10 Best Regions for Real Estate Investment in Bangalore

 Bangalore is arguably the city that has benefited the most from India’s IT boom. A pro-active government is to be commended for the fascinating growth the city has seen in recent years which has been, among other things, music to the ears for real estate investors. With newer projects and a thriving consumption-oriented urbane population, the city offers capital appreciation well worth gaining. For you to make the most from the city’s growth, here are 10 best regions for real estate investment in Bangalore.

• Indira Nagar

 Arguably the locality in Bangalore that has showed the maximum appreciation of capital prices, Indiranagar- aside from being well developed is aso surrounded by prime locations including Vimanapura to the east, Ulsoor to the west, Byappanahalli to the north and Dommlur to the south. The presence of reputed schools, colleges and hospitals as also shopping malls, gardens and other recreational facilities make Indira Nagar one of the most favoured residential localities in Bangalore. In terms of monetary rise, 375% return on property investment has been recorded in Indiranagar since 2005.

• Sarjapur

Sarjapur is one of the fastest developing locations in Bangalore as of now. Well connected to major localities like Whitefield, Electronics city and Koramangala and with a proposed IT SEZ by Infosys and the new corporate space of Wipro have all made this just about perfect for plotted investment. In addition, several reputed educational institutions and shopping centres etc. could be found here making Sarjapur all the more attractive.

• Narasapura

Situated close to the Banaglore International Airport, Nasarapura is all set to be a major manufacturing hub. 685 acres of industrial land has been allotted by the Karnataka Industrial Development Board with 22 major companies including Mahindra Aerospace and Honda Motorcycle having already acquired land. The real estate prices are projected to reach Rs. 900 per sq ft within the end of the year.

• Hennur

Located on the northern fringes of the city, Hennur comes with the double attraction of being in the vicinity of the Bangalore International Airport while affording access to the city centre that’s some half an hour drive away. The property rates in the area have soared in recent times thanks to the four lane highway that’s proposed for the cargo road to the Airport. The current prices for properties range from about Rs. 80 Lakhs to Rs. 1 Crore and is expected to see a rise of 15 to 20 % in the coming years.

• Yelahanka

 Yelahanka is situated in North Bangalore, some 19 km away from the International Airport. The property prices began to rise after the airport came into existence. The Karnataka government has instituted a body the purpose of which is to develop North Bangalore as a business hub. This is expected to eventually generate 40 lakh jobs in the area in the coming two decades. This makes Yelahanka a great long-term investment prospect.

• Devanahalli

Devanahalli, located some 40 kms in a north eastern direction from Banaglore is fast evolving as an IT hub in the city. The presence of the multi-billion dollar Devanahalli Business Park, India’s second largest International Airport and also the proposal for a Rs. 1000 Crore upcoming financial city make Devanahalli an attractive prospect for the real estate investor.

• KR Puram

On East Bangalore, KR Puram is a good investment prospect. Located at the intersection of the Old Madras Road and the Outer Ring Road on NH 75, KR Puram is well-connected. It is also close to two major IT hubs-Whtefiled and Manyatha Tech Park, which makes the location especially attractive for IT professionals. The widening of the Peripheral Ring road that is proposed will also add value to a property in KR Puram.

• Hoskote

 While the recent bout of industrialization has up the ante for Hoskote, it is as a long term investment option that Hoskote will work best. Currently, it’s the government planned infrastructural development projects that are the mainstay here with a thriving residential population as well. The fact that the taluk lies between NH 4 and NH 207 attributes to its connectivity.

• Whitefield

Whitefield’s real growth story began in the 2000s with Bangalore’s IT boom. This is essentially a microcosm that has well-developed social and physical infrastructure amidst lush greenery. The presence of famed international schools and hospitals are also value add-ons. Some outstanding residential projects are already in place in Whitefield. Due to the presence of a thriving community of IT professionals Whitefiled is a great rental market as well. A 11-14% of steady annual growth over years with more IT and infrastructure projects in the pipeline, this is one locality that’s going to stay investor-friendly.

• Banashankari

Banashankari situated in South Bangalore is considerably less ‘hip’ in terms of lifestyle options but what it lacks there it makes up for on the investment front, with a 10 to 15% annual appreciation. It is also listed among the 50 best investment destinations in India for the year 2015 by the financial information portal, moneycontrol.com. Banashankari is also Bangalore’s largetst locality, stretching from Mysore Road to Kanakapura Road and with the city spreading out, this is one region that will see newer projects, and thereby more growth.

Bangalore Chennai Express Highway 6 Lane road in Future.............................

National Highways Authority of India will acquire properties in 13 villages in Hoskote to make way for the proposed six-lane, 262-km expressway

The National Highways Authority of India (NHAI) has begun land acquisition work for the 262-km Bengaluru-Chennai Expressway for those driving to cover the distance within three hours flat. The expressway will be an access-controlled road and vehicles are likely to be allowed to cruise at 120 km/h. Generally, expressways including Mumbai-Pune allow speeds up to 80 km/hr. The project is expected to take five years to be ready. The project, which was mooted a decade ago, has now found itself in the fast-track mode: The NHAI has kick-started the land acquisition process for the nearly 76 km of road that cuts through Karnataka.

