mumbai-workbook

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MUM

MUMBAI MUMBAI MICRO MICRO MARKET

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aBOUT

MUMBAI

HISTORY OF MUMBAI Mumbai lies on the western coast of India, spread across 437.77 sq. kms. Previously known as Bombay it is the capital city of Maharashtra. It is the most populous city in India and the ninth most populous agglomeration in the world, with an estimated city population of 22 + million. Along with the neighbouring regions of ane, Navi Mumbai & Ragada forms Mumbai Metropolitan Region (MMR) It has the largest and busiest port handling India's foreign trade and a major international airport. India's largest stock exchange, which ranks as the third largest in the world. Today it is the nancial, entertainment, industrial hub of India

Mumbai

MUM

MUMBAI MICRO FORMATION OF BOMBAY

It is a group of seven islands in the Arabian Sea, which lies o the northern Konkan coast to the west of Maharashtra. ese seven islands, which were once separated by creeks and channels, were lled and bridged over the years by the inhabitants. In 1668, King Charles II of England was given Bombay as dowry on his marriage to Princess Catherine de Braganza of Portugal. Later in 1668 it was handed over to the East India Company.

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RECLAIMED LAND Mahim

Parel

Worli

Mazagaon

Bombay

Little Colaba

Colaba

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MUMBAI MICRO e Seven islands of Mumbai were joined into one landmass over a period of time. Large parts of Mumbai is built on reclaimed land. e rst reclamation project started in 1784, post following of several reclamation projects. Reclamation o en meant levelling of the hills around Bombay. More land was reclaimed from the sea to meet the demand for additional commercial space as trade and industries developed in Mumbai. Previously, most of the buildings were constructed on the available spaces and reclaimed land. But as the population continued to increase rapidly, it was necessary to meet the demand and supply and build be er infrastructure.

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GROWTH OF MUMBAI AREA

1965 1957 1950 Mumbai Suburbs

1972 Navi Mumbai

Original Mumbai Limits

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MUMBAI MICRO ADMINIST

TIVE F

MEWORK

Mumbai consists of two distinct regions: e city (South Mumbai) and the suburbs. e city is usually referred to as an Island City while the suburbs could be divided into Central and Western. Mumbai region is administered by the Brihanmumbai Municipal Corporation (BMC) (formerly the Bombay Municipal Corporation). Navi Mumbai (stretching from Airoli to Uran) and ane City part of the ane district. Pockets beyond CBD Belapur are a part of the Raigad District and fall under the Panvel Municipal Council. e remaining parts of Navi Mumbai are under the jurisdiction of the NMMC, Navi Mumbai Municipal Corporation. ane City is under the administration of the ane Municipal Corporation.

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DISTRICTS 1. Mumbai 2. Sub-urban 3. ane 4. Raigad

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MUMBAI MUNICIPAL COUNCIL & CORPO

TIONS

MUMBAI MICRO MUNICIPAL CORPO 1. Greater Mumbai 2. ane 3. Kalyan 4. Navi Mumbai 5. Ulhasnagar 6. Mira-Bhyander 7. Bhiwandi

TIONS

MUNCIPAL COUNCILS 1. Alibag 2. Pen 3. Uran 4. Khopoli 5. Karjat 6. Matheran 7. Panvel 8. Badlapur 9. Ambernath

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FEW FAMOUS PLACES IN MUMBAI Shree Sidhivinayak Temple Haji Ali Dargha Iskon Temple Lonkhandwala Versova Beach Juhu Beach Marine Drive & Chowapa y Oberio Hotel Gateway of India Chhatrapati Shivaji Terminus Chhatrapati Shivaji International Airport

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FINANCIAL POWERHOUSE OF INDIA

Mumbai is referred as the Financial Captial of the country, is the hub of banking and nancial services. Contributes over 1/3rd of India's Tax revenues, which accounts for 70% of the capital market transaction of the country Service sector accounts for more than 70% share of the sectoral GDP of Mumbai district and includes IT/ITES, Media, Telecom, KPO's, Shipping, etc CITY HOUSES STATUTORY FINANCIAL INSTITUTIONS SUCH AS Reserve bank of India Bombay stock exchange National Stock Exchange SEBI Lodha World Trade Centre

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MUMBAI MICRO Bandra Kurla Complex

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FINANCIAL POWERHOUSE OF INDIA

Wagle Industrial Estate

Nesco Compound

MUM Millenium Business Park

Securities &Exchange Board of India

Bandra Kurla Complex

National Stock Exchange

MUMBAI MICRO Konkan Bhavan

Reserve Bank Of India Bombay Stock Exchange

World Trade Center

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COMMERCIAL MICRO MARKETS OF MUMBAI Location

Industry

BKC & Kalina

Banks, Financial Institutions, Corporate Houses, Consultants, Consulates.

Central Mumbai

Financial Institutions, Pharma and Insurance, Media

CBD

Financial Institutions, Pharma and Insurance, Corporate Offices, Shipping.

