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Values trends & opportunities in the Kolkata real estate market

OFFICE

RETAIL

RESIDENTIAL

LAND

WAREHOUSE


2010 Year End Market Review

DEAR FRIENDS, After recovering from the implications of the global financial turmoil in 2009, the real estate market across India began to show a sign of turnaround from the beginning of 2010 as low interest rates, availability of funds, introduction of affordable homes, contributing to a faster growth. With strong rise in sales as well as new launches seen at mid2010 on the backdrop of improving consumer confidence, supported by India’s surging economy which has been growing at an 8.9% pace for the past three quarters, Kolkata real estate market continued its strong growth trajectory till the end of 2010. Although, the recent effect of gradually increasing interest rates and prevailing high inflationary pressure is posing a little threat to the growing real estate demand, but the general outlook for the Kolkata property market will remain fundamentally strong and the current upswing is likely to be continued in medium to long term.

Best wishes, TEAM NK .

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2010 Year End Market Review

CONTENTS Office Retail Residential Land Warehouse

............................... ............................... ............................... ............................... ...............................

4 6 9 13 14

About Kolkata Market Report The 2010 Kolkata Market Report is a unique tool that reviews and summerises the real estate activities of the past year on major locations across the Kolkata market. As a reference tool, it reviews values, economies, social factors and other conditions that impact a market. Each analysis was completed by the NK Realtors professionals who are expert at reviewing the local market, identifying trends and reporting market activity.

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CORPORATE SERVICES

2010 Year End Market Review

Kolkata office market 2010 has witnessed a strong investor interest through out the year with high levels of buying.

T

riggered by the positive economic sentiment and encouraged by several significant transactions Kolkata office market witnessed an increase in activity throughout 2010. With a huge talent pool and high quality infrastructure, Kolkata has become one of the major private investment destinations in the country. The State had attracted over Rs. 8,400 crore investments in various sectors such as Iron and Steel, Petrochemicals, Information Technology and Food Processing etc. in 2009. Kolkata's IT & ITeS sector is one of the important driving forces of the state's economy which employs some 90,000 people. The sector registered 8 percent growth during the year 2009-2010. IT & ITeS offices located in the sub urban areas of Sector-V, New Town and Bantala are currently driving the majority of office market demand in Kolkata. The demand in the IT & IteS sector has got a major boost in November, this year, when INFOSYS India’s leading IT company acquired 50 acres land from the state government in Rajarhat to build their campus. Kolkata office market has expanded rapidly in the SBD areas in recent years. Commercial properties available in these locations have quickly gained popularity amongst the investors as well as end users. A wide range of state-of-the-art office buildings combined with good infrastructure at extremely reasonable prices have made these locations popular as new office destinations to many occupants other than IT & IteS companies in recent times. At present, Kolkata’s main IT corridor, Sector-V and New Town are considered as the most sought-after office locations in Kolkata. These two locations have virtually no more vacant land where IT companies can expand further. After the introduction of Bantala as a new IT location by the state government, another

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promising new location is coming up at Nonadanga near Ruby Hospital to cater to the growing need of IT & ITeS companies in and around Kolkata. HSBC, HCL and Rolta India has acquired five acres of land each from the government to built their new facilities at Nonadanga. With the revival of office space demand from the IT and ITeS sector, Kolkata office market has witnessed strong buying and moderate leasing activities over the past one year where investors have outpaced the end users. Investors are mainly buying vacant spaces in the upcoming commercial buildings located in the secondary business districts (SBD) of Topsia, Kasba connector, Sector-V and New Town. Around 1.8 million sq.ft, including both lease and outright office transactions have happened in Kolkata over the past one year. The absorption has been driven largely by the IT & ITeS, telecom, steel, manufacturing and engineering sectors. With the renewed confidence among developers, the positive sentiments in the economy has led to a rise in construction activity across the city.

During the last six months of 2010, CBD area has witnessed the launch of a 90,000 sq.ft. commercial project by Belani Group at Woodburn Park and the completion of Diamond Prestige, a 2,37,000 sq.ft. of commercial building on AJC Bose Road by Diamond Group, Topsia has seen the copmpletion of PS Pace (1,00,000 sq.ft. approx.) developed by PS group. Apart from some ongoing large office projects such as DLF IT SEZ, Unitech Infospace SEZ, Ambuja Ecospace PhaseII, Videocon E-Habitat, Merlin Infinity etc. in New Town, and Sector-V, Kolkata has seen the launch of some new office projects such as Infinity BNKe, Ambuja IT Park, Mani Twin etc in Sector-V and New Town in the 2nd half of 2010. Few other projects such as PS Srijan Tech Park-II, the 8,00,000 sq.ft. IT Park, a joint venture between PS Group and Srijan, a 3,00,00 sq.ft project by Space group etc are in the pipeline. Approximately 8,00,000 sq. ft. office space construction was completed in the SBD markets during the last six months.

