global meltdown has affected the Indian retail scenario in a major way. This downturn has gradually seeped into the Kolkata retail market . Expansion of major leading brands are either getting postponed or put on hold because of the current liquidity crunch being faced by them. The mall projects in pipeline are being delayed due to the slow pace in leasing and delay from brands to take possession for fit-outs. Decreasing sales and high rentals has impacted the big national and international retailers heavily in the newly operational malls where a customer base is yet to get developed. Earlier conceived plans of shopping mall projects are being now converted into other developments either residential or commercial. One of the reasons being too many malls in the same vicinity was creating excess supply over demand. During the last two quarters, strategically located malls with long standing retailers paying low rentals had better business viability than the newly operational malls with retailers paying high rentals. Plunging sales and high rentals were the two major factors which forced the retailers to renegotiate their deals in the newly operational malls. Developers have either decreased the rentals or extended conditional rent waiver benefit o the retailers. However, this benefit is given to the vanilla retailers only to get them going in the current market situation. In the wake of global market slowdown, retailers are showing more interest in revenue sharing with the developers.
Similar trends have been noticed in case of the retailers operating in the food and grocery segment. More Spencer’s Spinach, Reliance Fresh, 6Ten etc. all have either renegotiated or closed unviable stores in large numbers. Value retailing in Kolkata has been very successful since its inception - continued growth of ‘Bigbazar’ speaks in support to this. The size of the market and customer preferences towards value retailing has brought in many of such retailers to this market. The growth is more likely at the times when spending has become less and demand of value for money products have increased considerably due to global market slowdown. The following are the current account of value stores chains of various brands that have already set up in and around Kolkata.
Retailer Aditya Birla Retail Spencer’s Retail Ltd. Future Group Wadhawan Group Reliance Retail Bazar Kolkata Group Vishal Retail Ltd. REI Agro
Brand More Spencer’s Bigbazar Spinach Fresh Bazar Kolkata Vishal Mega Mart 6Ten
Operational Stores 32 24 9 9 4 5 6 7
Another format of retailing has picked up pace in recent times and that is organized pharma-retailing. brands like Frank Ross, Med Plus, Medica Health Shoppe, Iris etc. have been opening their stores on a rapid basis and gaining popularity through various customer loyalty program being offered by them. Usual format sizes of the stores vary from 100 sq.ft. to 400 sq.ft. and mostly coming up in high density residential catchment areas like Hazra Road, Park Circus, Southern Avenue , Garia, etc.
Upcoming malls in Rajarhat which were scheduled to be operational by 2008 are getting delayed. Downturn of economy, slow paced infrastructure and other developments have been instrumental in the delay. There are some instances of exit of retailers from certain upcoming malls in Rajarhat that have occurred at the end of the year. This is because, the area is currently lacking of potential catchments. But within one year with completion of lot of under construction residential, commercial, hospital projects, this area will change rapidly.
Hyderabad based pharma-retail chain Med Plus store on Hazra Road
Retail medicine chain Medica Health Shoppe store on NSC Bose Road, Naktala
2008 Market Review – RETAIL MALL VACANCY RATES 10%
5% 8% 6%
2%
4% 4%
3% 2%
1% 0% City Centre
M etro po lis
M ani Square
So th City
Fo rum
Overall vacancy in the malls like Forum, City Centre and Metropolis were at 2%-4% for the last two quarters. The new operational mall Mani Square on E.M. Bypass had a moderate vacancy at 5%, while South City mall at Prince Anwar Shah Road had low vacancy at 1% in the same quarters.
Kolkata retail market has slowed significantly over the last quarter with many national and international lifestyle retailers choosing to adopt wait and watch policy. Overall rental values for malls across Kolkata market decreased by 25% during the last quarter, while the rental dipped maximum in the CBD area at 35% to 40%. Rental values in the malls at north Kolkata were in the range between Rs.100-120/sq.ft./month, in south Kolkata rents were Rs.140-160/sq.ft./month, in EM Bypass rents were Rs.135-155/sq.ft./month. In CBD area stand alone rentals were quoted between Rs.150-200/sq.ft./month, while in NewTown rentals were in the range of Rs. 40-60/sq.ft./month.