"This is a greenfield project and will reduce the distance and travel time between the two cities which are already connected by two highways," NHAI authorities told Bangalore Mirror.

Gazette notification for acquisition of 2,050 acres (830 hectares) of land in Bengaluru Rural and Kolar districts of the state has been issued recently. Land will be acquired in 13 villages (including the infamous Dandupalya village) of Bengaluru Rural district most of them close to Hoskote, a real estate hotbed. In Kolar district acquisitions will be made in 22 villages of Malur taluk, two villages of Kolar taluk, 37 villages of Bangarpet taluk including Bethamangala and two villages of Mulbagal taluk.

ALTERNATIVE LAND? 

 People who will lose properties in the 13 villages near Hoskote are the most concerned. While those in arid Kolar are approaching the authorities to know if they will get enough compensation, those from Bengaluru Rural are demanding alternate land instead of compensation. Land owners form the 13 villages are making a beeline before the NHAI officers.

The land rates here are around Rs 1 crore per acre and no one wants monetary compensation in the hope that rates would zoom further with the construction of the highway, Bangalore Mirror learnt.

Out of the 2,050 acres that will be acquired for the road in Karnataka, these 13 villages will contribute a little over 371 acres or around 1,501,991 sq metres.

NHAI sources said after the first of the three notifications were issued on May 23 many people form these 13 villages were approaching them and most of them are concerned about getting alternate land.

However whatever the demand made by the public the NHAI will fix the rates based on its discussion with the deputy commissioner of revenue department and calculating it based on the most recent market prices. NHAI sources say they pay only compensation and not alternate land for acquisition. Courts have hardly ever interfered in the acquisition and compensation matters of NHAI, so even this time the authority is confident that the acquisition process would be smooth.

The third and final notification, which will contain the names of land owners, will be issued only a year from now. After the first notification, people can approach the special officer within 21 days if they have any issue with the land notified. Any standing structure on the notified land, whether it is temple, school or hospital will not prevent the takeover. Special officer for this project in Karnataka, AM Shylaja Priyadarshini, confirmed that landowners are approaching her but it was normal procedure.

Of the 76 Km of road passing through Karnataka, the NHAI has realigned only one stretch at the Jadganehalli Reserve Forest. There will be one railway over bridge in Kolar.

VILLAGES TO BE AFFECTED

The 13 villages near Hoskote are:

*Dandupalya *Kolathur * Vadigehalli * Vagata *Karibeernahoshalli * Gonakanahalli * Tirthahalli *Thaggalihosahalli * Hulluru Amanikere * Jinnagara *Kannurahalli * Chandrapura * Chimandahalli

BENGALURU to CHENNAI

Distance: 262 km; Inside Karnataka: 76 km

Acquisition in state: 2,050 acres

Acquisition near Hoskote: 371 acres

Project completion: 5 years

Investment in sarjapur village: Sarjapur town/village Real Estate

  

Sarjapur Town/Village location:Scope and development

As of now Sarjapur is a village (town to an extent) which is around:

  - 25kms from Electronic city phase 1

  - 19kms from Electronic city phase 2

  - 15kms from Outer Ring Road

  - 20kms from ITPL/Whitefield.

  - 10kms from Attibelle

Driving factor for the development of this area since last year it has got the real estate catch mostly because of:

• Proposed Infosys campus which is within the vicinity of 5kms.
• Six lane proposed STRR: It is very near to proposed 6 lanes STRR (Satellite Town Ring Road) highway which in turns connects Bangalore upcoming suburbs like Attibelle, Sarjapur, Bidadi, etc.
• Presence of good schools: Lots of good schools, national as well as international ones have their presence in this area. To name a few Indus International, DPS, Primus and many more schools are present in this area.

Real estate buzz in the area:

Confident have many projects (plot/apartment/Villas) in and around this area. You'll find plenty of its projects in this area like Confident Orion, Althena, Atik, Amber,Aquila, Antlia-I/III, Rigel, Bellatrix I/II/III, IV, Atria, etc. Empyrean is another mass level project in this area by Fire Luxur developers. However this project is on Bagalur Road and aroung 14kms from Sarjapur town. Pentagon Passiflora and Peninsula Parkville are other two big real estate project where builder is selling the constructed villa on plots of size starting from 30' by 40' dimensions.

Current livability Vs Future development and appreciation:

In the current scenario this area is not livable because of poor transport facilities and lack of shopping complexes (though a small grocery shop does exist).

Property prices are very cheap over there. No doubt it is bound to develop and appreciate but one has to wait for at least 5 years of time frame to reap of the profit.

ADVANTAGES DISADVANTAGES INDEPENDENT VILLA

Independent Villa:

                         When anyone dream of a home, the picture that emerges in the mind is that of a independent house. Of course there are advantages and disadvantages of living in an independent house.

ADVANTAGES OF INDEPENDENT ViLLA:

• An independent house provides you greater degree of freedom.
• Ability to design the house as per your wish.
• Future modification of exteriors as per the latest trends and wishes.
• If you have keen interest in gardening then you would have a space to build on your interest or grow your pets.
• More privacy with no more problems with regard to sound sweepage.
• You can always expand the space as per requirement in the future when your children grow up.
• You can develop the higher floors when you want to make some additional income through rent.

