Selection of Construction Site – Vastu Tips Part – 3

Sites which are NOT GOOD for Construction :-

Avoid a haunted/dilapidated house: The Plot should not be purchased, if in the recent past someone has committed suicide on it, or if there have been several deaths over a period of a couple of months. The Reasoning – You may psychologically feel uneasy if you happen to know of such a past.

Avoid Plots sold by a person in distress: Such Plots should be purchased only with caution. The Reasoning – You feel psychologically unhappy and guilty, knowing that the Plot was sold out of helplessness and that the previous owner must be still holding onto it.

Avoid Sites near a public place: The Plot should not be abutting any public place like temple, hospital, factory, school, college, Kalyan Mantapa etc The Reasoning – These places will constantly be crowded and noisy. But if they are at least 80 ft away, then the plot is acceptable.

Avoid Sites that were previously owned by a temple or charitable trust: The Reasoning – People are looking for reasons to raise a temple and if it is known that the plot was previosly owned by a temple trust, there will be a lot of pressure to donate it for the temple or charity.

Avoid Sites near smelly places: The Plot should not be near a meat shop, workshop, leather tannery, laundry, shoe shop, dustbins, sewage drains etc. The Reasoning – The stench emanating from these places will permeate the house permanently and naturally not create a relaxed atmosphere in the house.

Avoid sites where cactus grows: The Reasoning – Such sites indicate sandy soil which will not support the foundation effectively.

Avoid sites in which there are lot of termites: The Reasoning – Even if anti-termite treatment is done on the foundation, there is a every likelihood that the termites will not be eradicated completely since the termites form a vast underground network.

Avoid a Plot sandwiched between larger plots: The Reasoning – The owner of the smaller Plot can only construct  a much smaller house than the owners of the larger plots and thus, may subconsciously feel ’small’  and overpowered with respect to the neighbours. This can create a feeling of inferiority in the owner.

Avoid Sites with obstructions: Don’t buy a Plot with obstructions like hills, tall buildings or towers on the North, North-East or East sides. The Reasoning – The useful morning sun’s rays will be blocked. However having such obstructions on the West or South sides are considered good as they block the hot western rays.

Avoid plots with an electrical pole or power supply station in the North-East corner: The Reasoning – It is an obstruction and can create harmful electric waves, that can permeate the house from the open North-East corner.

Avoid plots with lot of cracks or too much wet soil: The Reasoning – Cracks indicate dried up clayey soil and too wet soil also indicates clayey soil that does not allow the drainage of water. Such soil is not suitable for a building foundation as it will retain moisture and necessitate extra expenditure for water-proofing the foundation

Avoid Plots with trees: If the Plot is a small one, there should not be trees like Peepal, Mango, Banyan, Tamarind etc on it. The Reasoning – These trees have far-spreading roots and branches, which can cause damage to the building foundation. However, if the Plot is quite big, it is good to have these trees, but away from the building and not in the North-East corner.

Avoid Plots facing a T or Y intersection: The Reasoning – This is because you can see oncoming traffic and this may make you feel a bit nervous or lack of privacy. However, in some cases, as explained below, such plots are acceptable.

www.jaipurpropertyclub.com

Selection of Construction Site – Vastu Tips Part – 2

According to Vastu Shastra, the location of the Site is very important. Some  locations are very auspicious while some others are best to be avoided. Vastu Shastra lays down guidelines to aid you in the Selection of a Site with the best ‘Location’. Since Vastu is a science, every guideline is based on logic and reasoning. As an Architect, I have attempted to explain these guidelines rationally and scientifically, so that you can decide what you want to follow and what you don’t, instead of blindly following them like a superstition.

Ideal Location :-

Peaceful, calm place with lot of greenery and good water source and good soil.The Logic – Fertile soil is an indication of good soil for construction. Peace is what everyone seeks.

Trust your intuition: When purchasing a property, it is a good idea to stand on the land and feel its vibration for a few moments. If you feel positive about it, consider buying the land. If not, it is probably not good for you. The Reasoning – It is always advisable to trust your instinct but make sure you are not influenced by anything or anyone else.

Plot with a good history: It is best to buy land where happy and successful people have lived. The Reasoning – Psychologically, you will feel that a land where people were happy and prosperous, has good vibrations or energy.

Plot with roads on all four sides is considered the best: It ensures health, wealth and happiness. The Reasoning – This is because a Plot with roads on all four sides is not abutting any body’s property and hence one can derive maximum lighting and ventilation from all four sides.

