Property Management is the Hottest Demand

Professionalism in Property Management is the Hottest Demand

There was a Time when people had absolutely no idea of what to do with their Real Estate and putting them to better use. The NRIs who are away from home for years together come back to India and curse the archaic provisions of the Rent Control Act as they were afraid that the chances of getting their assets back or putting them to a better use to earn return on investment is very less.

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Vacation Rentals and Property Management – Tips and Techniques

When it comes to managing a property or renting it, the options are whether to self-manage it or hire someone to take care of it. This choice is completely based on the factors such as time, expertise and involvement that you can dedicate to the day-to-day happenings on the property and steps to manage it. Whether it is a full-on rental or seasonal, the task of managing them needs consistency and experience. Individuals who have the time and brains to learn the ins and outs of property management can do it all by themselves. However if you are an NRI who lives far from your property, you could hire a local expert to take care of your venture. It just needs your once-in-a-while follow up on the details provided to you by the contractor.

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Challenges that await in India if you are an NRI who owns a property in India

The Non-residents who live abroad from India are most likely to face many practical challenges if they own a property here at Home. There was a time when people were worried about getting better money out of their investments.

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Challenges in Indian Real Estate – Frequently Asked Questions and Expert Answers

8If you are thinking about investing in Real Estate, you might have a lot of unanswered questions in your mind about how to deal with it. Well you are in the right place to find answers.

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Rental, affordable housing get a boost in Budget 2019

  • The move is likely to help streamline, boost the highly unorganised Indian rental market which is estimated to be around $20 billion as per IMF


  • Sitharaman has also proposed that several land parcels held by Central govt, PSUs would be used to build large public infrastructure, affordable housing


The government will introduce a new model tenancy law to boost the fragmented rental housing market and has proposed further tax incentives in line with its continued effort to achieve the ‘Housing for All’ target by 2022, finance minister Nirmala Sitharaman said in her maiden Union Budget speech.


“Current rental laws are archaic and do not address the relationship between the lessor and the lessee realistically and fairly,” Sitharaman said, adding that the new tenancy model would be finalised and circulated soon. However, she has not provided details on the proposed reforms and the new tenancy law.


Despite the growing demand for rental houses from working millenials and entry by few new-age start-ups in building student housing or co-living spaces, there has been lack of clarity on rules and regulations related to rental housing.


The move by the government is likely to help streamline and boost India’s rental market, which is estimated to be around $20 billion as per IMF. While urban areas account $13.5 billion, around $0.8 billion comes from rural areas.


“The new model tenancy, which is likely to be re-introduced, is expected to balance the rights and responsibilities of both landlords and tenants that will make the rental market more efficient and streamlined across the country,” said Megha Maan, senior associate director, research, at Colliers International India.


Budget 2019 updates


Under the ‘House for All by 2022’ mission, the government aims to build 1.95 crore houses under the Pradhan Mantri Awaas Yojana (Gramin) scheme. “A total of 1.54 crore rural homes have been completed in the last five years.,” Sitharaman said.


The FM also proposed building large public infrastructure on several land parcels held by central government and public sector enterprises.


“Large public infrastructure can be built on land parcels held by central ministries and central public sector enterprises. Through an innovative instrument such as joint development and concession, public infrastructure and affordable housing would be taken up,” she said.



As unsold inventory builds up, developers add rental housing to residential portfolio

  • While some realty firms plan to build student housing projects, others are testing waters by investing in co-living startups
  • Developers have stayed away from rental housing due to low yields and lack of regulations

Large real estate firms are warming up to the idea of building rental housing as an extension of their existing residential business, as shared accommodation and co-living platforms led by startups such as Nestaway and Oyo Living rapidly capture market share.


Firms such as Shapoorji Pallonji Real Estate and Brigade Group are planning to build student and rental housing projects respectively, while others like Mahindra Lifespaces, Godrej Properties, and Lodha Group are testing waters by investing in co-living startups.


“Many developers are evaluating and studying the rental housing market and some of them are already investing in these co-living startups passively to figure out the market and then finally take the plunge. The idea is to enter the co-living market place without actively getting involved in it,” said Tejas Patil, co-head, (real estate), Sanctum Wealth Advisors.


