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| N Hariharan, Office Director, C&W, Chennai |
The residential sector continues to see some robust investment by local
and national developers where few developers cumulatively have invested
more than Rs.1,000 crore in land in the last one year primarily for
residential development. Interestingly, this Rs. 1,000 crore investment
made by few developers and fund houses have been in city locations where
the overall supply compared to peripheral location is low. Developers
sense a demand for luxury segment as enquiries for up market addresses
like Poes Garden, Boat Club and Nungambakkam have historically remained
high.
Moreover, overall supply in this up market or luxury segment would be
much less compared to that of peripheral locations. In the peripheral
areas of Chennai, unsold units are on the rise. While the manufacturing
and automobile sector had played a significant role in the city’s
economy growth over the years, the last two years have seen a dip in
demand. Dearth of land in existing SIPCOT industrial parks –
Sriperambadur and Oragadam have added to this.
Will there be a price correction or will the prices go up?
In the residential sector, sales are expected to improve as overall
housing demand has increased in the city. This is mainly due to
improvements in infrastructure, rise in income levels and increasing
employment opportunities in all sectors. Most of the micro markets are
expected to maintain stable capital value trends. In the mid-end
segment, Adyar, Mylapore and Velachery may witness an increase in
capital values in the long term due to inherent demand from business
class and HNI individuals. Velachery, in particular has seen a 40 per
cent rise in capital values on a year-on-year basis as improvements in
infrastructure and the ongoing metro work will provide better
connectivity and prices are witnessing an upward trend in this micro
market.
In the high-end category, R.A.Puram and neighbouring areas of Alwarpet
and Abhiramapuram saw a 5 per cent increase in capital values this year
and may continue to increase, as demand remains strong in these pockets.
At present, four or five major high-end projects are under construction
around CBD (Central Business District) areas, with apartment sizes
ranging between 3,000 – 4, 000 sq. ft. These are priced in the range of
Rs. 7.5 – 10 crore and will provide capital appreciation in the future.
In summary, the trend of unsold units in the some parts of OMR and GST
continues, price correction in these locations is natural and in the
city since the launches of these high projects will come in phased
manner, the demand for high end segment will hold up the price.
When is a good time to invest?
Investments in residential properties are dependent on the time horizon
and an investor’s risk appetite. For short to medium term, investing in
Anna Nagar, Adyar, Velachery and Nungambakkam are good choices as
projects in these micro markets find takers quickly and most known
developers have been able to sell their units while still under
construction. For medium to long term, peripheral stretch of OMR and GST
are good options, however the current situation of unsold units is on
the rise in some of projects in these locations. Therefore developers
are largely dependent on end user and investors who invest for rental
yields.
Which areas in Chennai have the most potential for growth over the next ten years?
From a residential perspective, OMR and GST in a long term will continue
to be an attractive proportion for middle income group. High-end supply
which caters to upper income group is in locations like Nungambakkam,
Boat club, Poes Garden and ECR.
What advice would you give home buyers? What should they look out for before buying a home?
With the approval of the Real Estate Regulatory Bill, the developer
community is expected to be more transparent and accountable; however,
home buyers must only invest in housing projects where all the necessary
approvals are in place. Before investing in a house one should also
check the title deeds and ensure there are no disputes on land titles.
Investing in projects with developers with a good track record and no
delays in construction completions helps ensure the developer’s
credibility and makes the investment less risky and relatively “safe”.
Hariharan has been in the commercial leasing business in Chennai for
over 11 years. He also has experience in the financial and telecom space
and has worked across realty markets in cities like Chennai,
Coimbatore, Kochi, Trivandrum and Colombo.
Source: http://tinyurl.com/n4cmway
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