Thane

Industrial, BPO, IT, ITeS.

Andheri Kurla Road

IT, ITeS, BPO, Pharma, Logistics, Shipping, Financial Institutions.

Powai

IT, ITeS, BPO, Corporate offices

Malad

IT, ITeS, BPO

Navi Mumbai

Industrial, BPO, IT, ITeS.

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Micro Markets

Western Suburbs

Thane

Central Suburbs Navi Mumbai South Central Mumbai

South Mumbai


MUMBAI REAL ESTATE MUST KNOW INFORMATION : DEVELOPMENT CONTROL REGULATIONS FOR GREATER MUMBAI Development Control regulations for Greater Mumbai 1991 (DCR) is a regulation and is created by Maharashtra Regional town planning Act. DCR for Greater Mumbai regulates the Floor Space Index & TDR for the city and bye-laws for various categories of development. T NSFE BLE OF DEVELOPMENT RIGHT (TDR) IN MUMBAI Under certain circumstances the development potential of a plot of land may be separated from the land itself and may be made available to the owner of the land in the form of Transferable Development Rights (TDRs) Transferable Development Right in Mumbai was introduced in DCR rule 1991 by the Mumbai Municipal Corporation to accelerate and encourage the acquisition of reserved plots of land and eliminate the concept of monetary compensation to the owners. e rights are given in the form of Development Right Certi cate (DRC), which is issued by the Municipal Corporation. Due to high density within the island city the object of granting TDR was that development occurs outside the Island city in the northern direction. FSI , FUNGIBLE FSI IN MUMBAI FSI is number that denotes the upper limit to the built space you may construct on a given plot, It is the ratio of allowed built-up area to the plot area. us FSI directly impacting how much a developer bene ts from a particular land parcel. Floor area ratio = (total covered area on all oors of all buildings on a certain plot, gross oor area) / (area of the plot)

MUM

MUMBAI MICRO 0.5

4 stories

2 stories

1 story

1.0

Entire Lot Area

1/ 2

Lot Area

1/ Lot 4

Area

2.0

FSI

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An architect can plan for either a single-story building consuming the entire allowable area in one oor, or a multi-story building that rises high above the plane of the land, but which consequently results in a smaller footprint/ oor plate than would a single-story building of the same total oor area. (As shown in the Image). Certain types of spaces, such as basements, parking areas, and utility rooms, are exempt from FSI, which means that they do not need to be counted in the FSI calculations. By combining the horizontal and vertical limits into a single gure, some exibility is permi ed in building design, while achieving a hard limit on at least one measure of overall size. It varies from Location to Location, and is also transferable from one area to another.

Fungible FSI e municipal corporation of Mumbai introduced this system to curb misuse of existing building regulations by developers. Developers would build space over and above the allowable FSI by the means of some grey areas in the building regulations. ese grey areas centered on things that were free of FSI, or not counted in FSI calculations, such as ower beds, services sha s, and balconies. In the fungible FSI system, the allowable FSI on a plot is increased by 35%, with a maximum cap on the total construction area, with no exemptions. is serves to reduce 'overbuilding' on plots by developers Current status of FSI in Mumbai e Floor space index in Mumbai varies depending on the development ensued upon. Generally an FSI of 1.5 - 1.6 is considered in the island city, and FSI of 1 in the suburbs. However for redevelopment, slum rehabilitation, making common recreational areas, construction low range apartments etc., the Government helps compensate the builder by providing additional FSI, so that the developer can bene t out of rehabilitating old constructions, making more public usability areas etc. Developers can also buy an additional FSI by paying premium to it, so as to build dry areas, ower beds etc.

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TYPES OF LAND OWNERSHIP IN MUMBAI FREEHOLD LAND e owner's right over the property is full and unconditional. ere are no restrictions on the right of the la er to further sell and transfer the ownership of that property. In case of a standalone property, the owner owns the property as well as the land on which it stands. In case of a multi-level property, land ownership is usually divided in proportion to the oor area of each owner. e ownership of a freehold property is transferred to another buyer through registration of sale deed LEASEHOLD LAND e land owning agency gives the land on lease to a lessee for a stipulated period. e land ownership remains with the lessor. e lessee pays a lease premium A er the stipulated period gets over, allo ers have to renew the lease by paying the lease rent once again which is usually a er 90 years MUMBAI HAS BOTH FREE HOLD AND LEASEHOLD LAND EXAMPLE IN NAVI MUMBAI

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Cidco, in the seventies, had acquired 343.7 sq km areas including government and forest land belonging to ane, Panvel and Uran Taluka when Navi Mumbai was developing Land had been acquired from the local farmers Cidco's name is entered in the Sath-Bara CIDCO has leased the plots to various societies and organizations at dierent nodes in Navi Mumbai for a period of 60 years.

MUMBAI MICRO AN EXAMPLE OF LEASEHOLD LAND OUTSIDE NAVI MUMBAI

MMRDA's Wadala development plan or S projects, wherein the land is given on long-term lease to various developers who can sell the units constructed on an outright basis. e developer ordinarily pays a substantial value for the long-term lease to the lessor up front On completion of the project, the lease is transferred in the name of the society formed.