SUPPLY IN THE NEXT ONE YEAR MALL CITY CENTRE- II AXIS TERMINUS OZONE DOWN TOWN LA VIDA
MALL LEASE RATES Rs. / sq.ft. / month
350.00 300.00 250.00
LOCATION RAJARHAT RAJARHAT RAJARHAT V.I.P ROAD SALT LAKE, SECTOR- III SALT LAKE, SECTOR-III
SQ.FT. 5,50,000 5,00,000 1,80,000 1,50,000 1,20,000 85,000
FORECAST
200.00
Rentals for both malls and stand alone shops are expected to drop by 10% to 15% in the next two quarters.
150.00 100.00 50.00 0.00 Q1
Q2
Q3
Q4
Q1
2007
Q2
Q3
Q4
2008
CBD
North Kolkata
South Kolkata
E.M.Bypass
Salt Lake
New Tow n
STAND ALONE LEASE RATES Rs. / sq.ft./ month
250.00
In the current scenario retailers are likely to avoid futuristic malls without immediate and appropriate catchments. At present with real estate cost and rentals both falling ,retailers would try to capitalize the situation. Minimum guarantee and revenue sharing model, for instance, will be witnessing growing acceptance among retailers and developers alike in case of mall transactions especially.
200.00 150.00 100.00 50.00 0.00 Q1
Q2
Q3
2007 CBD East Kolkata
Q4
Q1
Q2
Q3
Q4
2008 North Kolkata South Kolkata New Tow n Source: NAI NK Realtors Research
New METRO store on E.M. Bypass Road
2008 Market Review – RESIDENTIAL THE YEAR IN REVIEW
RESIDENTIAL SALE RATES
Continued growth was the story of Kolkata residential real estate market for the last 3 to 4 years which seems to have stopped at the end of the year. Dipping sentiments due to global economic slowdown is one of the main reasons that has been leading the market towards southward. Sales rate in the Kolkata residential market that had been growing at about 30%-40% in 2007 have declined considerably in 2008. The 1st two quarters saw 5%-10% growth while the last two quarters have witnessed 5%-15% fall across the market. HIG residential projects have been the hard hit by the current economic downturn and transactions in this sector plunged to the lowest level in more than three years. First time home buyers and investors are adopting a wait-and-watch policy in the wake of the economic downturn. Due to sub prime crisis and Job losses in the US, NRI investment has slipped into lower gear and they are also adopting a wait-and-watch policy. Slump in sales due to falling demand coupled with unavailability of funds and soaring real estate cost had restricted the developers to launch new projects in the last two quarters. They are adopting a wait-and-watch policy. This is evident with the number of construction projects sanctioned by the building department of Kolkata Municipal Corporation in the last quarter of 2008. During the last quarter (till middle of Dec-08) total number of approved building plan was 225 while the same quarter of 2007 witnessed a total of 941 sanctioned plans.
Housing plans sanctioned in 2007
Housing plans sanctioned in 2008
October
282
October
109
November
310
November
82
December
349
December
34
South Central
North
Park Street 9000-11000 Loudon Street 9000-11000 Theatre Road 9000-10000
Queens Park 7000-10000 Sunny Park 7000-10000 Gurusaday Road 7000-10000 Ballygunge Cir. Rd 8000-10000 Ballygunge Park Rd 7000-10000 Mayfair Rd 6500 - 9000 Ballygunge Place 4000 - 6000 GoalPark 4500 - 6000 Gariahat 4500 - 7000 Rashbehari 4000 - 6000
South-West
South
Jessore Road VIP Road Madhyamgram Shyambazar B.T.Road
1800-3000 2400-3500 1500-1900 2200-2800 1500-1900
Central
Alipore Behala Batanagar & Maheshtala
7000-12000 1800 - 2200 1500 - 3100
South Eastern Fringe Garia Narendrapur R.B.Connector
1700-2300 1700-2150 4100-4600
Howrah Dobson Road 2500-3000 GTRoad (South) 2500-3000
Lansdown Road Bhawanipore P.A. Shah Road Jadavpur Tollygunge
6000-8000 6000-7000 3500-6500 3000-3500 3300-4000
East Salt Lake Beleghata Kankurgachi EM Bypass (Cent) NewTown
3000-4500 2500-2950 3000-4200 3600-4600 2500-3600
AVERAGE OUTRIGHT VALUE TREND Rs. per sq.ft.