Key Office Transactions(Lease) in 2nd half of 2010

Accenture

Infospace

L&T

Technopolis

Sector-V

1,90,000 46,000

Godrej Waterside PS Srijan Techpark

Sector-V

13,000

Sector-V

11,000

DHL Salva Resources

Benfish Tower

Sector-V

Hyundai

Infinity Benchmark

Sector-V

8,000

AN Capital

Infinity Think Tank-I

Sector-V

5,000

Letse Software & Services

Infinity Think Tank-I

Sector-V

4,800

LG Electronics

Vishnu Towers

Sector-V

4,300

CMC

Vishnu Towers

Sector-V

4,200

Just Dial Honeywell

New Town

Ambuja Ecospace (SEZ) New Town

10,000 10,000

Source: NAI NK Realtors Research


CORPORATE SERVICES

2010 Year End Market Review

Current Grade-A and Grade-B Office Vacancy Rate G ra d e -A O ff ic e V a c a n c y

G ra d e -B O ff ic e V a c a n c y

GRADE - A, Office Rental Values Park S treet

A .J.C. B ose Roa d

Kasba

Topsia

C am ac S treet N ew Tow n

S alt Lake

160

Proposed P.S. SRIJAN TECH PARK-II at Sector-V

140 120

VACANCY RATES During the last six months of 2010, overall vacancy rates in the CBD area remained unchanged and stayed at around 4%. In Topsia the overall vacancy rates decreased from 14% to 13%. In Kasba Connector Grade-A vacancy rate increased from 20% to 26%. This is a result of few new supply has been added to the inventory, thus increasing overall vacancy. The highest increase in vacancy occurred in the New Town. Since mid-year Grade-A office vacancy increased from 43% to 45% in New Town. Continued completion of office space in New Town has resulted in a increase in vacancy rates. Overall vacancy rates in Salt Lake Sector-V increased from mid-year from 30% to 33%. LEASE RATES During the last six months of 2010, Kolkata’s main CBD area such as Park Street, Camac Street and AJC Bose Road has witnessed a decline of almost 7% in Grade-A office lease rates while the lease rates of Grade-B office in the same locations increased marginally except Camac Street. The current lease rates for Grade-A offices ranges between Rs 95120/sq.ft/month and for Grade-B offices ranges between Rs 80-105/sq.ft/month. New Town has witnessed the maximum Grade-A office lease rate growth (around 16%). There were no changes recorded in Grade-A office rentals in Topsia. Sector-V had a marginal growth in overall office lease rates which is currently hovering between Rs 40 - 50/sq.ft/month.

100 80 60 40 20 0

Q2

Q1

Q3

Q4

Q1

Q2

2007

Q3

Q4

Q1

2008

Q2

Q3

Q4

Q1

Q2

2009

Q3

Q4

2010

GRADE - B, Office Rental Rates Park S treet

Camac S treet

A.J.C. Bose Road

D alhousie

Topsia

Salt Lake

New Tow n

120 1 00 80 60 40 20 0

Q2

Q1

Q3

2007

Q4

Q1

Q2

Q3

2008

Q4

Q1

Q2

Q3

2009

Q4

Q1

Q2

Q3

Q4

2010

FORECAST

Location

Range (Rs/Sq.ft.)

Park Street

12,000-16,000

Camac Street

12,000-16,000

AJC Bose Road

8,000-16,000

Dalhousie

7,000 -10,000

Topsia

8,000 - 9,000

Kasba Xing

7,500 - 8,500

Salt Lake, Sector-V

4,000 - 5,550

Rajarhat, New Town

3,500 - 4,500

Source: NAI NK Realtors Research

SBD areas such as Kasba and Topsia are expected to see a marginal rise in overall lease and outright values while New Town and Sector-V will likely see a strong rise in overall lease and outright values in the short term. Present downward trend in overall lease rates in the CBD area Is likely to be continued. However, the outright rate will continue to heat up. Buying activity in the SBD areas are likely to be more in numbers in the coming months.

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RETAIL SERVICES

2010 Year End Market Review

Kolkata retail market Most of the mall developers in Kolkata have reactivated their mall projects over the past three to four quarters.

O

n the backdrop of improving consumer confidence, supported by the country’s surging economy which has been growing at an 8.9% pace for the past three quarters, Kolkata retail market has experienced a spectacular turnaround in sales as well as new store expansions over the last six months of 2010. The growth has been spectacular in almost every sectors of organised retail such as food & grocery, footwear, consumer durables, furniture, eye wear, watches, mobile & accessories, beauty care services, health & wellness, F&B, automobile, entertainment etc. All have expanded across Kolkata over the past one year. Continued success of Future Group’s various retail formats operational in Kolkata and other tier-II towns have helped other brands such as Reliance Retail, RPG Retail, Aditya Birla Retail etc. to execute their expansion plan in full gear across all their formats in the last phase of current year. In the entertainment sector, Kolkata has seen some regional players like Priya Entertainment, Eyelex Films etc. to come up strongly with their economic format in 2010. Understanding of the local market, strong hold on regional movies, reasonable ATP (Average Ticket Price) etc. are all helping the regional level multiplex operators to give tough competition to national level players. The concept of conversion of old cinema hall to multiplex has already started in Kolkata. Hind-Fame, a two screen multiplex is coming up on closed Hind Cinema at Ganesh Chandra Avenue in central Kolkata. The residences of Salt Lake will see the opening of HDIL’s first multiplex