SD Corp., a joint venture between Shapoorji Pallonji and Dilip Thacker group, plans to build a dedicated residential tower for student housing as part of a 55 acre integrated township called Sarova in Mumbai’s suburb of Kandivali East.


“We are finalizing the details. We are talking to multiple operators and doing the primary research work on its demand,” said Rajeeb Dash, vice-president, sales and marketing, SD Corp.


Bengaluru-based real estate developer Brigade Group is also evaluating opportunities to set up a rental housing portfolio, said Pavitra Shankar, executive director, Brigade Enterprises Ltd.


“We are looking at it (rental housing) and how to make it feasible. Potentially, higher rental amounts are possible if we offer some value-added services for the tenants. However, most importantly, it has to make economic sense to us,” Shankar said.


Rental housing, a highly fragmented segment, has been dominated by tier II builders and personal home owners who rent out their spaces.


Promoting rental housing could help end the logjam in India’s housing market where there is an acute supply shortage even as the number of vacant residential units continue to rise mainly because of diminishing affordability, according to real estate experts.


Vacant homes stood at 11.1 million units, according to the 2011 census, a 71% increase from 2001. There is a huge demand for homes on rent in cities such as Mumbai and Bengaluru, as well as in the National Capital Region.


However, traditional developers have stayed away from rental housing given the low rental yields and lack of clarity on rules and regulations.


At present, investors and home owners earn rental yield of around 2-3.5%, a figure that many developers find not feasible for stepping into the rental housing market.


However, in case of modern co-living or shared accommodation setups, yields can double or even increase to 2.5-3 times, according to a report by JLL India, a property advisory firm.



Foreign investments in Indian real estate are set to scale new heights

Bengaluru, Mumbai, Pune, Hyderabad, Chennai and Delhi-NCRare the top locations, says Shajai Jacob



Riding on a wave of economic reforms, improving transparency and better governance, foreign investments in Indian real estate are set to scale new heights. With laws now allowing 100% FDI (foreign direct investment) in construction development and REITs now in place for commercial real estate, the realty industry will see increasing investment infusions from NRIs (non-resident Indians).


According to a World Bank report, India received $79 billion in remittances in 2018 — with a sizeable portion going into real estate. NRI investments into the Indian realty market are led by Indian expatriates from UAE, USA, UK, and Canada.


In terms of Indian cities, Bengaluru, Mumbai, Pune, Hyderabad, Chennai and Delhi-NCR currently attract the lion’s share investments.


Several factors have made these cities top picks:

  • Their growing economic environment giving rise to fresh employment opportunities
  • Ease of doing business
  • Improving infrastructure upping their liveability quotient
  • Better air connectivity with world cities as well as better intra-city connectivity via escalated highway construction


Top spot


The Indian population in UAE has grown to 3.3 million — the largest concentration of Indians outside India. According to the Reserve Bank of India, the UAE accounted for 26.9% of inward remittances in 2018.


The NRI segment of Dubai is a particularly large buyer base for Indian realty. The rupee’s decline in value against the Dirham has further boosted remittances and made Indian real estate investments even more lucrative for NRIs.


What they invest in


Traditionally NRIs invested in high-end luxury properties back home. For end-users, such properties offered them the international lifestyle they are accustomed to. For investors, these properties generated sizeable rental income.


While the end-user demand for Indian luxury properties continues, albeit on a more muted note, many NRI investors have now turned their focus to affordable and mid-segment housing. This is because the Indian government has provided considerable incentives to buyers in these segments, and also because such properties are in high demand, they give a higher rental yield as well as long-term appreciation.


Playing safe


Having burnt their fingers on dubious developers in previous years, NRIs now prefer to park their investment with reliable, organised builders who have registered their projects under RERA and are generally known for transparent business practices.


NRIs generally prefer investing in properties in their home state or city, largely because they are more familiar with those territories and invariably have family or friends who can handle the management and renting aspects. However, more experienced investors with sufficient knowledge about other cities — or those working with reputed real estate consultancies — do foray into other cities as well.



