Insite HYDERABAD BANGALORE DELHI-NCR MUMBAI CHENNAI KOLKATA PUNE. Quarterly price trends Analysis for Top 7 metros

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1 Insite Quarterly price trends Analysis for Top 7 metros DELHI-NCR MUMBAI CHENNAI KOLKATA PUNE BANGALORE HYDERABAD 1

2 PAN INDIA REAL ESTATE TRENDS October-December 2014 INTRODUCTION The 99acres.com-Insite report brings to you major movements in real estate across India in the Oct-Nov- Dec quarter of 2014 as compared to the July-Aug-Sept quarter Our endeavor has been to not only capture the significant trends across all the major cities and localities but also to bring to you the analysis and the insights that will make this report valuable for investors and end users. For this reason, we have compared quarterly price movements with annual trends and deep-dived into the reasons wherever the contrast is something to write home about. We have also introduced in this report, an indepth supply analysis for every city to enable sellers and buyers determine the direction of the realty market. METHODOLOGY We have reported quarterly price movements in the capital values and rental values measured in per square feet for 3BHK in the analysis on residential apartments across seven cities: National Capital Region, Mumbai, Bangalore, Chennai, Hyderabad, Pune and Kolkata. A similar analysis has been conducted for residential land values as well. Effort has been made to provide comparable and accurate city level data, since prices and rents are floating and at any point may vary from the actual numbers. DELHI NCR Micro-markets like Greater Noida and Bhiwadi outperform others Capital Growth 3% Supply 9% MUMBAI Better connectivity improves housing prices and supply Capital Growth 5% Supply 14% BANGALORE Planned infra development keep demand for housing high Capital Growth 5% Supply 14% HYDERABAD Clarity on the political front leads to improved customer sentiments Capital Growth 2% Supply 71% PUNE Suburban and peri-urban markets turn into growth corridors Capital Growth 7% Supply 18% CHENNAI Road and rail infrastructure development propel realty Capital Growth 6% Supply 14% KOLKATA Lack of infra development and new industries leads to a downtrend Capital Growth -2% Supply 48% 99acres Insite 2 3

3 CONTENTS PAN INDIA REAL ESTATE TRENDS DELHI NCR City-Highlights Residential Land analysis Delhi-North, South, East, West & Dwarka Noida, Greater Noida, Ghaziabad Gurgaon, Bhiwadi, Dharuhera & Faridabad Supply Analysis MUMBAI City-Highlights Central Mumbai Suburbs, Andheri-Dahisar, Mumbai Harbour, South & South West Navi Mumbai Thane and Beyond Supply Analysis BANGALORE City-Highlights Bangalore East, South Bangalore North, West Supply Analysis HYDERABAD PUNE CHENNAI DELHI NCR City Highlights With healthy appreciation in housing prices in most residential pockets, the realty atmosphere in Delhi NCR seems to be improving. Micro-markets of Greater Noida, Bhiwadi and Dharuhera have recovered from last quarter s dip and so have most localities in Delhi. This growth is seen as a result of key policy announcements and stability of new governance at the Center. Surajpur in Greater Noida topped the ROI charts for Delhi NCR in Oct-Dec 2014 with 20 per cent increase in the capital value of residential apartments. This was followed by Sector 31 in Gurgaon and Mayur Vihar III in East Delhi with an appreciation of 18 per cent each. Some other localities in Gurgaon that fared high on the ROI chart include Sushant Lok Phase-I (16 per cent), Sector-68 and 59 that rose by 15 per cent each and Sohna that rose by 13 per cent. Delhi West 5% Huge supply for ready to move inventory Gurgaon 4% Delhi North 2% Absence of new launches plague growth High prices keep volumes low Gurgaon Interestingly, in Delhi, a lot of localities recovered from last quarter s dip and showed good growth. Some of them include Paschim Vihar, Chattarpur, Vasant Kunj, Uttam Nagar, Rohini and Greater Kailash. Despite being secondary markets, these localities revived due to better investor sentiment in Oct-Dec 2014 in comparison to the last quarter. For Ghaziabad where even the popular trans-hindon localities saw a fall in property prices last quarter, this quarter was rewarding. While both Kaushambi and Vasundhara witnessed seven per cent capital appreciation, housing prices in Vaishali and Indirapuram jumped up by five and four per cent respectively. The presence of growth Delhi East 3% Subdued owing to depleting infrastructure Delhi NCR Delhi South 2% High-end inventory and limited buyer-base Top Performers in Delhi NCR (Residential Apartments and Builder Floors) NoidaGhaziabad 3% Banking on Noida-Greater Noida Expressway Noida Faridabad Faridabad Faridabad 3% Sectors in Nehar Par on a growth spree Ghaziabad 2% Trans-hindon localities recovering from last quarter's dip Greater Noida 4% Metro link to Noida a major growth driver Map 1: Average Price Movements for different zones in Delhi NCR drivers such as metro and proximity to NH 24 and Anand Vihar ISBT can be attributed to the popularity of these localities among both end users as well as investors. The two national highways crossing Ghaziabad, NH- 24 and NH-58 witnessed a jump of almost seven and KOLKATA 62 99acres Insite 4 5

4 Top Non -Performers in Delhi NCR (Residential Apartments and Builder Floors) Residential Land Analysis Scanty land parcels in Delhi have opened doors for micro-markets in NCR that are becoming favored choices for investing in residential land. As a result, while Tronica City and Govind Puram in Ghaziabad are among the top gainers; otherwise popular areas of South Delhi Chattarpur and Vasant Kunj saw drops in the prices of residential land in Oct-Dec 2014 as against the last quarter. Top Performers in Delhi NCR (Residential Land) Tronica City in Ghaziabad has a total of 12 residential and eight industrial sectors. The UP government has allotted 2400 acres land for plotted development and is going to allot 1200 acres of additional land in the near nine per cent respectively in the prices of residential apartments mainly due to key policy announcements including widening of NH-24 and affordable housing options on NH-58. Sector 131 emerged as the front-runner in Noida with 12 per cent growth in capital values. Apart from this, most sectors falling along Noida-Greater