SOME ADVANTAGES Relatively cheaper prices, as the land cost to the developer is invariably less than that of buying land outright in a similar location. ese arrangements are part of larger, well-planned developments which give provide the comfort of certainty of sound location a ributes and properly planned infrastructure to support the development.

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REDEVELOPMENTS IN MUMBAI Redevelopment is the process of demolishing the existing old society building and reconstruction it by appointing a developer who can construct and handover new ats to the society members free of cost with some additional bene ts and make pro t by utilizing the balance fsi, potentially by construction the additional ats and shops as per approved plan from M.C.G.M. Redevelopment Scheme has to be approved by the General Body only if 75% of the society members are present at the meeting ADVANTAGES OF REDEVELOPMENT Be er planned & designed ats with earthquake resistant structures, re safety equipment, etc Additional Area of 30-35% (received as compensation from the Developer) Modern facilities/amenities/gadgets like li s, intercom system, smoke detectors, re ghting alarms systems, Cable TV, Telephone, CCTV Camera etc. FUNGIBLE FSI IN REDEVELOPMENT As per the new DCR ( Development Control Regulations) Balconies, Flower Beds, Terrace, voids and Niches would now be counted in FSI (Floor Space Index) . Fungible FSI to the extent of 35% for Residential Development and 20% for industrial and commercial development has been allowed with premium. Fungible FSI would be available at 60% of Reckoner Rates for Residential and 80% for industrial and 100% for commercial. Relatively cheaper prices, as the land cost to the developer is invariably less than that of buying land outright in a similar location. ese arrangements are part of larger, wellplanned developments which give provide the comfort of certainty of sound location a ributes and properly planned infrastructure to support the development.

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REDEVELOPMENT OF HOUSING S

– SLUM REHABILITATION AUTHORITY

In order to reduce problems of slum dwellers, the government of Maharashtra created Slum Rehabilitation Authority (S ) in the year 1995. Functions of the S is to survey and review the existing situation of slum areas in Mumbai and formulate schemes for rehabilitation of slum areas and implement the same. S censuses, or declares certain areas under Maharashtra Slum Areas for improvement, clearance and Redevelopment Projects approved in such areas by the slum rehabilitation authority will be deemed as slum rehabilitation projects EXAMPLES OF S

PROJECTS AND DEVELOPERS WHO TAKE UP S

PROJECTS

EXCLUSIVE PROJECTS International designers & consultants well designed living spaces plethora of amenities

DEVELOPMENT Quality construction speedy delivery emphasis on details

MUM

MUMBAI MICRO CLEAR LAND Regular shaped plots planned infra structure

SLUMS Sub standard living conditions illegal encroachments under utilized land parcels

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REDEVELOPMENT OF HOUSING e state government has also set up a separate regulatory body called the Maharashtra Housing and Area Development Authority (MHADA) to monitor and regulate the construction of old buildings for redevelopment projects. In all Urban areas, the FSI for development on MHADA land has been increased to 2.5 and 60% tenements are to be kept aside for EWS/LIG housing For Redevelopment of old MHADA Colonies in Mumbai , the FSI of 3 has been granted

An Example : Godrej Central

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ReDEVELOPMENT OF CESSED BUILDINGS Cessed Building are extremely old buildings which require reconstruction/ redevelopment due to poor conditions. e government levies a charge called, “Repair Cess” for the maintenance of these buildings In order to encourage the private developers to come forward to undertake the redevelopment/ reconstruction of these buildings the state government framed a policy to offer additional incentives. ese incentives are part of the DCR 33/7 of Greater Mumbai which offers upto 50% incentive FSI

MUMBAI MICRO

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REDEVELOPMENT OF MUMBAI MILLS e Redevelopment of Mumbai Co on Mills began in 1992, when eorts began to demolish the numerous co on mills that once do ed the landscape of Mumbai, India, to make way for new residential and commercial buildings, as part of the wider modernization of Mumbai. NAME OF THE FORMER MILL

LOCATION

NEW DEVELOPMENT

Apollo Mills (South)

Mahalaxmi

Lodha Bellissimo/ Primero

Bharat Mills

Lower Parel

India Bulls Bleu

Elphinston Mills (South)

Elphinston

India Bulls Finance Centre India Bulls Sky Suites

Shriniwas Mills

Lower Parel

World One

Sun Mills Compound

Lower Parel

Lokhandwala Victoria

Hindoostan Spinning & Weaving Mills

Jacob Circle

MUM Raheja Vivarea

MUMBAI MICRO

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INF

STRUCTURE DEVELOPMENTS IN MUMBAI

MUMBAI LOCAL T

IN

Western Line – From Churchgate to Virar Central Line – From Mumbai CST to Kalyan Harbur Line – From Mumbai CST to Panvel

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MUMBAI MICRO

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METRO PROJECT DETAILS MUMBAI PROJECT DETAILS Mumbai Metro is the Rapid transit system serving the city of Mumbai. e system is designed to reduce traffic congestion in the city and supplement the overcrowded Mumbai Suburban Railway Network.