All eyes on the South

Singapore’s top PE investors largely eye Bengaluru, Hyderabad and Chennai, says Shobhit Agarwal



Singapore investors are betting big on Indian commercial real estate and other new sunshine sectors, including logistics and warehousing. Major Singapore-based private equity firms are funnelling billions of dollars into the country’s real estate sector, particularly in South Indian cities.


As per ANAROCK’s recent report Private Equity in Indian Real Estate, of the total $14.01 billion PE funds pumped into Indian realty between 2015 to 2018, approximately one-third were invested by Singapore-based firms during the period — the highest among both domestic and foreign investors. However, of the total PE inflow of $1.1 billion in Q1 2019, there were no investments from any of the Singapore-based PE investors such as GIC, Ascendas and Xander.


Singapore funds


With funding from banks and NBFCs drying up over the last few years, Indian developers were being forced to explore debt and equity funding from various private equity players. Singapore investors were on top of the list, followed by PE players from US and Canada. After establishing a strong base in China, India was their logical next destination of preference.


In fact, with their more patient and long-term outlook, Singapore-based investors and developers have gained a substantial foothold in India’s property market over the last four years. In in 2015 and 2016, Singapore-based PE players pumped $1.15 billion into Indian real estate. This saw a three-fold jump in 2017 and 2018 — to nearly $3.5 billion.

Major players including GIC, Ascendas-Singbridge and Xander have been making steady investments into India. However, in recent years they have scaled up their investments and developments across segments. Besides commercial spaces including office and retail, players like Ascendas are also diversifying their portfolios and eyeing sunshine sectors like logistics and warehousing.


Down South


Steady demand environment along with increased absorption of office space has prompted South region to gain momentum in 2018 with overall investments being tripled — from nearly $755 million in 2017 to $2.24 billion in 2018.


Bengaluru, Chennai and Hyderabad together comprised 54% overall share of PE inflows in 2018. While Mumbai in west continued to be the most preferred city for investments with 38% of the total capital inflow, Hyderabad witnessed a sudden burst in investments in 2018, contributing more than half of investments received by Southern India.


With regards to Singapore-based investors over the past four years, GIC has invested close to $2.5 billion in overall Indian real estate, mainly in cities like Mumbai, Chennai, Bengaluru, Hyderabad and NCR. For Ascendas, the preferred cities have largely been Hyderabad, followed by Chennai and MMR.


While US-based investors, led by Blackstone, have largely invested in West Indian markets (including Mumbai and Pune), Singapore-based investors focused on strengthening their foothold in South Indian markets of Bangalore, Hyderabad and Chennai.


In Chennai


The city saw total PE inflow of $1.7 billion in the last four years, out of which Singapore investors alone pumped in approx. $930 million. Interestingly, Japanese conglomerate Mitsubishi Corp also invested nearly $25 million in a residential project by Shriram Properties — Shriram Park 23 in Southern Chennai — in 2018. This equity investment marked Mitsubishi’s entry into the Indian real estate sector.


From the USA


US-based investors pumped in nearly $4.0 billion in the same period (2015 to 2018) and more than $700 million in the first three months of 2019. From the leading US-based private equity players including Blackstone, Goldman Sachs, Hines, Warburg Pincus and Proprium Capital, Blackstone alone infused nearly $2.9 billion across Indian cities over the last four years.


PE players from Canada, led by Brookefield, were the third-largest investors into Indian real estate over the last four years, with PE infusions close to $2.3 billion. The other major PE player active in India is Canada-based pension fund CPPIB.

The writer is MD and CEO, Anarock Capital



Will the buyer benefit ultimately?

How the new GST change may actually work against realty in general is what industry expert Ashish Mahajan explains



The recent changes in GST rates on under-construction property and affordable homes seems to provide a succour to home buyers just on the surface. It may in may ways with new rates trigger the return of black money and pressure the already beleaguered sector. Allowing developers to choose between old or new rates for new projects from April 1 also goes against the ‘one nation, one tax’ vision.


It rarely happens that the government’s move to create policies that benefit the consumers may end up changing things unexpectedly and trigger adverse outcomes.


In the current environment of endless changes to the GST, the tax evokes mixed feelings from different sections of society. In February 2019, the government reduced the GST for under-construction flats, including affordable homes.