Noida Expressway also gained this quarter majorly owing to their location and the infra developments happening around. KEY INFLUENCERS New metro links in the pipeline Noida-Greater Noida; Dilshad Garden- New Bus Stand, Ghaziabad; Badarpur- YMCA Chowk, Faridabad future. The policy on freehold conversion of these plots and easy sale, purchase and transfer of land here by the State government has made it earn a profit of 35 per cent this quarter. Govind Puram in Ghaziabad also ranked as one of the top gainers in residential land category this quarter with a 15 per cent capital appreciation. Located on Hapur Road, the locality enjoys good connectivity with Noida, East Delhi and Ghaziabad through NH-24 and NH-58. It caters to the housing needs of those with Top Non-Performers in Delhi NCR (Residential Land) For Greater Noida, the realty market has started moving now with most localities giving healthy returns. Apart from Surajpur, which performed the best in the entire Delhi NCR region, Sector 16, Sector Omicron, ZETA, Chi and Chi-Pi also saw good hikes in the prices of residential apartments. Cost efficiency, affordability and improving connectivity are seen as the growth stimulators here. Industrial and infra developments near Sohna, Bhiwadi and Dharuhera Widening of NH-24 and linking NH-58 with NH-24; FNG Expressway, Southern Peripheral Road and Kundli- limited budgets and offers a mix of society flats, builder floors, independent houses and plots. Demand from mid-income housing category and those working in the industrial zones nearby including Kavi Nagar, Buland Shaher and Meerut road keep the realty market buzzing. Other localities that witnessed price appreciation include Sector 41-Noida, Sector 31-Gurgaon and Sector Bhiwadi which suffered due to the overall slump in Delhi NCR last quarter, grew by 5 per cent in Oct-Dec The sub-city along with Dharuhera are growing as economical investment zones. The supply equation in Delhi remained unchanged with builder floors being the most supplied property type followed by society apartments in Oct-Dec Within builder floors, ready to move in 3BHK emerged as the most supplied unit. For all other pockets in Delhi NCR, the number of under-construction society apartments were higher than all other property types. Sense of steady economic improvement seemed to have helped Delhi NCR realty market recover from the 2-year long slump. Manesar-Palwal Expressway serving as connectivity links Rapid Metro in Gurgaon benefitting sectors falling on its route by connecting NH-8 to Delhi Metro via Cyber City, Gurgaon Slow pace of inventory off take in luxury segment has increased the supply the affordable housing 50-Gurgaon. Price appreciation in these localities is attributable to increase in ask prices by sellers, as well as good connectivity to adjoining localities. Land prices in Yamuna Expressway (also known as Taj Expressway) however fell down by 18 per cent majorly owing to the new Land Acquisition Act by Yamuna Expressway Industrial Development Authority s (YEIDA) announced in July this year. The authority had allotted the residential plots scheme in but failed to hand over possession of these plots to allottees due to mass farmer protest. As per the new Act, if a farmer denies to accept compensation for his land, government will have to re-acquire the same land implementing 2013 Act. This has marred land rates in the area. Weak investor sentiments in case of residential land can be attributed to price depreciation in most localities including Najafgarh and Badarpur. Availability of land parcels at economical rates and new policy on freehold plots has benefited Tronica City and Govind Puram in Ghaziabad. 99acres Insite 6 7

5 DELHI NCR > North, East, West, South and Dwarka The property market in Delhi is showing signs of recovery from last year s despair but low sales volumes keep property prices in check. Among those who fared well this quarter include Mayur Vihar III, Janakpuri and Greater Kailash II. Property prices in the Dwarka sub-city continue to decline due to decreasing demand for high-end properties. Mayur Vihar Phase III has been the frontrunner in Delhi rates and infrastructure is continuously improving. As with an 18 per cent rise in the prices of residential a result, IP Extension and Patparganj two of the most apartments. The locality is situated close to Noida border popular residential localities here saw falls in property and mostly consists of DDA society apartments. It has been prices. climbing the growth ladder for the last one year majorly Most sectors in the Dwarka sub-city fared among owing to sound infrastructure and competitive property the top non-performing localities for Oct-Dec prices than its adjoining phases Mayur Vihar I and II. Previously inflated prices, price corrections and low The newly emerging locality Aaya Nagar in South Delhi sales volumes have led to a 16, nine and seven per continues to see an upward movement in the prices of cent fall in the property prices in Sector 16, 18 and 17 both builder/society flats and individual houses. This respectively in Dwarka. The presence of metro, wide quarter, it earned an appreciation of three per cent. Having roads and sound social infrastructure has not been able a metro station of its own Arjan Garh has made it sit high to pull up property prices. on location attractiveness index. In addition to this, the area is witnessing a lot of civic reforms in terms of better service roads and drainage management. Prices of residential property in Chattarpur also jumped Rohini by nine per cent in Oct-Dec The area is one of the 4% Narela prime residential regions in South Delhi that witnesses -6% great demand for high-income housing. Apart from this, Greater Kaislash II and Vasant Kunj in South Delhi also grew IP Extension Janakpuri up on the ROI scale with eight and seven per cent capital -7% 11% Paschim Vihar appreciation respectively. Real estate experts feel that 9% these areas will continue to see uptrend in prices because of inflating construction costs and circle rates. Mayur Vihar III In North-West Delhi, Janakpuri, Paschim Vihar and Rohini 18% fared among the top contributors with 11, nine and four per cent hike in property prices in the Sector-16 Dwarka -16% last quarter. While Janakpuri and Paschim Vihar are largely secondary