PROJECT NAME: VERSOVA-ANDHERI- GHATKOPAR METRO CORRIDOR – PHASE 1 Easy Connectivity from Western Suburbs to Central Line Travel time reduced to 30 Min. (Normal Travel time from Ghatkopar to Versova through road route will take Approx. 90Min) Major Commercial Offices are located between Andheri Station to Sakinaka Station.

Versova Metro Station Western Suburb

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Andheri Metro Station

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MUMBAI MICRO S

LB

Central Suburb

Ma r

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Western E xp

Marol Naka

Ghatkoper Metro Station LBS

Marg

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PROJECT NAME: DAHISAR-CHARKOP-BAND

-MANKHURD – PHASE 2

Dahisar – Charkop – Bandra – Mankhurd corridor length is 40Km (fully underground) Easy Connectivity from Western Suburbs to Harbour Line Major Commercial Offices & Industrial belt at Charkop to Bandra General travel time from Dahisar to Mankhurd is 1hr 3`0min (Approx. 40Km) due to the metro the travel time will be reduced to Approx. 80Min. Implementation Period – 2017-2023 (as per DPR)

Western Suburb

Dahisar Metro

Charkop

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MUMBAI MICRO Bandra

Mankhurd Metro

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Harbour


PROJECT NAME: COLABA TO SEEPZ – VIA BAND Route Length: 33.5 Km (Underground Metro) Metro link connects Cuffe Parade business district in the extreme south to Seepz Industrial belt in the north central Travel time from Seepz to Colaba through Road route is Approx. 1hr 20min (Approx. 40Km). Metro will reduce the travel time to 45Min (Approx.) Easier Connectivity from Western Suburbs to South Mumbai. Project will be operational by 2019-20

Western Suburb

Seepz

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MUMBAI MICRO South Bombay

Colaba

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PROJECT NAME: WADALA-GHATKOPAR-TEEN HATH NA SARWADAVLI METRO PROJECT

(THANE)-

Length: 32Km (27 Km Underground, 5Km Elevated) Post commencement the distance between Wadala to Kasarwadavli thane will be covered within 64min whereas now it takes around 1hr 40Min (Approx.40Km) Easy Connectivity for commuters from South Central to Central ane is the upcoming market for Residential Township & Industrial OďŹƒces Implementation period: 2017-2023

Kasarvadavali

Thane

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MUMBAI MICRO Ghatkopar

Wadala

South Central

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MUMBAI MONO

IL

PHASE 1 – CHEMBUR TO WADALA Travel time from Wadala to Chembur is 9Min whereas through road ways it take around 45min. PHASE 2 – WADALA TO JACOB CIRCLE Travel time from Wadala to Jacob Circle will be 4.5Min Chembur is one of the best connectivity localities in Mumbai. It is well connected to all Major Road ways (SCLR connecting to Eastern Express highway & Western Express Highway & Sion Panvel Highway) Easier connectivity from Chembur to South Mumbai.

Central Mumbai

Chembur Station

Wadala Depot

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MUMBAI MICRO Jacob Circle

South Bombay

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EASTERN FREEWAY Easy connectivity from South Mumbai to North Mumbai Route 1 – Pankarpol to Ghatkopar-Mankhurd Road Route 2 – Anik to Panjarpol Link Road Route 3 – Anik Junction (Wadala) to Orange Gate (P D Mello Road)

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Anik Junction

MUMBAI MICRO Orange Gate

South Bombay

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SANTACRUZ–CHEMBUR LINK ROAD

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Freeway is Signal & Toll Free. Restricted to Cars & Light Commercial Vehicle. is will reduce the traffic caused due to Bikes, Autos & Heavy Vehicles. SCLR will help the commuters to travel from Western Express highway to the Eastern Express highway within 20Min Old Route Covering Distance of 12.2Km and Approx. time of 60-90mins whereas the New Route will Cover Half the distance of 6.45Km and Approx. time of 15-20mins)

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EASTERN EXPRESS HIGHWAY Easier Connectivity from CST to ane (Central Line) and also serves a link to Nh3 Connecting Link Roads WEH & EEH such as JVLR ( Jogeshvari-vikhroli link road) and SCLR (Santacruz-Chembur Link road) e SION PANVEL HIGHWAY cuts the Eastern Expressway at the RCF junction and connects it to the outer areas of the city and gives easier access for commuters from Navi Mumbai. WESTERN EXPRESS HIGHWAY 25.33kM Highway from bandra to Dahisar. e highway has been instrumental in reducing congestion on S.V. Road in the western part of the city ere are several junction connecting the western express highway NH 8 in Dahisar Andheri Kurla Road SV Road in Bandra SCLR in Santacruz JVLR in Jogeshwari BAND – WORLI SEA LINK ROAD India’s rst bridge to be constructed in open sea conditions e New Bandra-worli Sea Link has eased the traffic ow from north to south Mumbai. It has cut down the traffic by 16% in the last 4yrs (Source: Times of India) Easier Connectivity to Commercial office both ways. Increase in demand for South Mumbai properties.