Changes to GST


Before the reduction the effective GST levied on payments for under-construction property was 12%. This was also applicable to ready-to-move-in homes where completion certificate (CC) is not issued at the time of sale. The GST on affordable homes was 8%. On ready homes with completion or occupancy certificate, as the term may vary across States, the GST rate was 0.


Customers fancied the ready homes as they were apprehensive of the 12% tax they had to pay on a home that is under construction.


After the February cut, the GST on under-construction homes has been reduced to 5% while for affordable homes it is just 1%. However, at the same time the government has also removed input tax credit (ITC) which was available earlier when the rates were 12% and 8% respectively.


The GoI went on to say that this will facilitate more demand in the sector as prices come down though, for reasons beyond our comprehension, it looks like the move at present is acting otherwise.


The government’s main motivation in moving to reduce the GST rates on these housing segments was to appease customers who felt that developers were not passing on the benefits of ITC to them through reduced house prices. Hence, the 33rd meeting of the GST Council decided to simply lower GST and remove the complexities of ITC.


In the final assessment, however, it may seem that customer might actually be worse off due to the reduced GST rate which also works against the already beleaguered real estate sector.


Sample this


Let us look at an example where the construction cost of a house is ₹3,000 per sq. ft with an average tax rate of 15% which works out to ₹450. Let’s assume the sale price of this house to be ₹6,000 per sq. ft with 12% GST working out to ₹720.


Ordinarily, in the pre-GST reduction era, a developer would pass on the ₹270 (720-450) benefit of ITC to the customer with a final price of ₹6,270 as opposed to 6,720 without ITC.


Applying the current GST rates to the above prices the final price of the house works out to ₹6,300 at 5% with buyer having to shell out an additional ₹30 to account for the negative difference in taxes.


Negative impact


On the surface, doing away with input tax credit will marginally increase the cost for developers but it will also remove the disputes of ambiguity over passing on benefits to customers. In the bigger scheme of things, however, this reduction in the GST will only positively impact the prices of homes where the price of land is high, such as in the metros of Mumbai and Delhi. In smaller metros such as Pune and Bengaluru where price of land is much lower and construction costs are higher, the impact of this reduction will be negative. This adversely affects the low and middle income categories and the affordable housing sector.


Even though the overarching aim of this move is to reduce tax burden on buyers and bring in more transparency, there is also scope for the reverse to happen. The government plans to curb the return of black money to the construction sector by providing the condition that a very high percentage of goods (currently proposed at 80%) will have to be procured from GST-registered dealers. This, however, will once again increase compliance costs which is contrary to the stated aim of simplifying tax implementation.


Furthermore, input credit tax helped bring even the smaller players such as contractors and vendors into the formal system and within the tax net. Removal of ITC undoes this good and incentivises transactions in black money.

The definition of affordable housing has also created scope for creative accounting and the return of black money. For example 90 sq. priced up to ₹45 lakh in non-metros such as Pune come under affordable housing. In the case of homes costing upto ₹65 lakh, customers can pay ₹20 lakh in cash, make an agreement of ₹45 lakh, and take the benefit of 1% GST.


Transition to new GST rates


As of March 19, the GST Council has approved a transition plan wherein the new GST rates will be applicable from April 1 for all new projects. Developers will be given reasonable time in consultation with States to implement the new tax structure. For under-construction projects developers can choose either the old rates with ITC or new rates without ITC. This latter decision is contrary to the ‘one nation, one tax’ vision as developers can choose from multiple GST rates for under-construction projects.




There is a lack of clarity about why the government opted for this GST model rather than a revenue neutral stance which also retains the benefits of ITC. The biggest concern of the industry post this move was that effective costs went up and it was not perceived as a revenue neutral measure. Simultaneously, there is a section of industry that feels that cement may be brought to a lower tax slab and in general the GST rates may be lowered. However that isn’t something one can bet his money on.



Housing sales up 58% in January March on government sops: Anarock

Chennai witnessed 42 per cent rise in sales at 3,430 units.


Housing sales rose 58 percent to 78,520 units in seven major cities during the first quarter of 2019 driven by positive market sentiment on various incentives offered by the government in the last few months, property consultant Anarock said.


