Development Feasibility Report
UERP Studio 2023 Utkarsh Sharma PUP22378
Development feasibility Report
Can Shahdara, a district in East Delhi, assess its potential for business growth?
By 2041, Delhi’s population is expected to reach 28-30 million. To meet the requirements of a massive population in a systematic and sustainable manner, there is need for holistic development approach. Currently, there is 220 million population out of which 0.83 million is the total workforce population. To cater to this influx, Shahdara has various employment centres, like CBD, TOD node of Karkardooma and District centres. This report aims to study the development potentiality of Sub-district centre of Shahdara.
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Table of Contents 01
Site Selection Context and Location Connectivity Site dimensions Site Appraisal
02
Planning Feasibility
03
Market Feasibility
04
Site Zoning Development Regulations Development Scenarios
Demand Analysis Development Cost Profit and Return on Investment
Recommendations Recommendations to the Developer Recommendations to the Development Authority
Development feasibility Report
Development feasibility Report
Site Location
Site Context from the DP perspective ZDP of Zone E The Site lies in the zone E, Surrounded by 3 sides by Uttar Pradesh State and River Yamuna on one sd\ide. Planning Zone E (Trans-Yamuna Area) has a total area of 8797 ha/87.97 km.
Site Regional Context and connectivity
Surrounding Landmarks
The site is located in Eastern part of Delhi in Vishwas Nagar, Shahdara. The Site is well connected by three metro lines i.e. Red-line, Pink-Line and Blue-Line, all within 2 km radius. Vishwas Nagar is also well-served by buses, and there are several major roads that connect it to other parts of Delhi. Vishwas Nagar is a commercial center in Shahdara, with a number of shops, markets, and banks. The area is also home to several large office buildings and industrial complexes. Vishwas Nagar is located close to other commercial hubs in East Delhi, such as Preet Vihar, Laxmi Nagar, and Karkardooma. This makes it a convenient location for businesses and individuals who need to be close to other commercial areas. Page no. 1
Site Selection
Site Selection
Location of Zone E in context of Delhi
The site is located in Sub-district centre of Delhi
Page no.2
Development feasibility Report
Development feasibility Report
Site Appraisal
Road Network connectivity with the site
The plot of land is well-connected to the surrounding area, with a 60-meter wide main road on one side and 24-meter wide roads on the other three sides. This provides a number of benefits, including: 1. Easy access for fire trucks and other emergency vehicles: In the event of an emergency, fire trucks and other emergency vehicles will be able to easily access the site from any side. This can help to minimize damage and loss of life. 2. More commercial frontage: Site’s multiple access points make it ideal for businesses that rely on street traffic to generate customers. The additional commercial frontage can also be used to generate additional revenue for the property owner. 3. Increased visibility: The plot’s location on a busy road makes it highly visible to potential customers. This can be a major advantage for businesses that are trying to attract new customers. 4. Improved property value: Property values in areas with good connectivity are typically higher than in areas with poor connectivity. This is because well-connected areas are more attractive to businesses and residents. Page no. 3
Site Selection
Site Selection
Site Dimensions
The Site is located in closed proximity with Karkardooma TOD zone and also is in close proximity with IP University and Yamuna Sports Complex giving it a amenity boost. It is in close proximity with three metro lines which enhances it connectivity with Delhi-NCR. Retail PotentialDue to its locational advantages the site has a potential to gauge on its retail potential and can attract higher rental yields.