14,000 12,000 10,000 8,000 6,000 4,000 2,000 0 Q-1
Source: KMC As the downturn effect started zooming in and around the market, developers are finding it difficult to move their inventory. Instead of reducing the price as those bear high construction cost, few developers are coming up with various attractive offers to boost up sales.
Rates in Rs. per sq.ft.
KOLKATA
December - 2008
Q-2
Q-3
Q-4
Q-1
2007 North South East
Q-2
Q-3
Q-4
2008 Central South-East New Tow n
South-Central South-West
Source: NAI NK Realtors Research
2008 Market Review – RESIDENTIAL Kolkata acknowledged the downward movement of residential price from the third quarter onwards. The correction was hovering in the ranges between 5% and 15% over the last quarter. Unlike the other metro cities, real estate price in Kolkata had never reached to an unrealistic proportion. This is because, the market is mostly driven by the end user. The last quarter also witnessed a slump in over all demand. The volume of residential sales that had been growing at about 30%-40% in 2007 have declined considerably at the end of the year. However, this was mostly applicable to the premium projects across the city and its suburbs.
Calcutta Riverside a huge 262 acres township by Riverbank Holdings jointly with BATA is currently being redeveloped at Batanagar under Maheshtala municipality. Apart from 3500 residential units the township will have … International Standard School Multi– specialty Hospital 5 Star Crowne Plaza Hotel Shopping Mall with Home Town and Big Bazaar 5 Screen Multiplex A Golf Club and the Largest Sports Club in Kolkata Platinum Registered IT ITES SEZ Marina-Luxury Dock
Due to high demand and low supply in the central and south-central location such as Loudon Street, Elgin Road, Ballygunge Circular Road, Queens Park, Sunny Park prices had appreciated maximum by 30-40% and were in the range of Rs. 10,000-13,000 per sq.ft. till 2nd quarter. At the end of the year the quoted rates came down at a range of around Rs. 7000-11000 per sq.ft. in the same areas. The residential markets in the upcoming areas were thriving, particularly in Newtown, Rajarhat, Madhyamgram and Maheshtala area. A number of premium projects such as Elita Garden Vista, New Town Heights, Sankalpa, Srijan Midlands, Eden City has been launched over the last twelve months. Prices in Newtown areas have stabilized over the last one year after a considerable growth in 2007. Increasing demand for residential units with modern amenities and facilities in the form of mini township is currently driving the developers to explore new areas. Maheshtala municipality in the south-west fringe is one of such areas which has emerged in recent times. With the strengthening of infrastructure in Maheshtala such as a monorail from Taratala to Budge Budge, a flyover from Nungi to Jhinjira Bazaar (Taratala), widening of the Budge Budge Trunk Road from 12 metre to 25 metre and two large upcoming residential projects, the area is going to be one of the most sought after location in the Kolkata residential market. Kolkata-based Eden Group and UK-based REIT Asset Management Ltd is building EDEN CITY project spread over 22 acres with more than 2000 Flats. A centre for science, sports and culture is planned to be built near the project. A 2000 sitting capacity indoor stadium and a science library and a meeting and convention centre with facilities for 300 people would be built along side of EDEN CITY project.
CALCUTTA RIVERSIDE
FORECAST Sluggish market situation is expected to be continued till the global economy starts improving. Expect a further correction in home loan rates in the next couple of months. Lower wage inflation in the coming fiscal year across the IT service industries would restrict the upper MIG and HIG housing sectors growth. The sharp appreciation in the dollar could drive NRI investment in the residential projects further. Fall in the price of steel and cement and lower interest rates in home loans would spur the new developments as well as demand. Encouraged by the current measures taken by RBI to boost housing sector, large developers are likely to invest more in mid-income housing projects in the Rs. 15-25 lakh range.