MUM

MUMBAI MICRO SION PANVEL HIGHWAY

e Sion Panvel Expressway is a 25Km highway connecting Sion to Panvel via Navi Mumbai (Vashi Bridge) is Bridge Eastern end connects to NH4 & Mumbai Pune Express Highway. It helps the travellers from Goa, Pune & Konkan to connect to Mumbai. Major Connections – 1) ane-Belapur Road at Turbhe 2) Palm Beach Marg at Vashi, 3) Mankhurd-Ghatkopar Link Road at Mankhurd 4) Eastern Express Highway at Sion

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MUMBAI MICRO Worli

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Mumbai Trans-Harbour Sea Link

Sewri

Orange Gate

Nhava sheva

CST

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MUMBAI T

NS HARBOUR LINK – SEWRI – NHAVA SHEVA

Commencement: 2019 (Planned) Previously the route from Sweri to Nhava Sheva used to take around 1hr 50Min which has now reduced to 35min BENEFITS OF THE PROJECT Development of areas in Navi Mumbai and Raigad District. Faster connectivity to the proposed International Airport in Navi Mumbai. Savings in fuel and vehicle operating cost/travel time of commuters due to reduction in distance between Mumbai and Navi Mumbai, Raigad & Konkan. Decongestion of traffic in Mumbai city.

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Mumbai Trans-Harbour Sea Link

Sewri

Nhava sheva

MUMBAI MICRO

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AIRPORTS IN MUMBAI Domestic Airport Chhatrapati Shivaji International Airport Navi Mumbai International Airport - Proposed Second Busiest Airport in the country in terms of passenger traffic & international traffic a er Delhi. 47th Busiest Airport in the world by passenger traffic in 2014 according to Airports Council International. T1 is for Domestic Flights (Comprises of 1A, 1B & 1C) and T2 is for International ights. CONNECTIVITY BEST operates air-conditioned buses to the airport from various parts of the city and NMMT runs bus services from Airport to various nodes of Navi Mumbai. Local Railways (Western & Harbour Line) Vile Parle (E) stations is the closest to the Domestic Airport Andheri Station (E) is the closest to the International Airport Metro Railways (Western & Harbour Line) Airport Road & Marol station are closest to the International Terminal Western Express Highway station is closest to the Domestic Terminal

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MICRO MARKETS

Geography South Mumbai

Micro-Markets

Colaba, Cuffe Parade, Nariman Point, Churchgate,

Altamount Road,Carmichael Road, Malabar Hill, Napeansea Road, Breach Candy

Pedder Road, Tardeo

South Central Mumbai (HNIs & UMIG)

Worli, Prabhadevi, Lower Parel

Parel, Sewri

Western Suburbs (UMIG, MIG)

Bandra , Khar, Santacruz , Vile Parle

Andheri ,Malad, Goregaon

Borivali , Dahisar

Kurla, Chembur

Ghatkopar, Powai,

Chandivali, Vikhroli, Kanjurmarg

Bhandup, Mulund

(UHNI Areas)

Central Suburbs (MIG, LIG)

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MUMBAI MICRO Thane (UMIG, MIG) Navi Mumbai

Thane, Ghodbunder Road •

Airoli, Ghansoli, Rabale, Koparkhairane, Vashi,

Turbhe, Sanpada, Nerul, Belapur, Kharghar

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MICRO MARKETS

Western Suburbs

Thane

MUM

Central Suburbs

Navi Mumbai

MUMBAI MICRO South Central Mumbai

South Mumbai

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CENT L MUMBAI Locations : Wadala, Chembur, Ghatkopar , Vikhroli , Powai, Kanjurmarg , Bhandup, Mulund

Mulund Bhandup Powai

Vikhroli Ghatkopar

Chembur

Wadala

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MUMBAI MICRO KEY HIGHLIGHTS Central Mumbai is strategically located in the central zone of Mumbai. Central Mumbai enjoys good connectivity with all the major industrial region via. Eastern Express Highway and Life line of Mumbai – e Suburban train. e Eastern Expressway provides good connectivity with the business hubs in South Mumbai.