‘Broadway’ shortly in Down Town mall. Multiplex goers in Kolkata are going to get the international viewing experience with the opening of Mexican multiplex chain ‘Cinepolis’ within a couple of years. The Mexican chain has signed their first property in upcoming Acropolis mall. The ever expanding food and beverages sector particularly the restaurant segment consistently expanded across Kolkata through out the year. The restaurant industry showed its buoyancy even during the recession. All kind of restaurant format has opened over the past few months. Amongst them the lounge format is fast gaining popularity in Kolkata. A restaurant and lounge bar, “Hops” has been operational on a 7,500sqft property in South City Mall since September, 2010. “Hushh” the Resto Lounge and Bar has opened in South City mall in November, 2010. Another lounge bar “Nocturne” has come up on Theater Road at year end. The “House of Kommons” (HoK) a lounge bar has opened in Salt Lake, Sector V in October, 2010. The newest fine-dining addition to the city is “Zodiac”, on Loudon Street by Welcomgroup Kolkata. ‘News’ the fine dining restaurant at Hometown Mall in Rajarhat opened in November, 2010. Apart from the opening of Lounge Bar & Restaurant, Kolkata has seen some local restaurant chains to expand in various part of Kolkata over the past six months. “Azad Hind Dhaba” opened stores in Alipore, Baishnabghata Patuli near Garia. “Alibaba” another local chain opened up in Ajay Nagar near Bengal Ambuja housing project, Gariahat, Chowringhee etc.

In Kolkata, the early sign of revival was first set out in the sub urban locations. Areas such as Garia, Narendrapur, NSC Bose Road, Raja SC Mallick Road, Behala, Lake Town, BT Road, Barrackpore, Sodepur, Barasat, etc. have witnessed a significant number of retail space leasing in the past twelve months. The newly opened showrooms are a mark of the buoyancy of the Kolkata retail sector. However, these are mostly smaller format stand alone properties located on the ground or ground and first floors combined. Increased new and quality supply, low occupancy cost as well as an overall improvement in consumer confidence have helped spur the retail sector in the suburban locations across Kolkata.

I Core Planet Godrej Interio Mega Mart Bengal Hyundai Bata Khadim Azadhind Dhaba MP Jewellers Hero Honda MP Jewllers

Barasat 25,000 (app.) NSC Bose Road 7,000 ” Lake Town 4,000 ” BT Road 3,500 ” Barasat 3,000 ” Garia 3,000 ” Baishnabghata Patuli 2 ,500 ” Garia 2,000 ” 1,600 ” NSC Bose Road Behala Tram Depot 1,000 ”

Mature urban markets have also seen a number of new stores to come up in the last couple of quarters. However, majority of the newly opened stores are small-format stores.

StandaloneTransactions in Mature Urban Areas

B-18 Krazy Kebabs Samsung Calvin Klein Tanishq Urban Gypsy

Chowringhee N.H. Sarani Lee Road Woodburn Park B.B.Ganguly Street Dover Lane

25,000 (app.) 4,000 ” 4,000 ” 2,500 ” 2,500 ” 1,500 ”

Source: NAI NK Realtors Research

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RETAIL SERVICES

2010 Year End Market Review

With a number of larger lease transactions by some big retailers in the upcoming malls, Kolkata retail sector seems to have managed to move out of the slow down shadow in the end of 2010. Kolkata did not witnessed too many large mall lease transactions in the1st half of 2010. Reliance has finalised a deal with around 1,00,000 sq.ft. in upcoming Avani Riverside mall in the 2nd half of the current year. This was so far the largest retail space transactions in Kolkata that happened after the ease of recession followed by the Spencer’s 50,000 sq.ft space uptake in Axis mall. Reliance will likely house its non-food retail formats, such as Reliance Digital, Reliance TimeOut, Reliance Home Kitchen, Reliance Jewels, Reliance Trends etc. in the upcoming mall.

Future Mall Supply

Lake Mall

Lake Market

Space Group

2,50,000

2011

North City

Lake Town

Diamond Group

3,00,000

2011

Avani Riverside

Howrah

Avani Group

3,00,000

2011

Sishir Kunj

Madhyamgram

Bengal Shelter

3,00,000

2011

Acropolis

Kasba

Merlin Group

3,50,000

2012

Varna Parichaya

College Street

Bengal Shelter

12,00,000

2012

Spencer’s Galleria

Park Circus

RPG Group

4,00,000

2012

Significant Mall Transactions

1,00,000 (app.)

Reliance Retail

Avani Riverside

Spencer’s Retail

Axis

50 ,000 ”

Cinepolis

Acropolis

40, 000 ”

Bigbazaar

Wood Square

30, 000 ”

Star Mark

Mani Square

15, 000 ”

Forum Court Yard, the extension of Forum mall located at Elgin Road, has opened its door in August, 2010. This is the only fully operational mall that came up in 2010 in Kolkata. Court Yard has an impressive list of international premium brands that include Aldo, Promod, Mango, Charles & Keith, Black Label, Benetton etc. Other international brands such as Jack & Jones, Vero Moda, Only, Pieces, Esprit, Timberland etc. have also opened stores in the South City mall, an operational upmarket mall located on Prince Anwar Shah Road in South Kolkata. Apart from being present in malls, international brands have also started actively looking at new stand alone properties coming up in upmarket areas.