DISADVANTAGES OF INDEPENDENT VILLA:

• Security is a concern and will come at a significant cost i.e if you want to keep a watchman or gate keeper.
• Facilities such as power backup (especially if you want to install generators to run A/C’s etc) and water supply would be expensive and a managing the same would be a hassle.
• You would need to get access to external clubs and sport facilities. This would be an expensive proposition for e.g monthly access to a good gym could cost you anywhere between Rs 2500/- to 3500/-.
• Services such as plumbers, electricians etc would need to be identified and called for at the time of need.
• If you have a job which requires you to be traveling to different cities, then security of your household goods would be a cause for worry.
• If you are in the metros or in the tier-1 cities where land is scarce and expensive, you may end up owning precious little space and there will be very little space for garden and to walk around.

An alternate option which could help to capitalize on the advantages of an apartment and independent house would be to own villas in gated colonies or large residential projects. This option would provide the key advantages of an apartment such as security and other facilities and also provides a greater degree of freedom similar to an independent house. However there are few disadvantages such as limited flexibility to design the exterior and amount of independent space in front of the house.

Role of E Khatha in Bangalore Real Estate Market

Given the pile of documents involved in real estate transactions, a first time home buyer is likely to get overwhelmed. The sheer volume of paperwork and the impediments involved in the process, often shapes it into a tiring and lengthy course. For a potential home buyer or an existing one, the word ‘Khata’ rings bell and sounds familiar.The latest development in this route is the ‘E-Khata’.

In the real estate jargon, Khata is basically the account/assessment of a property, which falls in the BBMP (Bruhat Bengaluru Mahanagara Palike)/BMRDA (Bangalore Metropolitan Region Development Authority) jurisdiction, in regard to taxation. Khata holds relevant information such as the owner’s name, area, location, size and built-up area. A khata in bangalore, which is filed online is termed as the e-khata. A khata and PID (Property Identification) number, however, is received once all the government verification on property is completed.

Electronic khata, popularly known as E-khata, is a tool for a plot owner to pay his/her tax in any nationalized bank. To apply for E-khata, the site photo, owner’s photo along with digital signature is a must. Electronic khata is applicable for new plots that fall under the BMRDA jurisdiction. Any individual owner having a valid khata, is entitled to E-khata. For unrelated sites, it will be in the name of the builder, and will be registered in an individual’s name only when 40% of the release order from the BMRDA is received. Only then an owner can transfer the khata in E-form.

Understanding the need/benefits of e-Khata

Considering the growth and expansion of the Bangalore city, the Karnataka Government has laid special emphasis in the process of computerizing land records. Among others, a person filing khata is entitled to obtain receipts when required, with the help of the PID (Property Identification) number. Furthermore, updated khata certificates along with extracts can easily be derived from the BBMP kiosks.

In a bid to prevent fraudulent activities, the Stamp and Registration department gave a nod to the computer generated khata (Form 9 and Form 11), which is mandatory to submit at the time of registration. With the help of the PID number that is generated on computerizing of the records, a property tax owner endowed with the option to access his/her khata and ante up online.

Issues related with it

With the announcement of E-khata, the registration of properties in gram panchayats, properties on the periphery of Bangalore and other urban sprawls across the State, has hit a dead block. Lack of adequate infrastructure to issue the computerized khata has emerged as the primary hurdle for a large number of panchayats, in regard to registration of properties.

As per market reports, property registrations scaled down by 50%, with the new rule coming into effect. Private developers were unable to register sites that were formed under the Bangalore Metropolitan Region Development Authority jurisdiction. Lack of proper infrastructure and user-friendly site has doubled the issues related with the E-Khata registration in the recent times.

Ready to Move in Luxurious 3 BHK Villa in Sarjapur

Greetings From "Peninsula Infra Development Pvt Ltd"

Welcome to the Peninsula Palmville,  our 3^rd project in row,after successfully completing our first project “Passiflora” & completely selling out our 2nd project “Parkville”.

Peninsula Palmville is a luxurious Villa project in Sarjapura which is approved by BMRDA. (Just 14 Km from Wipro corporate office )

A glance at the Project:

A private place where peace and tranquillity reign amidst pastoral environs and offers 154 designer villas spreading across 13 acres of land. Next to (Passiflora, our completed project) located on NH-207 which is centrally located close to Sarjapura. All the houses are Vaastu-compliant and has carefully crafted floor plans. Abundant space is what we promise and maximum area allotted for open spaces, landscaped gardens and tree-lined avenues.

Current status: The project is now 85% completed where even 5 families are already staying.

Quick facts:-  

Location:- Sarjapura, Bangalore , 15 km from Wipro corporate office.

Development Type: Independent villa

Amenities:-

Swimming Pool

Club House: Party hall, Conference hall,Gym,Aerobics, Indoor games,Library

Kids play area

24X7 Security

Sewage Treatment Plant.

In case if any queries or concerns you can contact me on the below mentioned details.

Note: The price slight negotiation.