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WADALA Improved connectivity by Mono-rail, Eastern freeway and proximity to central Mumbai Premium lifestyle homes projects by developers like Lodha, Ajmera , Dosti FEW PROJECTS Project Lodha Enchante Ajmera Treon Neumec Aura Lodha Evoq Lodha Dioro & Ellisium Zeon Neumec Terraces Vishwachand Sky Dosti Ambrosia Aeon Neumec Residency Dosti Acres Emgee Greens

Developer Lodha Group Ajmera Neumec Developers Lodha Group Lodha Group Ajmera Neumec Developers R. K. Developers Dosti Group Ajmera Neumec Developers Dosti Group Emgee Developers

CHEMBUR Chembur has emerged as one the promising micro markets, due to its proximity to Eastern Express Highway and also to Western Express Highway (due to the completion of Santacruz Chembur Link Road). It has also bene ted by new Monorail project Its proximity to Bandra-Kurla Complex and other oďŹƒce spaces has also helped increase demand in Chembur

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MUMBAI MICRO FEW PROJECTS IN THE REGION

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Western Express Highway

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Mumbai Trans-Harbour Sea Link

Sewri

MUMBAI MICRO Orange Gate

Nhava sheva

CST

MARKET


GHATKOPAR Ghatkopar is one of the developed micro market in Central Region Start of Metro-Rail terminal has made it the transit point in Central Suburbs Connectivity to Andheri, Powai & vikroli CBD is bringing in demand for premium housing

Versova Metro Station Western Suburb

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Central Suburb

Ma

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Marol Naka

MUM LB

Western E xp

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Andheri Metro Station

Ghatkoper Metro Station LBS

Marg

MUMBAI MICRO FEW PROJECTS

MARKET


VIKHROLI Huge land parcels occupied by Godrej complex Well connected to ane, Dadar , Chembur & Vashi LBS marg connects it to western Suburbs Localites in vikhroli Raj Legacy, Lok Gaurav, Godrej Colony, Tagore nagar, kannamar nagar POWAI Powai is one of the best examples of destination development. Is home to many new age companies and corporates like Bayer, Colgage Pamolive, Fedral Express etc IT Business Park is located in Powai NJURMARG Construction of new freeway provide good connectivity to South Mumbai Western suburb is connected through JVLR MULUND Good connectivity via Eastern Express Highway, Mulund Airoli Link Road, and LBS Marg. Has good social infrastructure

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MUMBAI MICRO

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BHANDUP Located Mid -Way between oďŹƒce space on LBS road, Powai, and wagle MIDC and TBIA of NaviMumbai via Airoli New Township style development because of old Industrial Land

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MUMBAI MICRO E

SOME PROJECTS HERE

Key players in realty who have presence in the micromarket include Godrej Properties, Omkar Group, Ekta Group,

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PRICE GROWTH TRENDS WESTERN MUMBAI Home to Bollywood, Media & IT/ITeS Locations : Bandra, Andheri, Goregaon, Kandivli, Borivali, Dahisar - Virar

KEY HIGHLIGHTS Western Mumbai, the commercial hub of the city oers many on-going and ready to move-in options to the buyers. Many major malls, entertainment centers and popular street shopping destinations are present in Western Mumbai catering to the requirements of its residents. With the planned Dahisar - Charkop - Bandra - Mankhurd Metro link, Western Mumbai can observe rise in real estate investment.

BAND Bandra especially west holds high lifestyle value Preferred destination because of elite pro le gentry & availabity of shopping, healthcare and recreational facilities Witness many Redevelopment projects Commercial oďŹƒces and nance centres located here With Diamond market shi ing to Bandra huge lifestyle property demand e Bandra - Worli sea link has added value to the Bandra realty market which is one of the most sought a er CBD of Mumbai

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ANDHERI With Introduction of Metro rail connectivity of Andheri has improved and travel time has reduced substantially Is the closest location to Airport Sahar elevated road has reduced commuting time and congestion Is the central point to access western, Eastern & Harbour Suburbs Many oďŹƒce spaces are located in Andheri, chakala & marol region

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PROJECTS IN ANDHERI Project Kanakia Seven Vasant Oasis Akruti Orchid Park Green Woods Kanakia Rainforest Eternis

Developer Kanakia Sheth Developers Hubtown ( Akruti City) Goyal & Co Kanakia Lodha

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GOREGAON Easy accessibility to the Western Express highway and the link roads like the proposed Goregaon–Mulund Link Road Residential locations in Goregaon Unnat Nagar, Jawahar Nagar, Motilal Nagar, Bangur Nagar, Shastri Nagar, Lokmanya Tilak Nagar, Siddharth Nagar, BEST Colony, Piramal Nagar, Mahesh Nagar and Madina Manzil in the West and Pandurang Wadi and Jaiprakash Nagar in the East. East Areas Dindoshi, Gokuldham, Yashodham, Saibaba Complex, Oberoi Garden City Film City Road, Amritvan, etc. and on the West,Bangur Nagar, Lokhandwala Complex (now considered a separate suburb) and Link Road. NDIVALI Is a mix of residential and commercial area Close proximity to Mindspace in Malad ( W), NESCO, Nirlon Compound, Royal Palm and oberoi commerz in Goregaon € Is well connected through western express Highway Industrial complexes such as Akurli Industrial Estate, Kandivali (Charkop) Industrial estate, Gundecha Industrial Estate, Balaji Industrial Estate and Jai Bonanza Industrial Estate are home to small and medium-sized industries Localities akur village, Mahavir Nagar BORIVALI Borivali West is a pleasant, green locality with well developed infrastructure Well connected by road and rail Is the train terminal for most of the long distance trains Green location o en referred to as green location “Lungs of Mumbai”. National park located there Well-connected to most of the major business centres through the Western Express highway, SV Road, Linking Road and the western suburban railways. Community housing for the affluent class comprising the Marwaris, Gujaratis and Jains