markets with more supply for ready to move in and re-sale inventory; some Greater Kailash II 8% Lajpat Nagar 2% sectors in Rohini are newly developed and seeing construction of a lot of builder floors. Most sectors in Rohini, especially Rohini sector 13, where prices have jumped by nine per cent in the last quarter, have an edge over most other localities in Delhi in terms of price competitiveness. Connectivity via metro is an added advantage too for these sectors. Rental Analysis The rental markets of Saket in South Delhi, Paschim Vihar in North-West Delhi and most sectors in the Dwarka sub-city saw decent transactions this quarter (Oct-Dec vs Jul-Sep 2014). While rentals in Saket climbed by 19 per cent, those in Paschim Vihar rose by 18 per cent. Sectors 13, 18 and 19 in Dwarka saw an increase of nine per cent each in the rental rates. Presence of civic amenities and metro in all these localities make them popular among the masses for rented accommodations. The uptrend in rental rates in Dwarka can be attributed to the presence of as many as 10 metro stations and price competitiveness in comparison to other established localities in Delhi. In East Delhi, Mayur Vihar Phase 1 witnessed a 10 per cent increase in rental rates. The locality is among one of the favored ones for rental accommodations due to its proximity to Noida and Ghaziabad and also due to the presence of sound social as well as physical infrastructure. The sector mostly consists of DDA apartments and has a sound security system in place. Amenities like markets, schools and public parks are ample. Kirti Nagar in West Delhi also saw an 11 per cent hike in the rental rates. The locality constitutes builder floors and independent houses and is popular among migrant students and working individuals as it has a metro station of its own. Localities in Delhi that saw a fall in the rental rates include Vasant Vihar and Hauz Khas in South Delhi and Pitampura and Rohini in North-West Delhi. The drop may be attributed to corrections in previously inflated rental rates in these areas. CAPITAL VALUES LOCALITY Oct-Dec 2014 Jul-Sep 2014 Change Aaya Nagar % Chattarpur % Greater Kailash % Greater Kailash II % I P Extension % Janakpuri % Khanpur % Lajpat Nagar % Mayur Vihar - I % Mayur Vihar - II % Mayur Vihar - III % Mehrauli % Narela % Paschim Vihar % Patparganj % Pitampura % Rohini % Saket % Sector-12 Dwarka % Sector-13 Dwarka % Sector-13 Rohini % Sector-14 Dwarka % Sector-16 Dwarka % Sector-17 Dwarka % Sector-18A Dwarka % Sector-18B Dwarka % Sector-22 Dwarka % Sector-4 Dwarka % Sector-5 Dwarka % Sector-9 Rohini % Sheikh Sarai % Vasant Kunj % RENTAL VALUES LOCALITY Oct-Dec 2014 Jul-Sep 2014 Change Anand Niketan % Hauz Khas % Kirti Nagar % Lajpat Nagar % Malviya Nagar % Mayur Vihar - I % Saket % Sarvodaya Enclave % Sarvpriya Vihar % Shivalik % Vasant Vihar % Most localities in East Delhi are facing tough competition from Ghaziabad where property is available at economical Map 2: Significant Price Movements in Delhi * Values represent average capital and rental per sq ft rates 99acres Insite 8 9

6 DELHI NCR > North, East, West, South and Dwarka Supply analysis Supply of affordable housing options in Delhi has gone up by 120 per cent in the last one year owing to huge demand for this category. Interestingly, the total supply for high-income housing segment has also gone up by almost 65 per cent due to inflating construction costs in some regions. Availability of Different Types of Property Builder floors have dominated property supply in Delhi with the current quarter reflecting a 50 per cent share. Builder floors were followed by society apartments (47 per cent) and independent houses or villas (just 3 per cent). Interestingly, the abundant supply of builder floors is owing to the floor based system that is prevalent in Delhi. A low rise by an independent builder/owner can comprise of multiple floors that can have multiple owners. There have been insignificant changes in the supply of builder floors in the last quarter compared to the previous one. However, annual numbers reveal the total supply of builder floors in Delhi has risen by almost 5 per cent. Due to absence of new launches in the region, number of society apartments are far lesser in number than builder floors and independent houses. Developers focus more on peripheral areas like Greater Noida, Ghaziabad, Bhiwadi and Dharuhera where land cost is economical and demand for society apartments is higher. Availability of Property in Different Budgets High construction costs and inflated circle rates have led to high income segment being the most supplied in Delhi. Majority of residential units available fall in the price range of Rs 60 lakh-1 crore, reflecting little change from the previous quarters. An annual comparison reveals that total supply for high-income housing segment in Delhi has gone up by almost 65 per cent. Interestingly, the supply for affordable category in Delhi (property priced within Rs 40 lakh) has gone up by 120 per cent in the last one year. There has been a 15 per cent increase in the supply of residential units priced over Rs 1 crore in the last one year (Oct-Dec 2013 vs Oct-Dec 2014). Ready to Move vs. Under-construction If one looks at the property priced within Rs 40 lakh in Delhi, most of the supply (over 80 per cent) is under construction. This could be owing to new projects launched in affordable localities of Delhi. The scene, however, is quite different for all other budget categories wherein most of the property supply is ready to occupy and a small share of inventory is under construction. For property ranging above Rs 40 lakh, over 80 per cent is ready to occupy with most of it being re-sale property and only per cent is under construction property. This indicates that Delhi has limited options for under construction or new property for mid, high and luxury housing segments. This could be the reason for investor interest shifting towards adjoining areas like Ghaziabad, Greater Noida, Bhiwadi and Dharuhera that are emerging as new growth corridors due to a lot of builder action and under construction inventory that leaves scope for earning profits on investments. Quarter-on-quarter numbers for under construction versus ready to move inventory hardly shows any changes as the equation has had