Sales stood at 49,800 units during January-March 2018 in the seven cities — National Capital Region (NCR), Mumbai Metropolitan Region (MMR), Bengaluru, Pune, Hyderabad, Chennai and Kolkata.


“While we anticipated a negative spillover impact of the NBFC crisis in the first quarter of 2019, housing sales and new supply assumed an upward trajectory,” Anarock Chairman Anuj Puri said.


“The sector is currently riding on a new wave of optimism following the triple benefits it received from the government in the first three months of 2019. These sops have not only increased home buyers’ sentiment but will also boost the confidence of builders and long-term investors,” he added.


The NCR, one of the largest property markets in the country, saw 51 per cent increase to 13,740 units, while there was 42 per cent rise in sales at 3,430 units in Chennai.


Housing sales, which got severely affected in 2017 from the triple policy shocks of demonetisation, new realty law RERA and GST, have been gradually recovering since last one year.


All in all, the realty sector looks all geared up in 2019. The slash in GST rates to 5 per cent for premium homes and 1 per cent for affordable homes without ITC (Input Tax Credit) gives the beleaguered sector the much-needed breathing room and will certainly help in maintaining forward momentum over the next three quarters of 2019,” Anarock said.



CoLive ties-up with Esthell to open 650 beds co-living space in Chennai

The company started its operation in February 2019 and plans to be present in Pune in the second half of 2019.


CoLive, Bengaluru-based co-living space, has tied-up with Esthell Hotels and Resorts to open a 650 beds co-living spaces in Chennai.


“We have taken a complete building with 13 floors and will start the operations soon,” said Suresh Rangarajan K, Founder, Colive.


It has tied up with other city-based builders such as Casa Grande, Primex Infrastructure to open such co-living spaces. “Builders in Chennai are showing lot of interest in co-living spaces. Also demand for such spaces is high in the city,” said Suresh.


Such purpose-built accommodations are gaining traction among people of the age-group of 22-35. “Lifestyle is different in paying guests (PGs) and co-living spaces. There are no restrictions in co-living spaces. Also, the services are better than what is being offered in PGs and hostels,” said Suresh.


The company started its operation in February 2019 and plans to be present in Pune in the second half of 2019.


Currenlty, it operates 10,000 plus beds and has presence in Bengaluru, Chennai and Hyderabad.



TVS Realty arm buys Chennai plot for Rs 150 crore

TVS Emerald Housing, the real estate arm of TVS group, has bought a 6.5 acre land parcel in Chennai’s IT corridor for Rs 150 crore from SNP Infrastructure, according to people aware of the matter.

The land was bought at Rs 20 crore per acre, in line with the market rate. “The company will develop a residential project on this land,” said one person, who did not wish to be identified.

Officials at TVS Emerald, SNP Infrastructure and CBRE, the advisor for the transaction, could not be reached for comment.

The Chennai-headquartered firm is looking to strengthen its presence in the real estate business by focusing on southern residential and commercial markets.

In 2017, the firm floated an equity investment platform of Rs 400 crore with private equity fund Ask property Investment to develop mid-income and affordable homes across southern cities.

India’s real estate sector attracted inflows of more than $6.8 billion from private equity investors in 2018, second only to the historical peak investment seen in 2017, showed data from real estate services firm Cushman & Wakefield.



Chennai property registration department earns Rs 10,000 crore in 11 months

​​This is the highest revenue generated through registration of land across the state. Chennai zone contributed more than 40% of the total revenue.


Chennai: Regularization of unapproved plots scheme has pushed revenue registration department’s revenue inflow to a new high – Rs 10,000 crore in 11 months.


This is the highest revenue generated through registration of land across the state. Chennai zone contributed more than 40% of the total revenue.


According to official sources, property registrations recorded revenue to the tune of Rs 9,907 crore between April 2018 and February 2019.


“The revenue crossed the Rs 10,000 crore mark during the first week of March. About 23.10 lakh documents were registered from last April to February,” a senior registration department official told TOI.


While the number of documents registered was up by 15% compared to the previous 11-month period, April 2017 to February 2017, the revenue jumped by nearly 22%.