2008 Market Review – INVESTMENT THE YEAR IN REVIEW Kolkata real estate market has always provided the potential of earning high returns to the investors be it individuals, NRI or institutions. High growth in industries such as IT and BPO services, the iron and steel sector, better infrastructure across the city has spurred the overall growth through all real estate sectors ranging from apartments to shopping malls, office towers to industrial space, hotels to hospitals in and around Kolkata. Investors are quite active in almost all real estate sectors, however, Kolkata is known to be an end user market. Although investment is a practice which is currently exercised less due to the global financial markets turmoil and liquidity crunch, however, any end-user market is always an attractive destination for investment. Owing to the steep fall in the stock markets and global recession the mass investors in the realty sectors had vanquished in the beginning of the third quarter. However, big investors with strong liquidity resources are negotiating hard as they feel it is the right time to invest in properties.
Investment Sector
ROI (in %)
Residential
5%-6%
Commercial
12%-16%
Warehouse
7%-8%
Potential Residential Investment Areas Increasing real estate developments in the city suburbs such as Barasat–Madhyamgram stretch in the north-east beyond Rajarhat, Kona in the west of Howrah, Garia-Narendrapur stretch in south-east, and Batanagar in the south-west currently attracting investors and occupiers. These areas would be potential for moderate long-term returns. Barasat, Madhyamgram Barasat and Madhyamgram area is attracting the developers and currently witnessing a fast development after Rajarhat in northeast. Proximity to Kolkata and airport attracting people from surrounding areas. Kona In the west of Howrah Kona is becoming a hotspot for real estate destination. The Kona Expressway is connecting Kolkata to National Highway-6 on one side and the airport via Belgharia Expressway on other which offers free and fast flow of traffic is fuelling the growth in the area. Garia, Narendrapur area Extension of metro rail till Garia and extension of bypass up to Baruipur which further connects Amtala on the D.H. Road will spurt the demand in the near future. Sherwood Estate in Narendrapur has been on the radar to the investors over the last couple of years. Mahestala area
Buy-to sale investment was high particularly in the residential projects across the Kolkata market up to the third quarter. Due to wait and watch policy adopted by the investors amid the global meltdown this type of transactions have become stagnant from the third quarter onwards. Rate of return in commercial projects across all the areas in Kolkata remains high compare to other real estate sectors and number of transactions were also high in this segment.
With the introduction of infrastructural projects such as a monorail from Taratala to Budge Budge, a flyover from Nungi to Jhinjira Bazaar (Taratala), together with two large residential projects, Maheshtala in the south-west is going to be one of the most sought after location in the Kolkata residential market. EM Bypass Stretch The Eastern metropolitan Bypass is now the most happening stretch of Kolkata connecting Kolkata international Airport in the north and Narendrapur in the south. Existing as well as planned large shopping malls modern offices, well equipped hospitals, international schools, five star hotels, and seamless connectivity has made this area, the most sought-after location.
2008 Market Review – INVESTMENT FDI in Construction After the amendment of existing norms of Foreign Direct Investment (FDI) in real estate by union government in March 2005, Indian real estate sector has witnessed a spurt in FDI construction activities in almost all the real estate sectors. Kolkata too is not far behind in attracting the FDI in real estate compare to other cities in India. Growing IT and ITES sectors, governments pro-active policy towards urbanisation coupled with the inadequate quality residential, retail and office space and international hotel chains drew immense interest among the foreign investors. As a result Kolkata roped in a number of FDI construction projects across the sectors.
Nirvana Country formerly the Kolkata West International City, India’s first FDI township project is coming up on the Kona Express Highway in the West of Kolkata. This is a joint venture of Indonesia based Salim Group, KMDA, and Universal Success.
Yatra Capital Ltd has invested Rs 117.6-crore for a 50% stake in their second venture project in Kolkata to built an IT SEZ project at Batanagar. Riverbank Holdings Private Ltd is their partner in the venture. The funds will be sourced by Yatra through its blue-chip global institutional investors like Aviva, ING Clarion, HSBC, Fortis and ABN Amro. The inflow of FDI has led to an appreciation of the overall quality and price of real estate projects in Kolkata and offered a high ROI. The global economic downturn and growing political agitation against land acquisition across the state for which TATA has roll back its small car project from Singur has also impacted FDI inflow in the Kolkata real estate market. Due to land acquisition problem, the Rs 400-crore Bonhoogly FDI project is being held up for more than a year where UK based REIT is one of the stakeholder.