Page no. 4
Development feasibility Report
Development feasibility Report
TOD Influence Zone
Site Zoning in respect with ZDP
Site nearby context- The site is connected with 3 metro lines
The site lies within 1km radius of TOD influence zone which focuses on creating high density mixed land use development of areas falling in the influence zone of transitstations, i.e. within a walking distance of 500-800 m or along the transit corridor, provided the station is within 1km of site
TOD Influence Zone- 800m
Page no. 5
Planning Feasibility
Planning Feasibility
The site has a blend of commercial and residential zones
The Site is located in commercial zone with District centre
Page no. 6
Development feasibility Report
Development feasibility Report
Development Control Regulations
10500 m²
Built form Based on the Regulation
25% GC 10500 m²
75%
25% GC
Planning Feasibility
Planning Feasibility
75%
Development Control Regulations
Page no. 7
Parking Regulations allowed
Page no. 8
Development feasibility Report
Development feasibility Report
Planning Scenarios 1- Retail+Office space
Area Statement Area statement - Scenario 1 Commercial Regulations Plot Area (sqm) Base FSI Achieved Built up area (sqm) Green Incentive FAR Additional purchasable built up Total permissible BUA (sqm) Net Plot Area Road Margin Deduction (front, side, side, rear) 15m ;12m ;12m ;12m Max.Permissible Ground coverage
S.no. 1 2 3 4 6 7 8 9 10
12 13
Brief
16 Green cover
Increased property values: Retail+office projects can help to increase property values in the surrounding area. This is because they attract businesses and residents, which can lead to increased demand for housing and other amenities. Envisioned Form Plot Area- 10500 m Max FSI- 1.5 Max Built-up- 15750 m2 Net Plot Area - 7920 m2 N0.of Floors - 4 Parking rqd - 473 ECS Open Space - 6825 m2 2
Page no. 9
11
14
Planning Feasibility
Planning Feasibility
Convenience: Retail+office projects can be a convenient option for businesses and employees, as they offer both office space and retail amenities in one location. This can save businesses time and money on commuting and other expenses. Attractiveness: Retail+office projects can be more attractive to tenants and customers than traditional office buildings. This is because they offer a variety of amenities, such as shops, restaurants, and cafes, which can make the work environment more pleasant and productive.
Basement Number of floors Total Height 15 Open space
17 Green cover Required Parking Parking spaces can be used in setback Basement Parking
Item no.
Area 10500 1.5 15750 0 0 15750 7920 2580 3675
When there is setback of 6m and above, it should be after leaving required 6.0 m from plot boundary
9306 4.29 17.14 6825
Floor to floor ht considered 4 m
Since building is Category 1(5000- 1 tree for every 80 20,000 sqm) sq.m. 196.88 Out of 75% of open space, 20% of the space shall be pervious. 1365 3 ECS / 100 sqm 473 Open area= 23 m2 per ECS Basement= 32 m2 per ECS
112 291
Rest 70 parking can be achieved 403 from open space
Total Parking achieved Net Open space left
1610
5215
Land Costs- (Purchase Model) LAND COSTS Land Rate (in sqm)
56640
Use Factor Land Use
3 Commercial
Property Type
Non Agricultural Plot
Area (in Sqm)
10500
Land Price
₹
1,78,41,60,000
₹
4,20,00,000
Stamp Duty (7%)
₹
12,48,91,200
Registration Fees
₹
1,78,41,600
External Development Charge
4000/ sqm for East Zone in Delhi
Total (in crores)
₹
197 Page no. 10
Development feasibility Report
Development feasibility Report
Building Permit costs
Total Revenue Generated
BUILDING COSTS
Revenue Generation
4394250 105000
Building Construction cost Rs.279/sqm Building Permit Fee Rs 10 / sqm Application for completion certificate Rs 10 / sqm of covered area Preoccupancy Charges Rs 2000 per sqm for commercial
105000 21000000
Fees for Inspection of completion work till plinth lvl Rs 500/ sqm Betterment Levy Rs.700 for plots above 50 sqm Additional FAR Rs. 450 per sqm for additional FAR Parking Charge for one ECS per 50 sqm of plot area
66500
13965000
Parking provision in Basement & Stilt (Free from FAR)and open Setbacks (per ECS)
50000
14540625
Total (in crores)
₹
Total (in crores)
Commercial
5250
First
Commercial
Second
Office 100000 per ECS
15750
26910
₹
42
1 Land Cost 2 Building Permit Cost 3 Construction Cost Total
197 6 42