The next best option is a Plot with roads on the North or East.The Reasoning – So that more light and air can enter from these sides in the mornings.

Plots with a water source in the North, East or North-East are good: The Reasoning– The germicidal UV rays of the morning sunlight, which engulf the North-East corner in the morning, can purify the water before you start to use it.

Keep Reading my blog for the next post on Selection of Construction site-Vastu Tips

www.jaipurpropertyclub.com

Selection of Construction Site – Vastu Tips

Selection of a Site: The Selection of a Site is very important since the Site represents a fixed form, that will radiate positive as well as negative energies depending on its location, orientation, shape, slope and soil quality. Therefore, these are the 5 important aspects to be considered when selecting a Site.

 Selecting a suitable Site: Normally an Architect is not involved at the time of buying a Site. But as an Architect myself, I suggest that it is better to involve an Architect early on, at the time of selecting a Site, as his inputs could be very valuable in deciding the right Site. Generally, the points an Architect will keep in mind while selecting a site, will by default be in accordance with Vastu Shastra, since Vastu principles are always based on Common Sense and Logic.

Already own a Site: In case you already own a Site, you can still refer to the Vastu Guidelines for Site Selection, to help you evaluate your Site and if necessary, make corrections to make it suitable.

Keep reading my blog for the next step to know how to choose a good construction site….

www.jaipurpropertyclub.com

Studio Apartment – Make it Maximize

Studio apartments have a lot to offer, even though the available space can be skimpy. They’re cozy. Don’t underestimate the ability of a small space to create intimacy. The trick is to add the other necessary elements, like furniture, color and storage, carefully. It’s easy to make a small space look too crowded if you aren’t paying attention to detail. You might have way too many things for the space, but then again, they might just be organized incorrectly for the flow of traffic.

1. When you don’t have the luxury of lots of space, the first thing you have to do is strategize how you’ll make everything work well together. One foolproof way to start is by using a monochromatic palette. It will make the space look larger and will work with, rather than against, the other elements in your design. Choose the same or similar shades for the walls, carpets and drapes. This doesn’t have to be a compromise move, even if you love vivid color. Just indulge yourself in your choice of accessories, wall art and textiles.

If this sounds bland, there are hidden benefits you may not have considered. If your studio apartment has odd angles or other irregularities that you want to camouflage, they’ll tend to blend into the background when you keep it neutral. A neutral palette will also make it easier to perform seasonal wizardry, like switching out a cherry red area rug for a pastel green option in spring.

2. Scale is important in rooms that are either too small or too large. Instead of a standard sofa, use a loveseat or two. Take advantage of the ability of glass to blend with its surroundings by using it liberally in your choice of shelving and tables. When you shop for furniture, opt for pieces with onboard storage, like headboard/bookshelf combos, storage ottomans and side tables with built-in drawers. Evaluate the footprint of all the pieces you buy. Once the furniture is in place, you’ll still need space to walk around it. Shallow dressers, drop-leaf tables and modular computer desks are easier to incorporate into a small space than their conventional counterparts. Be choosy about what you buy, and look for scaled-down options.

3. Your studio apartment design should conform to the flow of traffic in, out, around and through the space. Determine how you and your guests will use the space, and then establish dynamic living areas based on that. The location of the entrance, bath, kitchen, windows and other stationary fixtures will get you started. Defining specific areas with dividers, specialty lighting or carpeting will help anchor the space and create natural breaks and focal points.

4. Studio apartments usually have meager storage, so make the most of modular storage options and clever solutions like space bags and open shelving. Wall-mounted and freestanding shelves can do triple duty as dividers, wall storage and decoration. If they’re partly made of glass or glass block, they can also help open up the space and maximize the available light.

Small spaces can make a big impact when you incorporate scale, neutrals and a practical layout into your design. It’s a winning combination that’s always in style.

www.jaipurpropertyclub.com

Mixed Picture – Ups and Downs in Indian Real Estate Market

There is a mixed picture in the Indian residential property market at present with some locations seeing prices and sales rise while they are falling in others.

Chennai’s central business district has seen the highest price increases due to surging demand, according to NHB Residex, an RBI-supervised mechanism that tracks housing prices in 15 cities.

However, prices in North Chennai, most notably Tondiarpet, Perambur, Dr Radhakrishnan Nagar and Narayanappa Garden, saw a fall due to slow infrastructure development.