“Varnaparichay” India’s first integrated book mall at College Street near Sealdah Kolkata has also witnessed the opening of 3,50,000 sq.ft. “Axis Mall” developed by Peerless Group at New Town, an upcoming satellite township in Rajarhat in April 2010. The mall is now partly operational and yet to find sufficient footfall due to lack of potential catchments in the neighbourhood. The mall initially started with a 35,000 sq.ft. four screen multiplex “Bioscope” and a 3,500 sq.ft. food court “Aheli”. Bioscope is the first operational economical format multiplex that came up in Kolkata by Priya Entertainment, a local multiplex operator. Reliance is going to open a 6,000 sq.ft footwear store “Footprint” in the same mall by January 2011. This would be their first footwear chain store in Eastern India. As retailers are aggressively looking at mall spaces with renewed interest, developers cranes have started swinging again on various mall projects which were stalled during the downturn.

Developers in Kolkata have intensified their construction as well as marketing activities in projects such as AVANI RIVER SIDE on Foreshore Road in Howrah, ACROPOLIS near Kasba Golpark, SPENCER’S GALLERIA at Amir Ali Avenue in Park Circus, VARNA PARICHAYA at College Street in Sealdah over the past couple of quarters. Approximately 1.15 million sq.ft. of new mall space will be added in the year 2011 and in the year 2012, another 1.95 million sq.ft. (approx) mall space would be added to the greater Kolkata market. VARNA PARICHAYA, a huge 12,00,000 sq.ft. mall is coming up in College Street near Sealdah station. The mall will be spread across nine levels. With two floors (G+1) fully dedicated for book shops, the mall aims to become a hub for book lovers community of Kolkata. A major tenant at Varna Parichay is Big Cinemas. Source: NAI NK Realtors Research

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RETAIL SERVICES

MALL VACANCY RATES Operational mall vacancies in Kolkata have declined considerably in the end of 2010 and currently stays at the lowest level. The overall year on year vacancy rate in the operational malls has declined to 1.70% from 2.5% a year earlier.

Q4, 2009

Q1, 2010

Q2, 2010

5% 4% 3% 2%

The City Centre mall at Rajarhat had the highest vacancy level at around 2.75% and City Centre mall at Salt Lake had the lowest level of vacancy with almost 0% at the end of 2010. Vacancy rates in the South City Mall and Forum mall were at around 0.20% and 0.50% respectively in the end of 2010. MALL LEASE RATES On account of aggressive retailers drive for mall space and limited new mall space supply, average lease rates in the operational malls as well as in the up coming malls across Kolkata market have witnessed an increase ranging between 5% to 25% in the past two quarters.

No Vacancy in City Centre-I

1% 0%

City Centre-II City Centre-I

Home Land

Mall Lease Rates (average price) South NewTown

CBD North

E MBypass Salt Lake

350 300 250 200 150 100 50

0

In the end of 2010 CBD area malls had the maximum q-o-q rental growth at around 25%. From October 2009 to the June of 2010, CBD area malls did not witnessed any rental growth and currently have rentals in the range of Rs 175-300 / sq.ft. / month.

Forum

Metropolis Mani Square South City

Q1

Q2

Q3

Q4

Q1

2008

Q2

Q3

Q4

Q1

Q2

Q3

Q4

2010

2009

High Street Lease Rates (average price) Central (CBD)

North

South

East

New Town

2 50 200

The mall lease rates graph on the right shows an interrupted deep green line from 4th quarter of 2009 to 2nd quarter of 2010 which indicates the mall lease rates in northern Kolkata. This is because, from the beginning of 2009 development of all the planned malls in that part were either shelved or cancelled which has been on offer again for the past two quarters of 2010. Current rental rates in north hovers between Rs 60-120 / sq.ft. / month.

HIGH STREET LEASE RATES

FORECAST

Quarter on quarter mall lease growth rates in the south of Kolkata, Salt Lake, EM Bypass and Rajarhat were around 23%, 21%,19% and 5% respectively at end2010. Mall lease rates in those areas have been in the range of Rs (70-250) / sq.ft / month, Rs (60-225) / sq.ft. /month, Rs (75200) / sq.ft. / month and Rs (60-120) / sq.ft. / month respectively in the end of 2010.

In the last one year key high street lease rates across locations in Kolkata has witnessed a slight decline except Rajarhat. This mainly due to the slackening demand from the retailers. Prevailing rentals seems to be high enough to the retailers to make a store financially viable in those areas. Rentals in the CBD area hovers between Rs 90-200 /sq.ft / month.

With resurgent demand from the buoyant retail industry, Kolkata will likely see more transactions in the coming months. However, the volume of key high street transactions likely to be more in the sub urban locations.

8

150 100 50

0

Q1

Q2

Q3

Q4

Q1

2008

Q2

Q3

2009

Q4

Q1

Q2

Q3

Q4

2010 Source: NAI NK Realtors Research

Falling vacancies and rising rentals in malls will spur new malls in the coming quarters.

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RESIDENTIAL SERVICES

2010 Year End Market Review

Kolkata residential market House prices in Kolkata displayed a continuous upward momentum in 2010.