always remained same in Delhi s case. BHK-wise Distribution of Property For the quarter ending December 2014, 3BHK emerged as the most supplied unit for builder floors and society apartments in Delhi followed by 2 BHK, 4 BHK and 1 BHK. The trend has remained same in Delhi for years owing to the preference given to more spacious apartments. An average 3 BHK in Delhi measures around sq ft and a 2 BHK around sq ft. Delhi is primarily a resale market because of hardly any new project launches. Within the 3 BHK category, more than three quarters is ready to occupy and the remaining is under construction. Interestingly, even the least supplied unit i.e. 1 BHK has 90 per cent as ready to move and just 10 per cent under construction inventory. Quarter-on-quarter comparison reveals that the supply of ready to move in 1BHK units have gone up by four per cent and the number of ready to move 4BHK units have gone up marginally by two per cent. Subsequently, supply of under construction 1BHK units has gone down by four per cent while that for 4BHK units has dropped by two per cent. For 2BHK and 3BHK units, the equation did not alter in this quarter. With a few fresh launches and limited under construction inventory, Delhi is majorly a re-sale market with builder floors as the most supplied property type. Availability of Ready to Move and Under Construction property in different budgets Availability of Ready to Move and Under Construction property by BHK 99acres Insite 10 11

7 DELHI NCR > Noida, Greater Noida and Ghaziabad The realty atmosphere in Noida, Greater Nodia and Ghaziabad was rewarding for most of the prominent and even newly emerging localities this quarter. Affordable regions have emerged as profitable ones and frontrunners include Surajpur in Greater Noida, Sector 131 in Noida and NH-58 in Ghaziabad. Surajpur in Greater Noida emerged as the most profitable investment zone in this pocket owing to the industrial development happening around that is leading to a rise in demand for affordable residential inventory. With 20 per cent capital appreciation in Oct-Dec 2014 as compared to Jul-Sep 2014, a society apartment in Surajpur is now available at Rs 3000 per sq ft. The presence of UPSIDC the state agency for developing industries and industrial infrastructure is one of the major growth drivers for Surajpur. Located on Noida-Greater Noida Expressway, Sector 131 is one of the prime residential localities in Noida. Presence of good civic and social infrastructure like well-known schools and markets in the vicinity and smooth connectivity to Delhi and Greater Noida through the 8-lane expressway places it well on location attractiveness index. Capital prices in the sector jumped by 12 per cent this quarter. Most other sectors located across the Noida-Greater Noida Expressway have performed well in Oct-Dec 2014 majorly owing to their location and the sound infrastructure that the entire stretch has. In Ghaziabad, NH-58 has been among the frontrunners with close to 10 per cent appreciation in property prices. Proposed connectivity with NH-24 and extension of Delhi metro are the major growth drivers for localities built along the highway. GOVINDPURAM 8% Interestingly, capital rates in Govind Puram recovered post a 2-year long decline. Improving infrastructure and connectivity links including proposed extension of NH-58 are responsible for a nine per cent capital appreciation this quarter. Capital rates in Kaushambi and NH-24 also jumped by seven per cent each due to no known reasons apart from the overall improved realty atmosphere in Delhi NCR. Noida Extension (Greater Noida West) that had been plateauing for over a year jumped by five NH-24 Higway Noida 7% NOIDA EXT 5% KAUSHAMBI 7% Ghaziabad Noida-Greater Noida Expressway 7% Pari Chowk 3% Surajpur Greater Noida 20% Map 3: Significant Price Movements around Noida Chi - Phi 6% per cent this quarter. This surge is seen as the result of Greater Noida Authority s announcement of acquiring 156 hectares in Shahberi - the village at the heart of the land crisis that gripped Noida Extension three years ago. The Authority is likely to complete the re-acquisition within two months. Major highways including NH-24 and NH-58 in Ghaziabad and the Noida-Greater Noida Expressway are emerging as growth corridors. Localities that did not perform well on the ROI scale this quarter include NH-91, Lal Kuan and Bhopura in Ghaziabad, Sector 168 in Noida and Knowledge Park III in Greater Noida. While Knowledge Park III saw minor some price corrections (two per cent), capital rates fell in NH-91, Lal Kuan and Bhopura due to slow pace of infra developments. Sector 168 in Noida which houses projects by some of the most well-known builders witnessed a seven per cent depreciation due to low sales volumes in the sector. Rental Analysis Rentals in Sector ZETA and ZETA I in Greater Noida appreciated by 33 per cent each due to supply of low cost furnished as well as un-furnished apartments on rent. Rentals in Ahinsa Khanda and Ahinsa Khand 2 in Indirapuram jumped by 18 and 20 per cent respectively. These sectors are located near NH-24 that provides easy connectivity to most areas in Delhi and Noida. Presence of good civic amenities including market places, schools and public transport also makes Indirapuram a preferred locality for rented accommodations. Raj Nagar Extension in Ghaziabad also fared well in terms of rental appreciation and rates here grew by 17 per cent. In other words, a 1000 sq ft apartment that cost Rs 6000 in Jul-Sep 2014 now costs around Rs 7000 per month. For Noida, sectors near Noida- Greater Noida Expressway gained in terms of rentals this quarter majorly owing to the location, connectivity and the improving infrastructure in terms of presence of schools, offices and colleges on both sides of the Expressway. As a result, rental rates in Sectors 137, 121, 120 and 110 increased by 5 per cent-10 per cent. CAPITAL VALUES LOCALITY Oct-Dec 2014 Jul-Sep 2014 Change Abhay Khand % Ahinsa Khand % Ahinsa Khand % Bhopura % Chi - Phi % Crossing Republik % Govind Puram % Greater Noida West % Indirapuram % Kaushambi % Knowledge Park III % Lal Kuan % Mohan Nagar % NH % NH % NH % Noida Extension % Noida-Greater Noida Expressway % Omicron sector Gr Noida % Pari Chowk % Raj Nagar Extention % Sector Chi Gr Noida % Sector ZETA Gr Noida % Sector-131 Noida % Sector-16 Gr Noida % Sector-Pi Gr Noida % Shalimar garden % Surajpur % Vaishali % Vasundhara % Yamuna Expressway % Sector-168 Noida % RENTAL VALUES LOCALITY Oct-Dec 2014 Jul-Sep 2014 Change Ahinsa Khand % Raj Nagar Extention % Sector Chi Gr Noida % Sector ZETA Gr Noida % Sector ZETA I Gr Noida % Sector-110 Noida % Sector-110 Noida % Sector-120 Noida % sector-121 Noida % Sector-Pi Gr Noida % Vaishali % Vasundhara % * Values represent average capital and rental per sq ft rates 99acres Insite 12 13