Sources said the Chennai registration zone comprising sub-registrar offices in the city, Kancheepuram and Tiruvallur districts have contributed 42% of the total revenue. Last fiscal, property registrations earned the department Rs 9,121cr.


Registration department sources attributed the increase in revenue to regularization of unapproved plots scheme which facilitated sale of unauthorized housing plots. “It was one of the major factors that helped in boosting the revenue,” the official said.


An information technology-enabled service, STAR 2.0 (Simplified and Transparent Administration of Registration) was launched last year that mandated online registration of all the property transactions.



அப்பார்ட்மெண்ட் எனும் மோசமான முதலீடு

இந்தியர்களுக்கு அதிலும் குறிப்பாக தமிழர்களுக்கு தங்கத்தின் மேலும் வீட்டின் மீதும் தீராக் காதல் எப்போதும் உண்டு. ஒரு காலத்தில் இவை இரண்டும் சிறந்த முதலீடுகளாக இருந்தன. வீடு இன்னும் நல்ல முதலீடா?


எனக்கு ஓரளவுக்குப் பரிச்சயமான சென்னை ரியல் எஸ்டேட் மார்க்கெட்டை அடிப்படையாக வைத்து இதை எழுதுகிறேன்.


இது நீங்க வசிக்கும் Primary House பற்றியல்ல, சொந்த வீடு இருக்கும் போது வாடகைக்கு விட கடனில் ரெசிடெண்ட் இந்தியர்கள் வாங்கும் மற்றும் வெளிநாட்டில் சம்பாதிப்பதை எப்படி முதலீடு செய்வது என்று புரியாமல் சென்னையில் என் ஆர் ஐக்கள் அப்பார்டெமெண்ட் வாங்குவதையும் பற்றியது.


சொந்த வீடு என்பது எமோசன் சம்பந்தப்பட்டது. எமோசனும் முதலீடும் ஜன்மவிரோதிகள். வாடகை வீட்டில் இனி வசிக்க விருப்பமில்லை, சொந்த வீடு வேணும்னு நினைச்சா தாராளமா வாங்குங்க, ஆனா அதில் Return on Investment பாக்காதீங்க, இருக்காது.


சென்னையில் தனிவீடு வாங்குவதெல்லாம் இனி எட்டாக்கனி, பெரும்பாலானோர்களால் வாங்க முடிவது அப்பார்ட்மெண்ட்களே. நல்ல ரெசிடென்சியல் ஏரியாக்கள் என்று சொல்லப்படும் வேளச்சேரி, மடிப்பாக்கம், நங்கநல்லூர் அல்லது ஓ எம் ஆர் சாலை போன்ற இடங்களில் 2 பெட்ரூம் அப்பார்மெண்ட்டின் தோராய விலை 40 லட்சரூபாய். இவ்வளவு விலை கொடுத்து ஒரு அப்பார்ட்மெண்ட் வாங்கி வாடகைக்கு விடுவது லாபகரமாக இருக்குமா? இந்த ஏரியாக்களில் 2 பெட்ரூம் அப்பார்ட்மெண்ட்கள் 10ஆயிரத்திலிருந்து 12 ஆயிரம், வெகு சில இடங்களில் 15 ஆயிரம் வரை வாடகைக்குப் போகிறது. என் அனுபவத்தில் 15 ஆயிரம் வாடகை பெறக்கூடிய அப்பார்ட்மெட்ன் 40 லட்சத்துக்கு கிடைக்காது. கணக்கிடுதலுக்கு 40 லட்சம் விலை மற்றும் அதிக பட்ச வாடகையான 12 ஆயிரத்தை கணக்கில் எடுக்கிறேன்.


கடன் வாங்கி முதலீடு செய்யும் போது


வீட்டின் விலை 40 லட்சம்
கையிலிருந்து கொடுக்க வேண்டியது 20% அதாவது 8 லட்சம்
வீட்டுக்கடன் 80% அதாவது 32 லட்சம்
வீட்டுக் கடனுக்கு மாதாந்திரத் தவணை ரூ 27,740
(8.5% வட்டி விகிதம், 20 ஆண்டுகாலம் என்ற அடிப்படையில் கணக்கிடப்பட்டது)
வாடகை 12 ஆயிரம் போக, மாதாமாதம் 15,740 ரூபாய் நீங்க கையிலேருந்து போட்டு தவணை கட்டணும்.