K

olkata residential market has witnessed a strong growth in terms of sales as well as new launches over the past four quarters. Increasingly buoyant economic conditions, low mortgage rates, rising salaries has kept the market up till the end of 2010. As the demand increases from both owner-occupiers as well as from investors, properties in all price ranges, from mass market to luxury, appreciated over the past two quarters. However, housing prices in Kolkata displayed a continuous upward momentum since October, 2009. Rising demand and the increasing input cost such as building materials, land, construction labour and other items devoted to the construction of housing projects were responsible for the continued house price growth during this period. Average house price in Kolkata have now crossed the pre-recession highest price level (Rs 5174 per square foot, recorded in the 3rd quarter of 2008) and is currently staying at an all-time high level (Rs 5797 per square foot, recorded in the 4th quarter of 2010). Projects have witnessed price rises ranged from 10% to 35% across the micro markets over the last twelve months. The pie chart on the right shows the percentage break up of house price points of the ongoing residential projects in and around Kolkata. As can be seen, the Rs 2001- 3000 per square foot price bracket has had the largest volume of new supply by far with 47%, with around 59% of these in the Rs 2001- 2500 per square foot price bracket.

With around 9% share, the apartment prices at over Rs 8000 per square foot has had a considerable volume of new supply.

Overall House Price Growth in Kolkata 60 00 5000 4000 30 00 20 00 1000

0 Q1

Q2

Q3

Q4

Q1

2007

Q2

Q3 Q4

Q1

Q2

2008

Q3

Q4

Q1

2009

Q2

Q3

Q4

2010

Zone wise House Price Trend Central

South Central

South West

South

East

New Town

South East

North

12000 10000 8000 6000 4000 2000 0 Q1

Q2

Q3

Q4

2007

Q1

Q2

Q3

Q4

Q1

Q2

Q3

Q4

2009

2008

Q1

Q2

Q3

Q4

2010

Percentage Share of House Price Points (Kolkata) Rs 7001- 8000 above Rs 8000

Rs 6001- 7000 Rs 5001- 6000 Rs 4001- 5000

1%1%

9%

Below Rs 2000 Rs. 2501- 3000

12%

9% 47%

Rs. 2001- 2500

16% Rs 3001- 4000

59%

Rs 2001- 3000 Source: NAI NK Realtors Research

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RESIDENTIAL SERVICES

2010 Year End Market Review

Kolkata’s prime residential market Prime properties in some pockets have seen steep rise in price over the past few quarters. Prime residential market in Kolkata has experienced a significant growth over the last twelve months.

Up coming Project

Continued economic growth, recovery in the IT job market and shortage of prime properties have helped spur transaction and price gain in the prime segment in the end of 2010.

Prices of prime properties in Kolkata have been continuously increasing since the beginning of 2010. While prices of prime properties increased throughout Kolkata, certain locations clearly stand out such as E.M Bypass, Ballygunj Circular Road, Gurusady Road etc. The highest average year on year price growth has been on the E.M by pass (central) and its nearby areas at around 44%.

The resurgence in demand came mainly from wealthy domestic buyers such as top class businessmen, highly paid IT professionals and public sector employees. Prime properties are becoming increasingly unavailable and unaffordable in the areas like Queens Park, Sunny Park, Ballygunge Circular Road, Alipore and central Kolkata such as Elgin Road, Roland Row etc. Since Kolkata is suffering from a lack of sufficient prime properties in those areas, many would be buyers have started exploring options in new pockets, such as Tollygunge, E.M Bypass, VIP Road, Rajarhat etc. These pockets have witnessed a strong supply growth over the last six to eight months.

Prices of properties available in new pockets are well below the value level of ultra prime properties and vary from Rs 4500 to Rs 8500 per square foot.

Signature Tower at Golf Garden The new pockets have witnessed strong absorption compare to other established prime locations. This was mainly because of a striking difference in prime property values between the established markets and new pockets. Properties available in the above mentioned areas considered as ultra prime where current rate hovers between Rs10,000 and Rs15,000 per square foot.

The second highest average price growth was in the VIP Road area at around 33%. Established prime areas like Alipore (20%), Ballygunge Circular Road (23%), May Fair Road (25%), Gurusaday Road (23%), Loudon Street (24%) have witnessed strong year on year average price growth. Prime properties in New Town and Rajarhat area saw the lowest average price growth at around 18% from the 4th quarter of 2009 to the 4th quarter of 2010.

Prime supply in the last six months

Ideal Group

Ironside Road

Orbit

Ballygunge Place

Mani Group

On E.M. Bypass

Diamond Group

V.I.P Road

12,000

Avani Group

Ballygunge Cir. Road

10,000

High Price Point, Q4-2009

High Price Point, Q4-2010

Low Price Point, Q4-2009

Low Price Point, Q4-2010

16,000 14,000

8,000

Areas like New Alipore, Roland Row, Elgin Road, Golf Garden are expected to see the launch of few prime and ultra prime category properties from the developers like Ideal Group, PS Group, South City Group and Simplex Group in the next three to six months.

6,000 4,000 2,000 0 Lake Town

Loudon Street

Ballygunge Circular Rd.

Mayfair Road

Gurusaday Road

Alipore

EM Bypass New Town (Central)

Source: NAI NK Realtors Research

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RESIDENTIAL SERVICES

2010 Year End Market Review

Kolkata’s changing housing market The launch of Sherwood Estate in the middle of 2004, revolutionised the housing market in and around Kolkata.