8 DELHI NCR > Ghaziabad, Noida and Greater Noida Supply Analysis With the supply of residential apartments increasing by 10 per cent in Oct-Dec 2014, under-construction inventory in Noida, Greater Noida and Ghaziabad is on a rise. Notably, 35 per cent of the total property supply in these pockets falls in the affordable housing segment. Availablity of Different Types of Property Society apartments continue to be the most supplied property type in all three pockets Noida, Greater Noida and Ghaziabad in comparison to builder floors and independent houses/villas. Quarter-on-quarter comparison reveals that the number of residential apartments in these three pockets have gone up by 10 per cent. Annual comparison reveals that the supply of apartments has gone by 15 per cent owing to a number of new project launches in the last one year with Greater Noida West. A slight decrease in the supply of ready to move in residential apartments reflect that fewer projects have been delivered this quarter versus the previous one. Though there are insignificant changes with respect to percentages in the supply of builder floors during this quarter versus the previous one, the number has doubled in the last one year. This could be due to the rising demand of affordable property in these areas. Independent houses or villas however are the least supplied property type as they cater to the luxury segment needs and these pockets witness more demand from low-income and mid-income housing segments. Availability of Property in Different Budgets Noida, Greater Noida and Ghaziabad cater to the affordable segment category the most with 35 per cent of its supply within Rs 40 lakh. Out of these three, Greater Noida has the maximum supply of apartments in this range (43 per cent), followed by Noida (29 per cent) and finally Ghaziabad (28 per cent). More than a quarter of the supply of residential apartments in these three pockets fall in the mid-income housing (Rs lakh) category. Of these three, Noida has almost half of the supply and the remaining two areas - Greater Noida and Ghaziabad have 25 per cent supply each for this budget range. Only a quarter of the total supply of residential apartments in these areas falls in the high-income housing (Rs 60 lakh- 1 crore) category. It is notable that Noida has the maximum share of supply for this budget category with 60 per cent of its residential apartments in the range of Rs 60 lakh-1 crore. This is followed by Ghaziabad with a 30 per cent and Greater Noida with just 10 per cent supply share. Unlike Gurgaon, Noida, Greater Noida and Ghaziabad cater more to the budget housing needs and thus has limited supply (14 per cent of the total apartment supply) for the luxury housing segment, which ranges above Rs 1 crore. Ready to Move vs. Under-construction It is notable that 70 per cent of the supply of residential apartments in Noida is currently under construction and only 30 per cent is ready to move in. This indicates that a lot of inventory is going to be available in 3-4 years from now. The picture is similar for Greater Noida with its share of 75 per cent of under construction and only 25 per cent ready to move in inventory. For Ghaziabad, however, the ready-to-move versus under construction inventory equation is different from the other two regions. Since most of the Trans Hindon localities are well-developed, 60 per cent of the property supply is ready to occupy and the rest 40 per cent is under construction. Quarter-on-quarter analysis shows the maximum supply for both ready to move in and under construction inventory for apartments, builder floors and independent houses fall in the affordable housing segment (< Rs 40 lakh). From Jul-Sep 2014 to Oct-Dec 2014 quarter there has been a 2 per cent increase in supply of the ready to occupy inventory and a subsequent 2 per cent decrease in the supply of under construction inventory. This is majorly due to more project completions and fewer project launches in the last quarter. BHK-wise Distribution of Property 2 BHK and 3 BHK continue to be the most supplied units in Noida, Greater Noida and Ghaziabad in Oct-Dec This is because of more demand for affordable property A few developers in these areas are launching luxury and ultra-luxury projects, hence 4BHK and 5BHK are not among the favored units and thus have limited supply. For Oct-Dec 2014, 2 BHK is the most supplied unit (48 per cent) in Ghaziabad followed by 3 BHK (34 per cent), 1BHK (12 per cent) and 4BHK (6 per cent). With more than 45 per cent share in the supply of apartments, 2 BHK is also the most popular unit in Greater Noida followed closely by 3 BHK (36 per cent). In Noida however, 3 BHK is more popular than 2 BHK with close to 45 per cent supply share. 2 BHK follows closely with a 40 per cent share. Availability of Ready to Move and Under Construction property in different budgets Availability of Ready to Move and Under Construction property by BHK 99acres Insite 14 15