 

Despite the economic slowdown, high interest rates and inflation, prices of houses in the city’s hotspots of Anna Nagar, Kilpauk, Nungambakkam, T Nagar and Adyar have been rising. Prices in areas close to Nehru Nagar, Chepauk and Marina rose 62% compared to the quarter ending in June.

‘Chennai’s residential market is expected to see unabated growth during the next few quarters. Active demand will be concentrated in locations closer to the city centre,’ said a recent report Cushman & Wakefield. House prices in Chennai have jumped 9% in the third quarter compared to the June quarter.

Prices in Virugambakkam, Anna Nagar, Kilpauk and Nungambakkam have quadrupled since 2007, when the National Housing Bank (NHB) begun the Residex for Chennai. The demand for residential units in Chennai is likely to see a compounded annual growth rate of 11% during 2011 to 2015.

Real estate consultants blame limited supply and huge demand for property for the surge in prices in the central business district. The city, awaiting the metro rail, monorail and extension of MRTS, will continue to see demand for property near these infrastructure developments, and a surge in prices seems natural, they believe.

But a slowdown in demand for residential properties has affected Ahmedabad’s real estate market. The latest quarterly Residex figures point towards an overall dip of 4% in real estate prices for the third quarter compared with the previous three months.

The western part of Ahmedabad has seen a rise prices largely due to upcoming car plants on the Sarkhej-Sanand stretch, and the metro rail project.But other areas like Prahladnagar, Ambli, Bopal, Jodhpur, Satellite, Solagam, Shilaj road, Vastrapur, Vejalpur, Ambawadi and Chandkhedagam has seen 5.46% in the same quarter.

But in the western zone that prices fell by 9.38% between January and September this year while the northern part of the city such as Buddhnagar, Saijpur-Bhoga, Sardarnagar and Vishnunagar prices have increased by 10.77%.

The central zone saw a rise of 7.51%, which includes areas like Bhadra, Dudheshwar, Gaikwad Haveli, Girdharnagar and Wadigam. The steepest fall in real estate prices was in south zone at 26.11%.

www.jaipurpropertyclub.com

Commercial Property Purchase – Needs a well Inspection…

As a real estate agent it pays to have a good approach to listing commercial property. A system to the process is a good idea. Not only will a system help you ask the right questions, but it will show your professionalism to the property owners.

When you are listing in a competitive market place it is highly likely that another agent or two will be inspecting the same property later in the same day. It thereby follows that the agent that is the most
professional in the inspection process is highly placed to win the listing.
When times are busy you could be inspecting 2 or 3 properties a day for the purpose of listing. So a property inspection process is valuable to you in your listing conversions. I split the process into 2 levels as below.

My inspection process of a commercial, industrial, or retail property could be similar to the following:

The Preparation

· Check out the property title ownership detail before you get to the property
· See if any encumbrances or rights of way impact the property and if so how
· Get a copy of the local survey plan for the street and area
· See what the zoning and building codes do for the property
· See if there are any orders or notices on the property at the moment in the local building authority office
· Research the property sale and rental history over the last few years
· Review the tenant mix and lease profile from known leases
· Get details of recent comparable sales and rentals in the area
· Look for comparable properties in the same area that may be for sale or lease now and that could impact the marketing of the subject property
· What vacancy factors exist in the property currently?

The Inspection

· Check out the boundaries for the property and proximity to neighbours
· Walk the local street to understand visibility and access to the site
· Look at the signage of the property for identity and impact
· Review the building improvements for suitability and function. Are they what the market wants today?
· Get a copy of the tenancy schedule for review
· Ask about building income and expenditure performance (especially if the property is for future sale)
· Walk through the property with the owner or landlord whilst asking questions about current property performance
· Review lettable space and common areas for practicality and operation of the property investment
· Look for any vacancies and see if they are dragging down the function of the other tenants nearby
· Ask about anchor tenants if they apply in the property and get copy of the leases to see the terms of occupancy.
· Take plenty of photos that can help you later with notes and review analysis

When you inspect a commercial property for the first time it pays to have all the facts researched before you get to the property. In the actual inspection get more details from the property owner on current issues and concerns. As a general rule do not price a property at the inspection. It is far better to take the inspection information away for greater analysis. You can then formally present your findings to the owner at a later meeting.