The New York-based NRI, jointly with Londonbased REIT Asset Management Company is currently constructing a residential project named Eden City at Maheshtala in South Kolkata. Elita Garden Vista, a 1,278-unit complex, is being developed in Action Area III of the Rajarhat Township jointly by Keppel Land Limited from Singapore and Jatia and Puravankara Group from India. Globsyn Crystals, a state-of-the-art IT building is being developed through a joint venture with Kolkata-based realty firm Sureka Group and Shrachi Group and US based funding agency New Vernon private-equity Ltd (NVPEL). Yatra Capital Ltd, which is a company listed on the Euronext, Amsterdam, and is dedicated to investment in the Indian real estate market formed by Saffron Asset Advisors has invested 7 million dollar for a 40% stake in Jalan Intercontinental Hotels Pvt Ltd to build a 200 room business hotel at the junction of Rashbehari Connector and E.M. Bypass in Kolkata. The hotel will be supervised by Indian Hotel Ltd under the Taj Gateway brand.
Rajarhat, the favoured IT and ITeS destination of Kolkata
FORECAST Buying of launching projects will be very less as very few properties will be launched in upcoming months. Outright purchase of desperate selling will increase. Leased property buying would be very less in coming months as the returns offered by developers/owners are between 10%-12% whereas investors are expecting 14%-18%. At present Bank LRD rates are varying between 13.5%-14%.
2008 Market Review – WAREHOUSE THE YEAR IN REVIEW Warehousing needs in Kolkata dates back to the year 1686 when the British traders had setup their first trading depot in Hooghly, 38km upriver from modern-day Kolkata. In the course of time this need had grown by leaps and bounds as the British East India Company traders turned three small villages to modern-day Kolkata (formerly Calcutta), a major business centre and the capital city of British India. At that time Kolkata had attracted many British and other foreign business houses to set up their shops here. As a result many godowns (warehouse) were built near the Ghats (river port). Many of them still exist on Strand Road, Hide Road etc.
GROWTH DRIVER
The growing market of industrial, and agricultural production of the entire region is fuelling the growing demand for the warehousing in and around Kolkata.
Growing investments in Iron and Steel, Automotive telecommunication and Power sectors. Growing activities of organized retail. Growth in export of Iron ore, leather and leather goods, garments, vegetables, fruits, horticultural products and frozen foods. Growth in import of Power plant equipments, coals, edible oils, pulses, chemicals, electronics and medical equipments. MAJOR WAREHOUSING ZONE
With the existing International Airport, riverine port, good road and rail connectivity, Kolkata is now the major commercial and financial hub of eastern India. It is also the gate way to eastern and north-eastern states of India and neighbouring land locked countries like Nepal and Bhutan. Kolkata constitutes a market of over 13 million people, while the North Eastern Region provide a market of approximately 100 million. Kolkata is home to many industrial units, of large Indian corporations, whose product range is varied and includes - engineering products, electronics, electrical equipment, cables, steel, leather, textiles, jewellery, frigates, automobiles, railway coaches and wagons. Several industrial estates are situated in the areas like Taratala, Kalyani, Uluberia, Sankrail, Dankuni, Howrah, Kasba and Salt Lake. Till date 12 Growth centers has been established in different locations of the state such as Kalyani (Phase I, II, III), Falta, Uluberia, Bishnupur, Raninagar, Coochbihar, Malda, Dadgram, Haldia, and Kharagpur, Three more Growth Centres are in the pipeline at Jalpaiguri, Bolpur and Malda (Phase II). A huge leather complex has come up at Bantala. Specialized setups like Toy Park, Food Park, Apparel Park, Garment Park, Foundry Park, Biotech Park, Rubber Park, Plasto Steel Park, Light Engineering Park and a Gem and Jewellery Park have also been established in the areas like Sankrail, Uluberia, Salt Lake, Howrah, Kharagpur. Guptamoni and Barjora. There are many SEZ’s have planned for the state and three are operational. North Bengal is fast becoming the hotspot for various food Park investments.