வாடகை ஏறுமே என்று சிலர் கேட்கலாம். அது ஓரளவுக்கு உண்மையும் கூட.
அது போலவே வட்டியும் ஏறக்கூடும், வாடகைப் பணம் முழுமையாக வருமானவரிக்கு உட்பட்டது, பங்குச் சந்தை முதலீட்டுக்கு வரும் லாங் டேர்ம் கேபிடல் கெயின் வருமான வரியை விட கம்மியே. வாடகை வீட்டின் Occupancy Rate 100% இல்லாமல் போகக்கூடும், வீட்டுக்கு வரி கட்டணும், மராமத்து செலவுகள் வரக்கூடும். இப்படி பல காரணிகளை வைத்து துல்லியமாக கணக்கிடுதல் சாத்தியமில்லை. இவையனைத்தையும் கவனத்தில் கொண்டு மாதம் 15 ஆயிரத்துக்குப் பதில் 10 ஆயிரம் கையிலேருந்து போகும் என்று கணக்கிட்டேன்.


20 ஆண்டுகள் மாதம் 10,000 நல்ல வகையில் முதலீடு செய்தால் வெறும் 8% வளர்ச்சியில் அதன் மதிப்பு 59 லட்சமாக இருக்கும்
முதலில் போட்ட 8 லட்சம் வெறும் 8% வளர்ச்சியில் 20 ஆண்டுகள் கழித்து முப்பத்தி ஏழேகால் லட்சமாக இருக்கும். ஆக மொத்தம் வீடு வாங்காமல் இருந்திருந்தால் 20 ஆண்டுகள் கழித்து உங்க கையில் 97 லட்ச ரூபாய் இருக்கும். 9% வளர்ச்சி என்று கணக்கிட்டால் ஒரு கோடிக்கு மேல் வரும்


கடன் வாங்காமல் கையிருப்பு 40 லட்சம் போட்டு வீடு வாங்கினால்


இது ரொம்ப சிம்பிள். 20 ஆண்டு காலம் அந்த பணத்தை வேறு வகையில் முதலீடு செய்தால் வெறும் 8% கூட்டு வட்டியில் 20 ஆண்டுகள் கழித்து அது 1 கோடியே 86 லட்சமாக இருக்கும்.


இந்த அளவுக்கெல்லாம் இன்று 40 லட்சத்துக்கு வாங்கும் அப்பார்ட்மெண்ட் அப்ரிசியேட் ஆக வாய்ப்பில்லை என்று கருதுகிறேன்.


நிலம் தொடர்ந்து அப்ரிசியேட் ஆகக்கூடிய கமாடிட்டி, அப்பார்ட்மெண்ட் ஒரு டிப்ரிசியேட்டிங் கமாடிட்டி. 20 ஆண்டுகளுக்குப் பிறகு கட்டிடம் டிப்ரிசியேட் ஆகத் தொடங்கும். 20-25 ஆண்டுகள் ஆன பல அப்பார்ட்மெண்ட்கள் இப்போது இடித்து விட்டு மீண்டும் கட்டும் நிலையில் உள்ளன. அப்போதெல்லாம் 2400 சதுர அடி நிலத்தில் 3000 முதல் 3600 சதுர அடி கட்டிடம் கட்டப்பட்டது, இப்போது 4800 சதுர கட்ட அரசு அனுமதிக்கிறது. இதனால் நிறைய பில்டர்கள் பழைய அப்பார்ட்மெண்ட்களை இடித்து ஓனர்களுக்கு அதிக செலவில்லாமல் புது வீடு தர முடிகிறது. இப்போது கட்டப்படும் 4800 சதுர அடி கொண்ட கட்டிடங்கள் 20-25 ஆண்டுகள் கழித்து என்னவாகும் என்பது மிகப்பெரிய கேள்விக்குறி.


வாடகைக்கு விடும் எண்ணத்துடன் அப்பார்ட்மெண்ட்களில் முதலீடு செய்வது Is not Financially Prudent any longer.