Price Escalation Factor (@10% yearly) Year 1 Year 2 Year 3
245
1.1 1.2 1.3
Total (in crores)
269.5 296.45 326.095
₹
326.10
Page no. 11
193752
Total Revenue 1017198000 Generated
5250
129168
678132000
101.7198
5250
107640
565110000
67.8132
47250000
56.511
Price Appreciation Factor (@10% yearly) Year 1
253.8459
1.1
Year 2
279.23049
1.2
Year 3
307.153539
1.3
Year 4
337.8688929
Year 5
371.6557822
Profitability= Capital-Revenue
Total Capital Investment Total COST ASSESSMENT Purchase of Land
Ground
Profitability of the Project
6
Rate per sqm
Area in sqm
4.725
Planning Feasibility
Planning Feasibility
Area
Use
230.769
Construction Cost Construction Cost
Floor
Parking Sale (Per ECS)
7875000 7350000
Average Capital Value/ sqm Revenue
Base Year Year 1
Year 2
Year 3
Year 4
Year 5
Occupancy Ratio
0
0.2
0.4
0.6
0.8
1
Total Inflows (Commercial+Office)
0
50.76918
111.692196
184.2921234
270.2951143
371.6557822
Total Outflows (Commercial+Office)
-326
-65.2
-13.04
-2.608
-0.5216
-0.10432
Profit before tax (Commercial+Office)
-326
-14.43082
98.652196
181.6841234
269.7735143
371.5514622
Accumulated Losses/ Profits
-652
-79.63082
85.612196
179.0761234
269.2519143
371.4471422
0
0
29.5956588
54.50523702
80.9320543
111.4654387
-326
-14.43082
98.652196
181.6841234
269.7735143
371.5514622
Income Tax@ 30% Net Cash Flow
NPV(Net Present Value)
224.42
Discount Rate
0.12
IRR
30%
Net Present Value- 224.42 IRR- 30%
PROFITABILITY Total Inflows (Commercial+Office) Total Outflows (Commercial+Office) Linear (Total Inflows (Commercial+Office)) 500 400 300 200 100 0 -100 -200 -300 -400
371.6557822
0 1
50.76918 -65.2 2
111.692196
184.2921234
270.2951143
-13.04
-2.608
-0.5216
-0.10432
3
4
5
6
-326
An IRR of 30% means that the project is expected to generate a return on investment of 30% per year. This is a very high return, and it is well above the cost of capital for most businesses. Page no. 12
Development feasibility Report
Development feasibility Report
Land Costs- (Lease Model)
Total Revenue Generated Revenue Generation
LEASE COSTS
Ground rent is payable annually in advance @ 2.5% of the cost of land as given in the Allotment cum LeaseRent /Ground Rent Demand Letter in respect of all Rate (in sqm) 44604000 allotment on lease hold basis. Stamp Duty (1%) (One-time) 16057440 Land Use Commercial Property Type Non Agricultural Plot Area (in Sqm) 10500 Lease Period 10 years Total Lease Rent 446040000 External Development Charge 4000/ sqm for East Zone in Delhi 42000000 Registration Fees 0
₹ 49
Total (in crores)
Use
Area in sqm
Average Average Rental Rental Value Value for Lease/ for Lease/ Year Revenue month
Commercial
5250
1450
17400 ₹
9,13,50,000
Commercial
5250
Office
5250
1300
15600 ₹
8,19,00,000
1150
13800 ₹
7,24,50,000
₹
25
Profitability of the Project The lease cost for 10 years is 49 crores, and the revenue generated can 245 cr for 10 years giving a average profit of 200 cr.
Building Permit costs
Planning Feasibility
BUILDING COSTS
4394250 105000
Building Construction cost Rs.279/sqm Building Permit Fee Rs 10 / sqm Application for completion certificate Rs 10 / sqm of covered area Preoccupancy Charges Rs 2000 per sqm for commercial
105000 21000000
Fees for Inspection of completion work till plinth lvl Rs 500/ sqm Betterment Levy Rs.700 for plots above 50 sqm Additional FAR Rs. 450 per sqm for additional FAR
7875000 7350000
Parking Charge for one ECS per 50 sqm of plot area
66500
13965000
Parking provision in Basement & Stilt (Free from FAR)and open Setbacks (per ECS)
50000
14540625
Total (in crores)
₹
6
Construction Cost Construction Cost
Area
Total (in crores)
15750
Rate per sqm
₹
26910
42
Page no. 13
Page no. 14
Development feasibility Report
Development feasibility Report
Planning Scenarios 1- Retail Commercial space
Area Statement Area statement - Scenario 1 Commercial Regulations Plot Area (sqm) Base FSI Achieved Built up area (sqm) Green Incentive FAR Additional purchasable built up Total permissible BUA (sqm) Net Plot Area Road Margin Deduction (front, side, side, rear) 15m ;12m ;12m ;12m Max.Permissible Ground coverage
S.no. 1 2 3 4 6 7 8 9 10
12 13
Brief
16 Green cover
Increased property values: Commercial spaces can help to increase property values in the surrounding area. This is because they attract businesses and residents, which can lead to increased demand for housing and other amenities.