Hide Road, Taratala Road, Transport Depot Road – approximately 6 km. stretch which constitutes 40% of the warehouses in Kolkata. Kona Expressway, NH2 (15 km. stretch of Delhi Road ), NH6 (15 km. stretch of Bombay Road) - fast emerging as modern warehousing zone, constitutes 50% of the warehouses. Other catchments include Dum Dum Road, Dunlop, B.T Road, Madhyamgram, Rajarhat Road, Bantala, Topsia, Uluberia, Andul and Santragachi.
2008 Market Review – WAREHOUSE EMERGING AREAS
Growth in warehousing sectors in Kolkata has been remarkable over the last few years. NH-6 and NH-2 zones are looking highly potential for the development of large scale modern warehousing hubs and many national and international companies are coming up with such developments in these areas.
At present locations on the National Highway No. 6, and No.2 has emerged as the preferred warehousing locations in Kolkata. The NH-2 establishes connection with the North India and NH-6 with the South and West India. The two zones benefits from its strategic locations. It is also supported by the industries located in and around Howrah. NH-117 (Kona Express Way) establishes connection with the city, its ports and airports. More importantly, through NH 34, 35 and 36 it links up the North-Eastern states, Bhutan and Bangladesh. This area is coming up fast on the warehousing map of Kolkata.
Areas like Dankuni, Durgapur Expressway etc. constitutes the NH-2 zone. The zone contains approximately 0.25 million sq.ft. warehouse space. At the year end vacancy was moderate at 9.50%. Taratala, Hide Road and Transport Depot Road zone which has close proximity to Kolkata Port is considered as the old warehousing zone. The area contains around 1.2 million sq.ft. warehouse space and vacancy was low at 4%. LEASE RATE Good specification with better tonnage capacities: Rs. 14-18 / sq.ft../ month. Normal Specification with moderate tonnage capacities : Rs. 8-13 / sq.ft./ month. PLANNED INVESTMENT Kolkata Logistics Hub: Shifting the wholesale and retail trade to free up the city from congestion. Authority: KMDA. Location : Kona Express Way. Area: 108 Acres, 4.5 million. sq.ft. (30% reserved for warehouses). Parking: 1200 vehicles. Facilities: Truck Terminal, Modern and specialized warehouses with reverse logistic facilities, Parking facilities, Wholesale and retail trading platforms, Office and institutional space, accommodation and facilities for repairing and refueling of trucks. AFL Logistics Hub: India's leading integrated logistics service provider, AFL Logistics has acquired land at Dhulagar on NH-2 to set up a logistics hub.
A warehouse on NH-2 SUPPLY AND VACANCY
The deepening financial crisis has lowered domestic and international demand for various industrial and agricultural products which has impacted warehousing demand in turn. Corporate sectors are now holding their expansion plans. Kolkata is no exception. There is approximately 2.75 million sq.ft. of warehouse space in greater Kolkata.
Warehouses at Uluberia, Dhulagarh, Junglepur, Kona Crossing, Jagadishpur and Amta comes under NH-6 zone. The total inventory of ready warehouse space in this zone is approximately 1.3 million sq.ft. Vacancy was at 24% at the year end.
Prologis, the US based leader in supply chain distribution services has acquired land at Shaktigar near Bardwan to develop a logistics park. The park will house a wide array of services, right from container terminals to facilities of overhauling of goods, warehousing, integration with the road network, banking facilities and restaurants. TATA Logistics Park: TATA Realty and Infrastructure Ltd. is planning to set up a business-cum-logistic park in the state. The logistic park will have a separate free trade warehousing zone and a domestic tariff area unit. This will be built in different phases and the first phase will come up over 50 acres, which will be expanded to 200 acres.
2008 Market Review – LAND & HOSPITALITY LAND Land market in Kolkata has also been affected by the recent global financial crisis. Slow residential movement, non availability of fund, low industrial growth translating into lower land rates and fewer transactions. Developers are more interested in completing their ongoing projects rather than acquiring new lands. Land transactions have come to a stand still in the last two quarters. Investors are facing fund crunch. Financially sound investors are adopting wait and watch policy.