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Metro project the Mankhurd-BandraCharkop-Dahisar will improve connectivity Virar-Alibuag Multi Modal Corridor will connect NH-8, Bhiwandi bypass, NH-3, NH-4 and NH-4B, Mumbai-Pune Proposed ……. Road will im

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PRICE GROWTH TRENDS SOUTH MUMBAI Locations : KEY HIGHLIGHTS: South Mumbai is the center of premium residential, commercial and nancial market in Mumbai. Numerous major nancial centers such as Bombay Stock Exchange (BSE), RBI head office along with head offices of many major banks are situated in South Mumbai. Nariman Point, Lower Parel & Fort are key commercial areas of South Mumbai, which eventually drive the nearby residential markets. Strong commercial presence along with proposed projects such as Colaba-Bandra-Seepz Metro Link will enhance the physical infrastructure of the region.

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SOUTH MUMBAI Locations : Dadar, Prabhadevi, Worli, Lower Parel, Mahalaxmi, Mumbai Central, Wadala, Sewri, Sion CHA CTERISTICS e area houses a signi cant proportion of prime up market residential neighbourhoods of Mumbai which includes Peddar Road, Nepean Sea Road, Breach Candy, Walkeshwar Road, Altamont Road and Cuffe Parade ere has been a surge of landmark real estate projects which have come in and around Lower Parel, Mahalaxshmi, Prabhadevi, Lalbaug, Parel, Curry Road, Dadar, Matunga and Worli, hence, consolidating South Mumbai as one of the most prestigious and costliest places to live in India. Willingdon Sports Club, the Turf Club at Mahalaxmi Racecourse, the Bombay Gymkhana, the Breach Candy Club, the N.S.C.I and the Malabar Hill Club (Formerly W.I.A.A Club). Byculla as a destination is showing a lot of developer interest. It is one of the upcoming locations in Mumbai. e a ractiveness of Byculla as a destination is underlined by the fact that major developers of repute have their project s in pipeline at that location. ose names include Peninsula Land, Godrej Properties, Marathon Apartments with good views of the city command a premium Infrastructure a ractiveness Bandra – worli Sea link Proposed Colaba – Bandra – Seepz Metro Presence of large Mill land parcel has potential to offer excellent spaces with amenities

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NARIMAN POINT Esteemed to be the country's rst business district Nariman Point is situated on the part of South Mumbai that is reclaimed by the sea. Situated on the extreme southern tip of Marine Drive, Nariman Point serves as the headquarters of some of the most premiere business establishments in the country.

MUMBAI MICRO COLABA Originally known as Candil, Colaba is known as the gateway of Mumbai. Popular as a famous tourist spot Colaba shelters the Gateway of India, the historical Taj Mahal Hotel and a number of famous shopping malls. One of the most congested areas in South Mumbai, Colaba reminds one of the Old Bombay Cantonment. Offering a number of a ractive tourist spots, shopping complexes and restaurants Colaba is one of the busiest destinations of South Mumbai. DADAR Is Popular as one of the more crowded railway stations in Mumbai, Divided into East and West. Dadar is home to the famous Shivaji Park, Mayor's Bungalow and the Plaza movie theatre.

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WORLI Extending from Haji Ali to Prabhadevi Worli was once famous for its various mills. Today a well-planned corporate location Worli is one of the most commercialized areas of South Mumbai. e famous landmarks in Worli include Nehru Science Centre and the National Stock Excahnge (NSE) at Mahindra towers. PAREL One of the seven islands that form the city of Mumbai, Parel was initially dedicated entirely to co on mills. Recently Parel has witnessed an in ux of huge enterprises in the form of corporate rms; ve star hotels, hospitals and schools. FORT AREA One of the most happening locations in South Mumbai, Fort area t is located in the northern part of the city and is well connected by all modes of transportation. One of the most frequented localities by the cinema lovers Fort Area offers some of the nest theatres in Mumbai. Besides, there is also the popular lm studio, Filmstan. Film City, the shooting hub of the Indian lm industry is situated in Goregaon which is just minutes away. MALABAR HILL Malabar Hill, a hillock in southern Mumbai, India is an upmarket VVIP residential area which has the Government Guest House Sahaydri, the Chief Minister of Maharashtra's Bungalow, official residences of VIP state officials, famous Hanging Gardens, Jain Temple & Banganga Tank. Situated at a height of 50 metres (160 ), it is the highest point in South Mumbai offering a beautiful scenic view of the Queens Necklace.