9 DELHI NCR > Gurgaon, Bhiwadi, Dharuhera and Faridabad Though low sales volumes for high-end properties in Gurgaon kept the market pensive, property prices continue to trot up due to increasing construction costs and circle rates. Bhiwadi and Dharuhera revive due to planned industrial and infrastructural development in the satellite towns. With over 18 per cent capital appreciation, Sector 65 Sectors on a growth radar in Faridabad include topped the list of best performing localities in Gurgaon. Sectors-80, 86 and 81. All these fall under the Nehar Par Located along the Golf Course Extension road and close area where major policy announcements including the to Sohna Gurgaon road and NH-8, the sector not only has upcoming Faridabad-Nehar Par-Gurgaon Expressway, an edge over others in terms of connectivity to Delhi and Eastern Peripheral Road and Western Peripheral Road others parts of Gurgaon but also has a sound infrastructural have positively impacted the realty market. Capital set up. It is seen as one of the fastest developing residential appreciation in these sectors can also be attributed to sectors in Gurgaon. the extension of Delhi Metro from Badarpur to YMCA Chowk that is expected to get operational in May Property prices in Sushank Lok Phase 1 jumped by 16 per cent in Oct-Dec 2014 as against the previous quarter. Mostly consisting of plotted development with independent builder Sector-31 Dwarka Expressway Gurgaon floors, the locality is 5 km from Huda City Gurgaon 18% IMT Manesar Centre metro station and enjoys good 3% -4% connectivity to Delhi and other regions in Gurgaon via NH-8. Nehar Par Sushant Lok 5% Manesar Sohna continues to deliver good Phase - I 0% returns and has yielded a profit 16% Gurgaon Sohna of 13 per cent in the last Sec 85 13% quarter mainly due to the infra 10% developments subsequent to the announcement of a separate Sohna Master Plan-2031 that was notified Bhiwadi in The sub-pocket benefits 5% Dharuheda from good connectivity with the 9% Faridabad prime locations of Gurgaon, Delhi and Faridabad and caters to the spill-over demand from Gurgaon. Capital rates in Bhiwadi and Dharuhera jumped by six and nine per cent each. Affordability, connectivity, and upcoming industrial and infrastructural developments including widening of NH-8 and bullet Train linking Alwar- Delhi-Panipat-Meerut from Dharuhera are making these pockets investment hot spots. Map 3: Significant Price Movements around Gurgaon Improving investor interest and infra developments helped Bhiwadi and Dharuhera recover from last quarter s slump. Prices of residential apartments in IMT Manesar dipped by four per cent in the last quarter and hardly witnessesd any hike in the last one year (only 1 per cent). The land acquisition row between farmers, builders and the Haryana Government in addition to civic woes such as lack of arterial roads and erratic power supply have contributed to this de-growth. Rental Analysis In Gurgaon, DLF City Phase IV topped the list of highest gainers in terms of rental appreciation. With close to 80 per cent growth in the rental rates, the locality now has a 2000 sq ft apartment available at Rs per month. This was followed by Sector-46 in Gurgaon. The sector is located adjacent to Cyber Park and hence demand from working migrants keeps increasing. This has resulted in 58 per cent hike in rentals in Oct-Dec 2014 as against the previous quarter. Rental rates for localities along NH-8 continue to trend up owing to easy connectivity via the highway. Huge demand for affordable rental accommodations from working population in Gurgaon keep the rental markets of neighboring sub-cities Bhiwadi and Dharuhera vibrant too where one can get a 2bhk for Rs 8,000-10,000 per month. Sectors that witness high demand for rental spaces in Fariadabad include the ones close to Delhi and the main bypass road such as Sectors-76, 86 and 87. With metro connectivity from Badarpur to Central Secretariat and metro line till YMCA Chowk going to be operational in May 2015, Faridabad is going to be few minutes from Nehru Place, Jor Bagh and most other places in South Delhi. Improved connectivity is the reason why both demand and rental rates in Faridabad are on a rise. CAPITAL VALUES LOCALITY Oct-Dec 2014 Jul-Sep 2014 Change Alwar Bhiwadi Road % Alwar Road % Dharuheda % Dwarka Expressway Gurgaon % Golf Course Ext. Road % Golf Course Road % Green Field % IMT Manesar % Mehrauli Gurgaon Road % MG Road % Nehar Par % New Gurgaon % NH % Sector 46 Faridabad % Sector 81 Faridabad % Sector 84 Faridabad % Sector-102 Gurgaon % Sector-106 Gurgaon % Sector-108 Gurgaon % Sector-110 Gurgaon % Sector-30 Gurgaon % Sector-43 Gurgaon % Sector-59 Gurgaon % Sector-61 Gurgaon % Sector-65 Gurgaon % Sector-68 Gurgaon % Sector-73 Gurgaon % Sector-79 Gurgaon % Sector-85 Gurgaon % Sector-88A Gurgaon % Sohna % Sohna Road % Southern Peripheral Road % Sushant Lok % Sushant Lok Phase - I % RENTAL VALUES LOCALITY Oct-Dec 2014 Jul-Sep 2014 Change DLF CITY PH-IV % Sector-46 Gurgaon % Sector-45 Gurgaon % Golf Course Road % Sector-33 Gurgaon % Ardee City % Nehar Par 8 8 0% Sector 82 Faridabad 8 8 0% Sector-43 Gurgaon % Sector-86 Gurgaon % Sector-43 Gurgaon % DLF CITY PH-II % * Values represent average capital and rental per sq ft rates 99acres Insite 16 17

10 DELHI NCR > Gurgaon and Faridabad Supply Analysis Society apartments continue to have the most supplied property type in both Faridabad and Gurgaon. While the supply of affordable properties in Gurgaon saw a surge this quarter, the numbers remained same for Faridabad that continue to supply mid-income housing options the most. Availability of Different Types of Property Society apartments are the most supplied property type in Gurgaon and Faridabad followed by builder floors and independent houses/villas. In Faridabad, residential apartments have more than half of the share in the total property supply. Independent houses/villas are very few in numbers and builder floors have less than half of the total supply. For Oct-Dec 2014, society apartments have had the maximum share of supply in Gurgaon, followed by a very low percentage of builder floor supply and an even negligible share of independent houses/villas. There have been insignificant changes in the supply of different type of properties in Gurgaon and Faridabad in Oct-Dec 2014 quarter as against the previous one. Ready to Move vs. Under-construction There have been no major changes in the supply figures for both under construction and ready to occupy property for Gurgaon and Faridabad. This could be because of fewer deliveries as well as fewer product launches this quarter. Affordable and mid-income housing categories (property falling within Rs 60 lakh) have the maximum supply of under construction category. This could be due to the launch of some affordable projects in Gurgaon in the last one year. And since all these projects are new, supply for ready to move in inventory in these categories is below 20 per cent. Gurgaon has wholesome supply of ready to move in inventory in the high income and luxury housing categories. In Faridabad, properties priced within Rs 40 lakh have an equal supply of