RESIDENTIAL LAND RATES Area Alipore Ballygunge (prime areas) Ballygunge (other areas) Park Street, Theatre Road Gariahat, Rashbehari Shyambazar VIP Road Salt Lake Jodhpur Park, Jadavpur Tollygunge, Behala Garia, Narendrapur, Joka, Kona Joka, Pailan Jessore Road, B.T. Road Madhyam Gram Developable Land in fringe areas
Rates
(Rs./ cottah)
4.0-7.0 million 5.0-8.0 “ 3.0-4.2 ” 4.5-7.0 ” 3.5-5.0 ” 0.7-3.0 ” 1.5-2.5 ” 1.0-4.0 ” 1.0-2.5 ” 0.8-1.5 “ 0.4-0.6 ” 0.3-0.5 ” 0.7-1.5 ” 0.15-0.3 ” 0.05-0.15 ”
INDUSTRIAL LAND For the last couple of years Kolkata has been one of the main destinations in India for industrial investments such as large steel plants, power plants and automobile plants. A huge land is required for these planned and new investments. Currently land acquisitions through government have clouded the future of various large industrial and infrastructural projects in different parts of the state due to rising political pressure from the opposition parties. The following areas are potential for industrial development and many new industries are coming up in these areas.
Demand Areas NH-6 (From Shalap crossing to Uluberia) NH-2 (From Dankuni Crossing to Chandannagar) Durgapur Expressway (From Dankuni to Tarakeswar Crossing) D.H Road (From Joka to Amtala)
Rates
(Rs./ cottah) 0.4-0.5 million 0.2-0.3 million
0.18-0.25 million 0.1-0.2 million
HOSPITALITY Hospitality industry in India is one of the worst affected sectors. But unlike other metro cities in India, hospitality industry in Kolkata had less affect from the global financial meltdown. Rapid growth of IT, infrastructure and other industrial sectors which were instrumental for proposed 12 to 14 national and international hotel chains in Kolkata seems to be delayed at the end of the year on the wake of the global slowdown. Several planned star hotel chains which were expected to be operational this year along the E.M. Bypass have been delayed due to go slow policy adopted by the concerned developers. In the last two quarters, the average occupancy in the city star hotels were in the range between 75% and 80%. At the onset of peak-season, occupancy further dipped by 5% to 10%. The room rent of star rated hotels have fallen in the range of 15% to 20%. Currently the average room rent in the 5 star hotels hovering between Rs. 8000 and Rs. 12,000. All the six operational five-star hotels in Kolkata-ITC Sonar Bangla, Hyatt Regency, Taj Bengal, Oberoi Grand and The Park, currently facing the slowdown heat and offering various discounts and facilities to attract customer. Reduced corporate activities such as conferences, international conventions and conferences, were responsible for this slump. This same trend seems to be consistent for the next two quarters. Chocolate Hotels Pvt. Ltd, a Kolkata-based company is coming up on AJC Bose Road with 63-room Chrome Hotel in Kolkata. Chrome will have an all-day dining and a “fine-dining” restaurant. The Riverbank Developers, a joint venture between Bata India and Calcutta Metropolitan Group, will set up the country's first marina business-cum-leisure hotel and service apartments at Batanagar on the southeastern fringes of Kolkata beside the Hooghly river. Marina is a small harbour for small boats that are used for leisure. The hotel will provide the facilities for parking at least 25 boats. It would have 200 rooms and 75 service apartments and would be built on four acre. The hotel would come up by 2013 under the brand name 'Crowne Plaza Hotels & Resorts' and International Hotels Group (IHG) would be providing technical and management services.
2008 Market Review
NAI NK Realtors is a real estate service provider and provides real estate services to both local and global clientele. NAI NK Realtors services include multi-site acquisitions and dispositions, sublease, tenant representation, lease administration and audit, site searches, finance and investment services, demographic analysis, feasibility analysis, due diligence and related consulting and advisory services. For more information, visit NAI NK Realtors Web site at:
www.nkrealtors.com This report contains information available to the public and NAI NK Realtors accepts no responsibility if this should prove not to be the case. No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein. The same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawals without notice.
Build on the power of our network.™
NAI NK Realtors provides global services with local expertise. When you need real estate services around the corner or around the world, contact NAI NK Realtors.
36/1A Elgin Road Kolkata – 700020 India Tel: 91 33 40401010 Fax: 91 33 4040 1040 E-mail: info@nkrealtors.com,