T

he types of housing projects being constructed in Kolkata have changed over the years.

The launch of Sherwood Estate by Srijan, Heritage and PS Group at Narendrapur in the middle of 2004, actually, was the beginning of a new era for housing market in Kolkata. Since then, Kolkata has been witnessing a change in the buyers tests and demands. The group, introduced various modern day amenities and facilities such as landscaped garden, swimming pool, tennis court, club, gymnasium, library jogging track, park, round the clock security and so on in the Narendrapur project at an affordable price for the first time in Kolkata which helped the middleclass home buyers in Kolkata to think differently while choosing a new home in a housing project. Today everyone in Kolkata knows that home is not just four walls and a roof.

SHERWOOD ESTATE at Narendrapur residential market have landscaped garden, wide open space filled with various recreational amenities and modern day facilities.

Today, an apartment with all modern day facilities is not a distant dream to the middle-class people of Kolkata.

Properties in all price ranges, from MIG to HIG with various amenities and facilities are currently fulfilling the changing market demand in Kolkata.

Majority of the current large good residential projects in the Kolkata

To attract potential buyers and to ensure the units to be absorbed easily, most developers have also been tweaking their product offerings to match changing demand which have significantly helped developers to draw buyers interest and stimulate sales.

Few Ongoing Residential Projects with Modern day Amenities and Facilities:

Srijan Midlands

Jessore Rd.

MIG

57

Avani Oxford PS Magnum Club Town Garden

VIP Road VIP Road

HIG HIG

BT Road

MIG

60 56 60

Silver Oak Estate

Rajarhat

MIG

70

Ideal Niketan

Off EM Bypass

HIG

68

Urbana Oasis

Near Ruby Panditya Rd.

HIG HIG

80 78

Diamond City South Greenfield City Eden City

Tollygunge Behala Maheshtala

HIG

80

MIG

Purti Flowers Devaloke-De Casa

Behala Sonarpur

MIG MIG MIG

74 78 60 50

PS Srijan Sonargaon

Sonarpur

MIG

61

Sherwood Estate

Narendrapur

MIG

57

Note: Apartment rates at over Rs. 3000/sq.ft are considered as HIG.

Source: NAI NK Realtors Research

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RESIDENTIAL SERVICES

Demand for modern apartments with amenities and facilities in Kolkata continued to grow at a modest pace in the last seven to eight years. Kolkata fringe areas such as Garia, Narendrapur, Sonarpur and Baruipur in the south-east, Behala, Jalkal and Batanagar in the south-west, Gopalpur and Narayanpur on 211 Bus route at Rajarhat in the east, Madhyamgram in the north-east and BT Road in the north-west have been witnessing heightened activity in the recent years. Part of Behala and the adjacent Maheshtala municipality in the south-west fringe is currently undergoing a major transformation into a emerging residential location. The growth in infrastructure projects such as Joka-BBD Bag Metro extension, widening of the Budge Budge Trunk Road, a flyover from Nungi to Jhinjira Bazaar (Taratala) and a growing local population will place upward demand for properties over the coming years. With a number of ongoing good housing projects such as Diamond City West, Purti Colors, Greenfield City, Purti Flowers, Eden City and Calcutta Riverside, the most area has already become one of the important quality and affordable housing locations in the Kolkata market.

2010 Year End Market Review

Of late, Rajarhat has witnessed a remarkable growth in home sales and price. In the last six months, price growth in almost all the projects were in the range between 20% and 30%. Projects on Rajarhat Expressway, 91 Bus Route and near City Centre Mall have been in high demand. Rajarhat area have witnessed the launch of Silver Oak Estate, Purti Star, Siddha Pine-extension, Ideal Abasan, Ideal Enclave-extension in the last six months. Some new projects such as Loharuka Group project, Shrachi Epicentre by Shrachi Group, Sankalpa-Extension are in the pipe line which will be launched in New Town and Rajarhat area within the next couple of months. Overall buyers sentiment towards New Town and Rajarhat have improved much in the last six months of 2010. The area has been on the upbeat after the announcement of sanctioning land to the IT major INFOSYS by the state government in November, this year. However, the entangled political situation and the poor infrastructure facilities like electricity, water supply had a little impact on the overall spirit of the new home buyers.

Residential Sale Rates (as on December, 2010) Location

Rs./Sq.ft.

KOLKATA

Jessore Road VIP Road Madhyamgram Shyambazar B. T. Road

1900 - 4050 2600 - 4850 1700 - 2100 2300 - 5000 1600 - 3000

Park Street Loudon Street Theatre Road

9000-12000 9000-12000 9000-12000

Salt Lake Beleghata Kankurgachi E.M. Bypass (central) New Town/Rajarhat

3000 - 4500 2500 - 3000 7000 - 8000 4400 - 8500 1900 - 4700

Garia Narendrapur Rashbehari Connector

2200 - 3200 1800 - 2500 4100 - 4600

South-East

Dobson Road G.T. Road

3200 - 3500 1600 - 3500

Howrah

North

Central

East

KOLKATA

Location

Rs./Sq.ft.