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THANE

Locations : KEY HIGHLIGHTS: ane is situated to the north-east of Mumbai. Erstwhile an industrial town with affordable residential housing options, ane has now become a relatively upmarket residential destination Kolshet connects Eastern Express Highway to Western Express Highway and acts as a bypass to Ghodbunder Road. e locality is in a developing stage when compared to Ghodbunder Road. Developers with projects at Kolshet include Runwal, Lodha, Wadhwa, among others. ane, which was initially an industrial zone, witnessed IT related developments with the conversion of Wagle Industrial Estate into an IT Zone. Ghodbunder Road is a well established office location and has a massive scope for residential development owing to the availability of land. MMRDA has proposed a monorail along ane- Bhiwandi-Kalyan route MMRDA has also proposed the alignment of the metro rail corridor including staions at Teen Haath Naka, Wagle Estate, Cadbury Junction, Golden Dyes, Kapurbawdi, Manpada, Tikujini Wadi, Patlipada, Waghbil, Kasarvadavli ane is counted among the three most industrialized districts in Maharashtra with strong industrial base concentrated in ane- Belapur- Kalyan industrial belt ane surrounded by over 30 lakes is also known as city of lakes. It has a green coverage of over 40%, thereby giving a peaceful respite from Mumbai's fast paced urban life. ane region enjoys its close proximity with the prime business hubs of Mumbai and Navi-Mumbai via suburban rail and road. ane offers good ROI to investors on account of relatively lesser price, high demand, good connectivity and infrastructure. Bhoomi, Lodha, Puranik, Vijay Group, Kalpataru and Rustomjee are among few builders present in ane region.

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PRICE GROWTH TRENDS NAVI MUMBAI Locations : Kalyan – Dombivali, Ambarnath, Badlpur CHA

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Navi-Mumbai is one of the largest planned cities in the World- probably the only no slum city in India. It is known for offering a pollution free eco-friendly environment. It is well connected to Mumbai via rail and road and to Pune via Mumbai-Pune Expressway. LYAN – DOMBIVALI Kalyan – Dombivali is a twin city with its Municipal Head Quarters at Kalyan. Kalyan is one of the important station on the Central Line as it is a junction from where two lines namely Mumbai – Nashik & Mumbai Pune emerge. It is also one of the most important stations on Local Central Line as all trains on CST – Kasara & CST – Karjat/Khopoli line halt at Kalyan. Some of the major industries lie on the Kalyan – Badlapur stretch, which includes Ulhasnagar as well. One of the major river of Kalyan is Ulhas River. Ambivali, Shahad are some of the extended areas of Kalyan with many new developments of residential projects. ey offer be er living than Kalyan at slightly less rate.

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AMBERNATH - BADLAPUR Badlapur is a very important station on the Central line with many trains terminating at Badlapur. Badlapur East & West have considerably developed and all the required amenities are available. Ambernath a station before Badlapur while coming from CST is also well developed and many trains also terminate at Ambernath. Badlapur is also well known for the MIDC, Badlapur

MUMBAI MICRO ULHASNAGAR Ulhasnagar is one of the station on the CST – Karjat line. It is known for its Textile ( denim ) manufacturing units,

BHIWANDI e city of Bhiwandi, known for its textile industry, has the largest number of power looms in the. A major portion of the population is employed by the power loom sector. e Mumbai-Agra highway (NH-3) passing through Bhiwandi ensures the smooth connectivity of the city with Mumbai, ane, Nashik and the rest of India. Bhiwandi is the next development region for MMRDA, which has developed other regions such as Bandra - Kurla Complex, Mumbai Metro & Monorail Project ane and proposed development of region by MMRDA makes Bhiwandi an ideal place for businesses to locate.

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SHILPHATA is place holds potential because of its proximity to Navi Mumbai and connectivity to major work places of MAHAPE – Millennium Business Park which has a lot of IT and industrial set ups. ere is a Metro line planned, that shall connect this location with Kharghar in Navi Mumbai. e proposed 6 lane Sewri-Nhava Sheva road cum rail link will reduce the travel time between NaviMumbai and Mumbai.

Navi Mumbai

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PROPERTY BUYING PROCESS

Unlike other cities in Mumbai, in case the customer needs to apply for loan then he needs to register the property rst e developer can only charge 20% in case he has received the CC PROPERTY TAX e property tax in Mumbai were earlier based on the Rateable Value System. However, the BMC now follows the Capital Value based Property Assessment and Tax Calculation. e parameters that will be used to arrive at the capital valuebased system to compute property tax: Name of ward, zone, sub-zone , Occupancy type (self-occupied or tenements protected under Maharashtra Rent Control Act), User main category (land, residential, commercial, industrial ), user sub-category (air-conditioning , bungalow, bank, car parking on stilts, clubhouse, coaching class, departmental store, clinic, dispensary ), Date of eect, Floor, oor sub-type (lo , a ic, mezzanine ), Year of construction, Nature and type of building (luxurious, RCC, pucca building or kuccha structure), Age of building, Tax code, oor space index (FSI), carpet area in square metres. Metered or unmetered

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