ready to move in and under construction inventory. However, almost three quarters of the total supply of properties priced in the range of Rs 40 and 60 lakh are ready to occupy. The high-income housing and luxury housing segment also majorly consists of ready to move in apartments and builder floors. BHK-wise Distribution of Property Quarter-on-quarter comparison shows that there have been insignificant changes in the supply of ready to move in and under construction inventory in Gurgaon and Faridabad for all units in the Oct-Dec 2014 as compared to the previous quarter. The equations in both these regions remain constant due to the inherent nature of these realty markets. Availability of to Move and Under Construction property in different budgets Availability of Property in Different Budgets Due to high construction costs and inflated property rates, most properties in Gurgaon fall in the luxury housing segment. In other words, almost 60 per cent of the properties in Gurgaon are priced as Rs 1 crore and above. Only a quarter of total supply of property in the pocket falls in the high-end housing segment which is priced between Rs 60 lakh and Rs 1 crore. As is evident from the numbers, a very insignificant portion of the total supply of property in Gurgaon falls in the affordable and mid-income housing category. In Faridabad, however, the property segregation on the basis of budget is quite different from Gurgaon. Midincome housing (Rs lakh) and high-income housing (Rs 60 lakh-1 crore) have equal shares in the total property supply. Even affordable housing supply, i.e. the property priced within Rs 40 lakh has a 20 per cent share and luxury housing supply, i.e. property priced above Rs 1 crore is the least (only 10 per cent) supplied. 3 BHK is the most supplied category in Faridabad and Gurgaon, followed by 2 BHK, 4 BHK and 1 BHK. Within 3 BHKs, ready to move in inventory is slightly more than under construction apartments. 1 BHK units are almost nominal in numbers in both Gurgaon and Faridabad. This could be due to low demand for these units for both sale and rental purposes. More than half of the 2 BHK units in Gurgaon and Faridabad are under construction indicating that the supply for these units will increase considerably in the coming 2-4 years when these projects would get delivered. 4 BHK units on the other hand have lesser under construction inventories than ready to move in ones due to frail demand as well as supply for these units. 2BHKs continue to be the most supplied apartment units in both Faridabad and Gurgaon with almost half the share in the total property supply. Availability of Ready to Move and Under Construction property by BHK 99acres Insite 18 19

11 MUMBAI City Highlights Top Non-Performers in Mumbai (Residential Apartments) The October-December quarter turned out to be a positive one for Mumbai. The average percentage increase in this period was five per cent across all zones as compared to an average increase of one per cent in the previous quarter. Positive consumer sentiments, new launches, developers announcing possession of projects and boost in infrastructure developments has triggered upward movement. Overall, the market sentiment has improved signaling a bright and hopeful year for Mumbai real estate. The change in government coupled with Thane & Beyond 3% Townships by reputed builders in the offing the proposed infrastructure developments is likely to spike prices further. Railways will be forming a big part of that change, which will lead to a rise in residential values even in suburbs due to improved connectivity. MMR 5% Improved consumer sentiments and better connectivity Kalyan Kalyan 20 per cent, 18 per cent and 19 per cent rise respectively in capital values during the quarter. Sion (East) saw a rise of 17 per cent in capital values KEY INFLUENCERS Panvel, Thakur Village and Vile Parle (West) were the top performers in the Oct-Dec quarter, having witnessed a rise of 26 per cent, 24 per cent and 21 per cent respectively. Panvel, in Navi Mumbai, is on the growth trajectory owing to the impending Navi Mumbai international airport. Developers have been acquiring land parcels in this locality to build their projects. Thakur Village and Vile Parle (West) have benefited due to the ongoing infrastructure developments contributing to the connectivity growth within Mumbai city limits. The Mumbai metro phase I, the ongoing monorail construction and the Eastern Express Highway link have triggered values in Mumbai Metropolitan Region (MMR). Other localities that benefited due to these developments among the top performers include Oshiwara, Vile Parle (East) and Wadala (East), with a Top Performers in Mumbai (Residential Apartments) Navi Mumbai Navi Mumbai Navi Mumbai 6% New project deliveries from developers pushes supply Map 1: Significant Price Movements for Zones in Mumbai during Oct-Dec This is attributed to Sion-Panvel Highway being under progress. The Highway, which is partfunctioning has been fully widened and new overpasses have also been built. Borivali (East) and Dadar (East), both saw a rise of 13 per cent in capital values, benefiting from the multiple infrastructure developments taking place in Mumbai. These locations also provide buyers an opening to invest within MMR at comparatively lower prices against prime localities in the zone. Among the top non-performers, Bhandup (East) saw a 10 per cent drop and Yari Road and Sakinaka saw an eight per cent decline each. While these localities saw a downward trend in this quarter, a similar pattern was not observed over the previous quarters, highlighting the volatility of the overall property market. There is no particular reason for a downward trend in these localities in the latest quarter. Rental trend has been very promising across all zones. A large number of migrants and locals still prefer to live on rent due to spiraling capital prices across most localities. Navi Mumbai and Thane have been the obvious choices for these tenants as suburbs guarantee lower rental values and The part functioning of Sion-Panvel Highway, completion of Phase I of metro rail from Versova-Ghatkopar and Santacruz-Chembur link road (SCLR) in 2014 has spiked prices in MMR Rental trend highlighted that most localities were on a growth trejectory in the Oct-Dec quarter, with