Queens Park Sunny Park Ballygunge Cir. Road Ballyguge Park Road Bullygunge Place Mayfair Road Gariahat Road Goal Park Rashbehari

10000-15000 10000-15000 10000-15000 8000-12000 South-Central 6000 - 7000 8000-12000 6000-10000 6000 - 8000 5000 - 7000

10000-14000 Alipore Behala 1700 - 2600 Batanagar & Maheshtala 1500 - 2800 Lansdowne Road Bhawanipore P.A. Shah Road Jadavpur Tollygunge

6000 - 8000 6000 - 7000 3500-10500 3000 - 4500 3600 - 5350

South-West

South

Residential Lease Rates

NORTH KOLKATA Shyambazar V.I.P Road

12-15 12-15

EAST KOLKATA Salt Lake E. M. Bypass (Central)

20-25 25-30

CENTRAL KOLKATA Park Street, Theatre Road

30-40

SOUTH KOLKATA Prince Anwar Shah Road

15-20

Jadavpur

10-15

Tollygunge

10-15

SOUTH - WEST KOLKATA Alipore Behala

35-40 8-10

Ballygunge (Prime Areas) Ballygunge (Other Areas)

35-40 30-35

SOUTH - CENTRAL KOLKATA SOUTH - EAST KOLKATA E.MBypass (Near R.B. Connector) Garia Narendrapur

15-17 8-10 8-10

FORECAST Continued improvement in employment and pay package particularly in the IT sector will likely boost up the housing demand in the coming quarters. However, there will likely be a gradual upward movement in home lone rates. The established markets such as Alipore and Ballygunge with limited land parcels are expected to see minor launches and continued price increase in the coming years. The ongoing home prices are still very attractive in Rajarhat compare to other prime locations in Kolkata. Improving IT job market followed by expected hike in pay package will likely put pressure on prime house price in New Town area. With anticipated increase in home loan rates and continued increases in house prices, the residential market may not see the type of price increase occured in 2010. However, demand for apartment in Kolkata should remain strong.

Source: NAI NK Realtors Research

12

11 7


LAND SERVICES

2010 Year End Market Review

Kolkata Land market Land market activity in the Kolkata market continued to gain momentum backed by steady performance of the residential market. INFOSYS, India’s second-largest IT major by revenue has acquired 50 acres from the State government at the rate of Rupees 1.5 crore per acre. The land is located in Action Area-II, in New Town where the same size of land is allotted to WIPRO at the same rate in December last year.

L

and market activity in Kolkata and its periphery areas continued to gain momentum over the last two quarters. Developments of new housing activity in the fringe market grew at an unprecedented rate over the past one year. The residential market which has been on a continuous growth path over the last one year is currently fueling the demand of land in and around Kolkata. A large number of residential developers, small to big have become aggressive again in the land market. Drive for new lands to create land banks by these developers have made the land market more competitive in the last six months, mainly in the suburban areas where various urban infrastructure such as flyovers, metro connectivity are gradualy being introduced. In the office market particularly in the IT sector, demand has come back again. New office development is gaining momentum across kolkata office market, however, the demand for land for new office development is maximum in the SBD areas such as Sector-V, New Town, Topsia and Kasba connector etc. Shortage of land and high acquisition cost is driving the developers to the SBD areas.

Land Rates in Kolkata (in Rs/cottah)

Demand of land in the industrial zones or parks have increased substantially over the past couple of years. Apart from the government run industrial zones, a lot of privately owned and managed industrial parks have come up in the neighbourhood of Kolkata such as Dankuni, Dhulagar, Jangalpur and Uluberia on the main traffic routes such as NH6, NH2, Durgapur Expressway etc. Low land rates and better connectivity has attracted many small and medium sized industries and warehouses to set up their operational bases in these industrial parks. “Shilpangan”, a privately managed industrial park is being developed on 80-100 Bighas of land at Dankuni by Unnayan Group. Currently infrastructure and development work is in progress at another privately managed industrial park, named Agarwal Commerciall Park at Dankuni.

Industrial Land Rates Location

Madhyamgram (0.4-0.8 million) BT Road (0.4-2.5 million) VIP Road (2.5-4.5 million)

Shyambazar (3.5-5 million)

Salt Lake (1-3.5 million) Park Street (10.25-10.5 million)

Ballygunge (7-10.5 million)

Alipore (9-10.25 million)

Apart from a few Poilan small sized land deals (0.35-0.5 million) completed in the last six months, the people of Kolkata has witnessed a significant land deal at Rajarhat in November, 2010.