Envisioned Form Plot Area- 10500 m Max FSI- 1.5 Max Built-up- 15750 m2 Net Plot Area - 7920 m2 N0.of Floors - 4 Parking rqd - 473 ECS Open Space - 6825 m2 2
Page no. 15
11
14
Planning Feasibility
Planning Feasibility
Economic growth: Commercial spaces are essential for economic growth, as they provide a place for businesses to operate which can lead to job growth and increased tax revenue. Vibrant communities: Commercial spaces can help to create vibrant and livable communities by providing residents with access to a variety of amenities, such as shops, restaurants, and entertainment venues.
Basement Number of floors Total Height 15 Open space
17 Green cover Required Parking Parking spaces can be used in setback Basement Parking
Item no.
Area 10500 1.5 15750 0 0 15750 7920 2580 3675
When there is setback of 6m and above, it should be after leaving required 6.0 m from plot boundary
9306 4.29 17.14 6825
Floor to floor ht considered 4 m
Since building is Category 1(5000- 1 tree for every 80 20,000 sqm) sq.m. 196.88 Out of 75% of open space, 20% of the space shall be pervious. 1365 3 ECS / 100 sqm 473 Open area= 23 m2 per ECS Basement= 32 m2 per ECS
112 291
Rest 70 parking can be achieved 403 from open space
Total Parking achieved Net Open space left
1610
5215
Land Costs- (Purchase Model) LAND COSTS Land Rate (in sqm)
56640
Use Factor Land Use
3 Commercial
Property Type
Non Agricultural Plot
Area (in Sqm)
10500
Land Price
₹
1,78,41,60,000
₹
4,20,00,000
Stamp Duty (7%)
₹
12,48,91,200
Registration Fees
₹
1,78,41,600
External Development Charge
4000/ sqm for East Zone in Delhi
Total (in crores)
₹
197 Page no. 16
Development feasibility Report
Development feasibility Report
Building Permit costs
Total Revenue Generated
BUILDING COSTS
Revenue Generation
4394250 105000
Building Construction cost Rs.279/sqm Building Permit Fee Rs 10 / sqm Application for completion certificate Rs 10 / sqm of covered area Preoccupancy Charges Rs 2000 per sqm for commercial
105000 21000000
Fees for Inspection of completion work till plinth lvl Rs 500/ sqm Betterment Levy Rs.700 for plots above 50 sqm Additional FAR Rs. 450 per sqm for additional FAR Parking Charge for one ECS per 50 sqm of plot area
66500
13965000
Parking provision in Basement & Stilt (Free from FAR)and open Setbacks (per ECS)
50000
14540625
Total (in crores)
₹
Total (in crores)
Commercial
5250
First
Commercial
Second
Commercial 100000 per ECS
15750
26910
₹
42
1 Land Cost 2 Building Permit Cost 3 Construction Cost Total
197 6 42
Price Escalation Factor (@10% yearly) Year 1 Year 2 Year 3
245
1.1 1.2 1.3
Total (in crores)
269.5 296.45 326.095
₹
326.10
Page no. 17
193752
Total Revenue 1017198000 Generated
5250
129168
678132000
101.7198
5250
118404
621621000
67.8132
47250000
62.1621
Price Appreciation Factor (@10% yearly) Year 1
260.06211
1.1
Year 2
286.068321
1.2
Year 3
314.6751531
1.3
Year 4
346.1426684
Year 5
380.7569353
Profitability= Capital-Revenue
Total Capital Investment Total COST ASSESSMENT Purchase of Land
Ground
Profitability of the Project
6
Rate per sqm
Area in sqm
4.725
Planning Feasibility
Planning Feasibility
Area
Use
236.4201
Construction Cost Construction Cost
Floor
Parking Sale (Per ECS)
7875000 7350000
Average Capital Value/ sqm Revenue