Preparation is the key to a good property inspection. It sets the scene for the later listing pitch with the property owner. When you know all the facts and you have fully researched the property it is far easier to close on the listing.

www.jaipurpropertyclub.com

Area Of House – Understand The Terms And Language

Buyers of real estate should be very aware of what the builder or seller implies when he talks about area. What area is inclusive of and what it is not is the first clarification a buyer should seek.

For instance, a builder may tell a potential buyer that his quote is based on an area covering 3,000 sq ft. And, it may seem like a bargain. But what the buildermay be referring to is super built-up area while the unfortunate buyer is under the assumption that it is the amount of area he will get in his apartment.

TYPES OF AREA

Carpet Area :

Carpet area is the least inclusive. It will tell you exactly how much of space you will have in your home. It is literally defined as the exact area within the walls of your home. To illustrate, if you had to lay out a wall-to-wall carpet, how much area would it require? That’s carpet area.

Built-up Area :

Built-up area goes one step ahead and includes carpet area and the area being occupied by the walls of your home. Hence, the total area of your home including the area of the walls.

Super Built-up Area :

Super built-up area is what builders often talk about. It is inclusive of carpet and built-up area. It also includes all the area under common spaces – the apartment’s proportionate share of the lobby, staircase, elevator and corridor outside the apartment.

The confusion arises over the fact that what is exactly included under this definition is left to the discretion of the builders. Some may even include the terrace, security room, electrical room or pump room.

The total area of these “extras” is taken into account and divided by the number of apartments in proportion to their size.

What you must be aware of :

Old buildings generally have a higher percentage of carpet area (around 80%) to total area as compared to new buildings, where it could be as low as 65% to 70%. So when you compare quotes, compare carpet area to carpet area, notcarpet area to super built-up area.

Speak the same language as your builder. There is no fixed ratio of super built-up to built-up or carpet area. The market practice is that the ratios are on the super built-up area and are marked down. That means, if the super built-up area is 100 and the carpet area 80, the latter is 80% of the super built-up area. Generally, the ratios in the market are 70:30 (super built-up to carpet). But, builders have been known to go as low as 60%. So a quote on a 3,000 sq ft apartment could mean a carpet area of anywhere from 1,800 sq ft to 2,400 sq ft.

Always ask the seller exactly how much the super built-up area and the carpet area amount to. And then ensure that this break-up appears in the Agreement of Sale.

www.jaipurpropertyclub.com

Real Estate 2011 – How it is going and How it will Go???

After one and a half years of gradual consolidation, real estate in India has fathomed its own comfortable ground, and is poised at the right threshold to take a giant leap in years to come. While a differential pace of strengthening is evident across sectors, geographies and segments, several property market indicators point to the fact that the industry has indeed bottomed out in the current cycle. The fears of a possible double dip recovery have given way to beliefs in the sustained healthy levels, if not a rapid growth.

The experience thus gained in this slowdown is invaluable and will serve real estatestrategists for years to come. The various stakeholders in the entire supply chain – the material manufacturers, developers, property consultants, occupiers, investors and policy makers, have all emerged stronger and primed than yesteryears. And, if we have taken our lessons right, ‘caution’ and ‘diligence’ would be the keywords for the industry in the medium term.

On one hand, the stakeholders can’t afford to sway on the riding waves of healthy demand, and lose the ground advantage that they have so painfully regained by adapting to the rapidly changing business environment. And on the other, the emerging opportunities should be targeted with an unmatched fervor of potential and pragmatism.

The year 2011 would usher a new decade of opportunities for Indian real estate, which will be a test of sorts for its stakeholders between these two fringes of the fulcrum. And the winners would be the ones who balance caution with diligence evaluating all the potential opportunities with pragmatism.

Outlook: Commercial Real Estate

◦Office rents to start appreciating after mid-2011
◦More outright purchases by occupiers as well as private equity players
◦IT/ITES and BFSI would continue to account for 60-70% of office demand
Outlook: Residential Real Estate

◦Launch of premium products to continue, albeit at a slower pace
◦Launch of Ultra Low Cost (ULC) Housing by private developers – ‘Housing for all’
◦Large number of launches would continue to be in the range of INR 2,000-3,000 per sq ft at the leapfrogged suburban locations
◦Impact on affordability will influence the price and absorption dynamics
◦Sustainability to gain focus as the industry looks forward towards IGBC Green Homes standards
Outlook: Retail Real Estate

◦More collaborative models such as revenue sharing to emerge in the sector
◦Rents to remain stable except select prime locations
◦Large number of malls slated to become operational
◦Retailers would continue to expand beyond Tier I into Tier II and III cities
◦More international retailers to venture into India.

www.jaipurpropertyclub.com

Home Office Or Outdoor Office – Which is Good ?