Navi Mumbai and Thane being popular choices Availability of residential units was maximum in the 1 and 2BHK category, more ready-to-move units as compared to under-construction units The ongoing infrastructure developments such as Navi Mumbai International Airport, Phase II of Mumbai metro rail and construction of monorail is also triggering a rise in capital values The far-reaching suburbs in Thane saw a downward trend as road infrastructure is yet to reach the desirable mark good connectivity to prime office and technology hubs in Mumbai. This was the reason why most localities in these two zones witnessed an upward trend barring a few. On the supply front, apartments constituted 98 per cent of the total property type, with builder floors and independent houses claiming a share of one-two per cent only across all zones. The 1BHK and 2BHK configurations witnessed maximum availability in all the three zones. Panvel, Thakur Village and Vile Parle (West) emerged as the frontrunners in Mumbai in the Oct-Dec quarter. 99acres Insite 20 21

12 MUMBAI METROPOLITAN REGION > Central Suburbs, Andheri-Dahisar, Harbour, South and South West MMR is bearing the fruits of a successful quarter, both in terms of availability as well as prices. This can be attributed to several factors such as rising demand owing to festive season, new projects offering delivery and better connectivity. The region witnessed an increase in capital values to the tune of five per cent in Oct-Dec 2014 as compared to the previous quarter. The three frontrunners in the latest quarter are Thakur Village, Vile Parle (West) and Oshiwara, witnessing an increase of 24, 21 and 20 per cent respectively. These localities have benefited owing to infrastructure developments including the Mumbai Metro Phase I Versova-Ghatkopar belt, change of government and fresh demand owing to the festive season. Wadala East, Sion (East), Borivali (East) and Dadar (East) have all benefited owing to infrastructure developments. Mumbai saw multiple connectivity enhancements in terms of road and metro connectivity in The last quarter of the year has enjoyed the results of these developments in the form of increased capital values and demand. The construction of the monorail is on full swing. Anticipation of prices spiraling in MMR has motivated buyers and investors to purchase across Central Mumbai suburbs, South Mumbai and South west Mumbai. India s first monorail service is expected to commence operations from February 1, 2015 on the 8.9 km Wadala- Chembur section in the central-eastern suburbs of MMR. The Phase I stretch has seven stations. In the second phase, services will be extended to Sant Gadge Maharaj Chowk in South Mumbai. The after effects of the Mumbai metro rail continued into the Oct-Dec quarter as localities such as Dahisar (West) and Jogeshwari (West) witnessed a rise of six per cent each while Goregaon (West) saw a rise of five per cent respectively. The 11 km stretch of Phase I of the Mumbai metro rail which connects Versova to Ghatkopar has improved the city s east west connectivity. Borivali (West) and Kandivali (West) both witnessed a rise of eight per cent in the latest quarter. These two localities have seen a good growth each quarter in 2014 primarily because of improved connectivity and better laid out Borivali (East) 13% Gamdevi 12% Dadar (East) 13% Kandivali (West) 8% Goregaon (East) 12% Map 2: Significant Price Movements in MMR Thakur Village, Vile Parle (West) and Oshiwara were the frontrunners in the Oct-Dec quarter in 2014 Hiranandani Gardens - Powai 10% Chembur (East) 11% CAPITAL VALUES Locality Oct-Dec 2014 Jul-Sep 2014 Change Andheri (East) % Andheri (West) % Bandra (East) % Bhandup (East) % Bhandup (West) % Borivali (East) % Borivali (West) % Chembur (East) % Cuffe Parade % Dadar (East) % Dadar (West) % Dahisar (West) % Gamdevi % Ghatkopar (East) % Ghatkopar West % Goregaon (East) % Goregaon (West) % Hiranandani Gardens - Powai RENTAL VALUES % Jogeshwari (West) % Kandivali (West) % Kanjur Marg (East) % kurla (west) % Mahalaxmi % Malad (East) % Napean Sea Road % Oshiwara % Powai % Sakinaka % Santacruz (West) % Sewri % Sion (East) % Thakur Village % Vikhroli (West) % Vile Parle (West) % Wadala East % Locality Oct-Dec 2014 Jul-Sep 2014 Change Andheri (West) % Bandra (West) % Bhandup (West) % Dadar (West) % Dahisar % Ghatkopar West % Goregaon (West) % Lower Parel % Mahalaxmi % Malad (West) % * Values represent average capital and rental per sq ft rates roads. Factors such as proximity to Link Road, connectivity to the Highway and strong public transport network have contributed to their growth. Goregaon (East) and Goregaon (West), which has gradually emerged as a coveted residential and commercial investment destination, saw a rise of 12 per cent and five per cent in capital values in this quarter respectively. This locality started out as a mid-income residential destination but now it is preferred over South Mumbai due to comparatively affordable prices. While the ongoing rates in Goregaon range from Rs 14,000-17,000 per sq ft, values in South Mumbai range from Rs 40,000-60,000 per sq ft. Proximity to Western Express Highway has made it more accessible to localities in South Mumbai and South west Mumbai. Very few localities in MMR witnessed degrowth in the latest quarter. The ones that did reflect the volatility and unstable environment of the property market in the present times across the country. Despite values rising and demand picking up, the market is bearing the spillover effect of the previous years which is likely to reduce in this year. State governments pegging crores of rupees towards infrastructure development, developers launching large townships and expected rate cuts by Reserve Bank of India (RBI) will turnaround the property market this year. Mahalaxmi and Santacruz (West) both saw a downfall of five per cent each while Kanjurmarg (East) fell by 13 per cent, continuing their downward trend in the Jul-Sep 2014 as well as Oct-Dec quarter. In the rental space, most localities witnessed an upward trend, with Malad (West), Ghatkopar (West) and Dahisar topping the charts with a per cent rise in the Oct-Dec quarter. Positive sentiments, better connectivity within MMR and a wide range of choice is resulting in an upward movement of rentals. 99acres Insite 22 23