Base Year Year 1
Year 2
Year 3
Year 4
Year 5
Occupancy Ratio
0
0.2
0.4
0.6
0.8
1
Total Inflows (Commercial+Office)
0
52.012422
114.427328
188.8050919
276.9141347
380.7569353
Total Outflows (Commercial+Office)
-326
-65.2
-13.04
-2.608
-0.5216
-0.10432
Profit before tax (Commercial+Office)
-326
-13.187578
101.387328
186.1970919
276.3925347
380.6526153
Accumulated Losses/ Profits
-652
-78.387578
88.3473284
183.5890919
275.8709347
380.5482953
0
0
30.4161985
55.85912756
82.91776042
114.1957846
-326
-13.187578
101.387328
186.1970919
276.3925347
380.6526153
Income Tax@ 30% Net Cash Flow
NPV(Net Present Value)
238.60
Discount Rate
0.12
IRR
31%
Net Present Value- 238.60 IRR- 31%
PROFITABILITY Total Inflows (Commercial+Office) Total Outflows (Commercial+Office) Linear (Total Inflows (Commercial+Office)) 500 400 300 200 100 0 -100 -200 -300 -400
380.7569353
0 1
52.012422 -65.2 2
114.4273284
188.8050919
276.9141347
-13.04
-2.608
-0.5216
-0.10432
3
4
5
6
-326
An IRR of 31% means that the project is expected to generate a return on investment of 31% per year. This is a very high return, and it is well above the cost of capital for most businesses. Page no. 18
Development feasibility Report
Development feasibility Report
Land Costs- (Lease Model)
Total Revenue Generated
LEASE COSTS
Revenue Generation
Ground rent is payable annually in advance @ 2.5% of the cost of land as given in the Allotment cum LeaseRent /Ground Rent Demand Letter in respect of all Rate (in sqm) 44604000 allotment on lease hold basis. Stamp Duty (1%) (One-time) 16057440 Land Use Commercial Property Type Non Agricultural Plot Area (in Sqm) 10500 Lease Period 10 years Total Lease Rent 446040000 External Development Charge 4000/ sqm for East Zone in Delhi 42000000 Registration Fees 0
₹ 49
Total (in crores)
Use
Area in sqm
Average Average Rental Rental Value Value for Lease/ for Lease/ Year Revenue month
Commercial
5250
1450
17400 ₹
9,13,50,000
Commercial
5250
1300
15600 ₹
8,19,00,000
Commercial
5250
1301
15612 ₹
8,19,63,000
₹
26
Profitability of the Project The lease cost for 10 years is 49 crores, and the revenue generated can 245 cr for 10 years giving a average profit of 200 cr.
Building Permit costs
Planning Feasibility
BUILDING COSTS
4394250 105000
Building Construction cost Rs.279/sqm Building Permit Fee Rs 10 / sqm Application for completion certificate Rs 10 / sqm of covered area Preoccupancy Charges Rs 2000 per sqm for commercial
105000 21000000
Fees for Inspection of completion work till plinth lvl Rs 500/ sqm Betterment Levy Rs.700 for plots above 50 sqm Additional FAR Rs. 450 per sqm for additional FAR
7875000 7350000
Parking Charge for one ECS per 50 sqm of plot area
66500
13965000
Parking provision in Basement & Stilt (Free from FAR)and open Setbacks (per ECS)
50000
14540625
Total (in crores)
₹
6
Construction Cost Construction Cost
Area
Total (in crores)
15750
Rate per sqm
₹
26910
42
Page no. 19
Page no. 20
Development feasibility Report
Development feasibility Report
Recommendation to the developer
Recommendation to the development Authority 1. Allow for TOD zone incentives
PROFITABILITY
These may include Higher FSI, Built-to line, Higher ground coverage adn this will promote less on-street parking as well as promote walkability.