Is a home office appropriate for every business? Of course not. But, if you’re creative and disciplined, I think the positives far outweigh the negatives. What do you think?

Let’s break down the home office debate into personal and business considerations:

The Business Case

A home office is much cheaper. For start-up or established business, paying rent, utilities, and other costs for an outside office create a significant monthly revenue threshold. Plus, while tax guidelines are fairly strict, you can deduct some portion of expenses you would have paid personally, prorating utilities, some maintenance, and even depreciating the portion of your home you use for a home office. (Keep in mind taking depreciation can make accounting and tax considerations a little more complicated when you sell your home, so look before you take the depreciation leap.)

Increased (and convenient) availability. I have clients around the world, so I often adjust my schedule to their time zones. With a home office I don’t mind phone calls during non-office hours since walking down two flights of stairs beats driving to an external office every time.

Show never equals go. A fancy space at a prestigious address may initially impress potential clients, but eventually you are judged on the quality of your products or services. If you do great work no one cares where your office is located.

Your home office can be a home-court advantage. An outside office is to a home office what an apartment is to owning a home. If you rent or lease you’re limited in the changes you can make to the space, and when your lease is up those improvements are often lost. With a home office you call the shots and the money you save on rent can go to improvements. My home office is about 1,300 square feet, has a great view of the mountains, and the office dog can hang out with me. I hate to think how much a similar commercial space would cost.

A home office is like an entrepreneurial litmus test. Many people feel they will lack self discipline and focus if they work from home. Sure, you may feel you need the motivation (and validation) that comes from having an outside office… but when your paycheck is based solely on your output motivation shouldn’t be a problem. If it is, owning your own business probably doesn’t make sense.

The Personal Case

Adds value to your home. Turning your dining room into a home office could negatively impact the value of your home, but if you re-purpose unused space, or better yet add on, you benefit personally. Plus home offices are very popular with home buyers. A local real estate agent told me at least 2/3 of her prospective home buyers list a home office as a “must have,” even if only for personal use.

It’s greener. No commute = fewer emissions.

A home office creates more family time. One person left this comment on Michael’s article: “I just didn’t have the heart to turn away my 3-year-old daughter who was excited to have daddy at home all the time.” I understand the feeling, but think about it: Home office or external office, you’re not available. The only difference is you don’t have to face the fact your daughter misses you when you work from an external office; either way, she misses you. On the other hand, time spent commuting is family time lost. If your one-way commute is twenty minutes, that’s at least 160 potential family hours gone — forever.

www.jaipurpropertyclub.com

Which is Better – Apartment Vs Independent House

WHAT IS THE BUILDING CONSTRUCTION SCENE IN INDIA TODAY?

Growth and prosperity of an economy, to an extent is reflected in its physical appearance. In the last few decades the Indian economy has witnessed hectic and massive construction activities, new structures have been raised, townships have evolved and housing especially in the apartment segment has multiplied exponentially. And so today people have a lot more choices when looking for a house.

COMPARE AN APARTMENT WITH AN INDEPENDENT HOUSE IN INDIA?
APARTMENT: Nowadays most of the immigrants coming into cities are buying apartments for the following reasons:
The exorbitant cost of land and the headaches involved in getting it registered under their name.
People find it easier to buy an apartment from well known builders since the land registration problems are already taken care of.
Moreover, the society will look after things like power, water, utilities etc; leaving the apartment owner free from worries on that front.
In addition, apartments do have some perks like in-house gym, swimming pool, health clubs etc
Children have access to a secure play area.
Also, there is a feeling of security in an apartment complex.
The common areas and landscape are well maintained.

INDEPENDENT HOUSE: However given a choice, most people in India, will still prefer to construct their own independent house for the following reasons:
An independent house gives them the feeling of independence as they do not have to share common areas.
An independent house has space all around for gardening or any other activities.
The house owner can have it built expressly as per his requirements and to his liking and with his choice of materials and finishing.
The house owner has the option to add floors or increase the area of the building as the need arises.
The house owner can get additional income from renting out part of his premises.
The house owner need not pay monthly maintenance amounts.

www.jaipurpropertyclub.com