Jodhpur Park (3-5 million)

Tollygunge (1.5-2.5 million) Behala Garia (1-2 million) (0.7-1.5 million) Narendrapur (0.4-0.8 million)

Rs./Cottah

Kona Express way to Dhulagar Toll Plaza

0.40-0.60 Million

Dhulagar Toll Plaza to Uluberia

0.20-0.35

Uluberia to Kolaghat

0.08-0.15

Dankuni to Srirampur (on Delhi Road)

0.25-0.40

Dankuni to Singur (on Durgapur Exp. Way) 0.08-0.30

Srirampur to Chandannagar

0.15-0.25

Kalyani

0.15-0.25

FORECAST Land market activity is likely to be more competitive in the coming quarters as construction activity in all real estate sectors are gaining momentum. Competition for raw land will be more in the coming years and will likely to increase the land value by 5% to 10% in the fringe areas. The land market activity is likely to be more strong from the 2nd half of 2011. Source: NAI NK Realtors Research

13


2010 Year End Market Review

WAREHOUSE SERVICES

Kolkata warehouse market Kolkata which is providing an overland freight corridor between east and north-east of India, has seen a spurt in development of modern warehouses along the national highways. With growing demand and increasing development activities, Kolkata warehouse market has consolidated its position as one of the growing real estate sectors in the end of 2010. The expansion of modern retail and increasing investments in various medium to large scale industries such as food, engineering, telecom, power, steel, etc have captured warehouse developers interest substantially in recent times. Over the past couple of years, Kolkata is witnessing a spurt in development of new generation warehouses and logistics hub. These developments are coming up in the locations such as Kona, Dankuni, Sankrail, Dhulagarh, Chamrail, Jagadishpur etc. along the national highways such as NH2 and NH6. A number of privately owned and government run small and medium sized industrial parks have also come up in these areas. NH2 establishes connection with the North India and NH6 with the South and West India. As Kolkata is situated on a cross road between East and North East India, the city is increasingly becoming important in the freight corridor of East and North East India. Companies such as retail chain, telecom etc. are finding Kolkata profitable to establish their logistic centers and warehouses in these locations. Approximately 3,25,000 sq.ft of modern warehouse space was added to the Kolkata warehouse market in the last two quarters of 2010. Amongst the major warehouse completions, notables were the 75,000 sq.ft. warehouse by Pratap Polysec at Poly Park in Dhulagarh on NH6 and 50,000 sq.ft. warehouse at Maheshtala on Budge Budge Trunk Road by Meri Chai company.

14

Supply in the next Twelve months Developer

LEASE RATES

Location

Sq.Ft. 4 ,50,000

Meeri Chai Co.

Dhulagarh (NH6) B B T Road

CCI Logistics Maa Ambe

Chamrail (NH6) Dankuni (NH2)

Merryl Infrastructure

3,00,000 5,00,000 1,00,000

Maa Ambe, one of the reputed modern warehouse developers of Kolkata has completed the land development work at Dankuni on NH2 to develop a 1,00,000 sq.ft warehouse and currently pilling work is going on at the plot. Land development work for the South City Anmol Projects warehouse is currently ready and construction will start soon. Key transactions in 2010 Tenant Future Group Unrevealed Tata Group Unrevealed Unrevealed

Project/Location

Sq. Ft.

Barasat Road 1,00,000 Maa Ambe, (NH2) 1,00,000 Sankrail Indl. Park (NH6) 80,000 Sankrail Indl. Park (NH6) 60,000 Sankrail Indl. Park (NH6)

40,000

During the last six months of 2010, warehouse lease rates across locations in Kolkata market have witnessed an increase ranging between12% and 15%. However, some locations like BBT Road, BT Road and Barasat-Madhyamgram area did not witness any lease rate growth since mid-year. Prevailing lease rate currently hovers between Rs. 10 and Rs 22 per square feet per month across market.

Warehouse Rental Rates

NH-6 NH-2 Taratala, Hide Road Budge Budge Trunk Road B.T. Road Barasat-Madhyamgram

14-18 11-16 16-22 14-18 10-14 12-14

Warehouse Lease Rates (median price) December2008

December2009

June2009

December2010

20 18 16 14 12 10 8 6 4 2 0 NH6

NH2

Taratala-HideRoad

VACANCY RATES During the last six months, the overall warehouse vacancy rates in the Kolkata market have increased, reaching 15% at end 2010. The highest increase in vacancy occurred in the NH2 and Nh6 area. Since mid-year vacancy increased from 10% to16% in the NH2 and from 13% to 17% in the NH6. This is because, more new supply has been added, thus increasing vacancy.

BudgeBudge TrunkRoadRoad

BTRoad Barasat-Madhyamgram

Source: NAI NK Realtors Research

FORECAST Rental rates will likely stay in the current level for the next two quarters of 2011. Increasing demand will bring more supply in the coming months. New completion will likely push the vacancy rates slightly up in the short term.

11 7


2010 Year End Market Review

NAI NK Realtors established in 1987, is one of the fastest growing, most active commercial real estate services firms in Kolkata. The firm provides clients with the best local market knowledge in the industry, complemented by NAI Global’s professionally-managed international network, the largest of it’s kind. NAI NK Realtors team known for its market leadership, collaborative corporate culture, knowledgeable and experienced professionals and commitment to client service. NAI NK Realtors services include multi-site acquisitions and dispositions, sublease, tenant representation, lease administration and audit, site searches, finance and investment services, demographic analysis, feasibility analysis, due diligence and related consulting and advisory services. For more information, visit NAI NK Realtors Web site at: www.nkrealtors.com

This report contains information available to the public and NAI NK Realtors accepts no responsibility if this should prove not to be the case. No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein. The same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawals without notice.

15


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Valuestrends&opportunities intheKolkatarealestatemarket WAREHOUSELANDRESIDENTIALRETAILOFFICE Withstrongriseinsalesaswellasnewlaunchessee...

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