Total Inflows (Commercial+Office) Total Outflows (Commercial+Office) Linear (Total Inflows (Commercial+Office)) 500 400 300 200 100 0 -100 -200 -300 -400
371.6557822
0 1
50.76918 -65.2 2
111.692196
184.2921234
270.2951143
-13.04
-2.608
-0.5216
-0.10432
3
4
5
6
-326
Scenario 1 Retail+Office development Net Present Value- 224.42 IRR- 30%
Total Inflows (Commercial+Office) Total Outflows (Commercial+Office) Linear (Total Inflows (Commercial+Office)) 500 400 300 200 100 0 -100 -200 -300 -400
380.7569353
0 1
52.012422 -65.2 2
114.4273284
188.8050919
276.9141347
-13.04
-2.608
-0.5216
-0.10432
3
4
5
6
-326
Scenario 2 Commercial development Net Present Value- 238.60 IRR- 31%
Scenario 2 has a higher IRR of 31% and also shows a higher profitability. The recommended model should be Lease Rental model since the intial cost of investment is lower and it will be easier to do the financing for lease model. It is recommended to undertake the construction in a phased manner.
Page no. 21
Recommendations
Recommendations
PROFITABILITY TOD Based approach planning Source- Delhi’s TOD Policy
2. Road width based FSI
1. This promotes mixed used development, creating more vibrant communities. 2.This also reduces the enviornmental impacts by adding more greens to the site.
Building frontage with Arcade and Built-to line Source- Delhi’s TOD Policy
Page no. 22
Development feasibility Report
Appendix Surrounding District Centres Market Rates S.no Location
Use
Lease Typology Area/sqft Rental/Month Price/sqft
Price/sqm
Occup ancy Reference
1 Karkardooma
Commercial
Retail
2200
300000
136.36364
1467.8182
0.4 99acres.com
2 Janakpuri
Commercial
Retail
170
16000
94.117647
1013.0824
0.5 Magicbricks
3 Laxmi Nagar
Commercial
Retail
356
65000
182.58427
1965.3371
0.6 Magicbricks
4 Nehru Place
Commercial
Office
12000
1600000
133.33333
1435.2
0.8 Housing.com
5 Mayur Vihar
Commercial
Office
465
45000
96.774194
1041.6774
0.5 99acres.com
Bhikaji Cama 6 Place
Commercial
Office
3000
300000
100
1076.4
0.4 Housing.com
7 Saket
Commercial
Office
5000
600000
120
1291.68
0.5 Housing.com
418000
123.31044
1327.314
Average
Sources 1. https://dda.gov.in/zonal-development-plan-mpd-2021 2. http://52.172.182.107/BPAMSClient/seConfigFiles/Downloads/UNIFIED_BUILDING_BYE_LAWS_FOR_DELHI_2016.pdf 3. https://smartnet.niua.org/sites/default/files/resources/delhi_tod_policy_manual_0.pdf 4. https://wri-india.org/sites/default/files/DelhiNCR%20EG%20Report. pdf
References
5. https://igod.gov.in/organization/H84zv3QBGZk0jujBKgGW 6. https://www.magicbricks.com/property-for-rent/commercial-real-estate?bedroom=&proptype=Commercial-Office-Space,Office-ITPark-SEZ,Commercial-Shop,Commercial-Showroom&cityName=New-Delhi&areaUnit=12852&areaFrom=100&areaTo=1000 7. https://www.magicbricks.com/Real-estate-projects-Search/ residential-new-project?&proptype=Commercial-Office-Space,Office-in-IT-Park/-SEZ,Commercial-Shop,Commercial-Showroom&cityName=New-Delhi&areaUnit=12852&postedSince=-1&areaTo=1000&mbTrackSrc=tabChange&isNRI=N&page=1&category=R&multiLang=en&areaFrom=100 8. https://www.99acres.com/search/property/lease/bhikaji-cama-place?city=3&keyword=bhikaji%20cama%20place&includeCoworking=true&preference=L&area_unit=1&res_com=C
Page no. 23