Realty in Mumbai: Akshaya Tritiya to boost market for affordable homes

Considering that affordable housing fits into most buyers' budget, many developers are looking forward to cash in on this auspicious occasion by further offering discounts and attractive deals.

Most homebuyers wait for this auspicious day to take the plunge into the realty market as several developers offer schemes and discounts during this period. This year, industry experts are expecting an upward movement in sales on the occasion of Akshaya Tritiya, especially in the affordable housing segment in Mumbai suburbs. Maulik Sheth, director of a construction company, says, "The government's efforts to promote affordable housing and infrastructural development in the city are some of the significant movements the realty market has witnessed in the past year or so which promises better times for this sector going forward."

After the sops given in the Union Budget, now units with bigger area qualify for affordable housing making more units applicable for affordable housing benefits. Manju Yagnik, vice chairperson of a construction company, says, "The announcement of 'infrastructure status' to the affordable housing sector will serve as a significant step in achieving the government's 'Housing for All' mission by 2022. In the past one year, looking at the huge demand, developers have modified their products into affordable housing segment. Currently, buyers and investors are in the wait-and-watch mode. There is a huge demand right now for this segment and the supply is comparatively less especially in the city. Buying a house in the city with less than one crore rupees is not possible right now, but with affordable housing projects it will be possible."

Mumbai suburbs and MMR have multiple options in the affordable and affordable luxury category for the buyers to choose from. Girish Shah, director of a realty company says, "Affordable housing is witnessing rising demand in Mumbai, particularly in the suburban areas. To cater to this requirement, developers are constructing more affordable projects and offering top-notch amenities. However, it is a common practice in India to wait for auspicious festivals to invest in high-value assets. These festivals further spike the demand for properties."

Some experts are also expecting the prices to plunge further in case of affordable homes, keeping up with the demand and supply. Farshid Cooper, director of a leading realty company, says, "There is a clear indication of increased demand in the Mumbai real estate market in the last three months. There have been a slew of transactions in the month of March which has given immense confidence to all the market players specifically in the affordable housing segment. Two key factors have been responsible for driving demand in this sector. The first one is the interest rate reduction which has resulted in considerably lower EMI burden. It has also ensured higher loan eligibility for a large segment of potential buyers, thereby increasing overall market size. And second, the festive occasion makes it an ideal time for buyers to invest in property, encouraging developers to offer aggressive schemes to clients and hence customer should look at cashing in on good deals for their home buying needs."

Most of the developers look to cash in on this opportunity by offering discounts and freebies during festive period which certainly helps to boost their sales. Pakshal Sanghvi, director of a leading realty firm, says, "Though offers play an intrinsic role in real estate purchase, the consumers almost always consider checking the basics like connectivity, infrastructure and various amenities before taking the big leap. The eastern as well as the western suburbs provide a good mix of all the above-mentioned factors, along with the best of offers. In order to make sure that developers cash in maximum during Akshaya Tritiya, they give out amazing offers. This year, giveaways like 10 to 20 gm gold, brand new cars, flexible payment option, waiver on stamp duty are some of the hottest offers this season being given out by various developers."

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Top 5 factors that make property prices appreciate

Today, not just investors but even end-users check for property price appreciation potential before buying a home. We list the 5 important factors that cause property prices to appreciate

Real estate investors are always keen to buy a property when they know that it will gain in capital appreciation but it is not only property investors who are attracted by this phenomenon. There is also greater interest from end-users for buying rather than renting homes, since real estate appreciation means that their asset becomes a greater source of financial security going forward. Appreciation also opens up the possibility of selling the first property and buying a bigger and better one should the need arise, which usually does as the family grows.

Factors that cause property prices to appreciate

So, what is it that makes residential property prices increase in some locations? The phenomenon of capital value appreciation or growth of a property’s market value over time happens because of various factors, including:

• - The supply and demand dynamics of a particular location.
• - How fiscal inflation is behaving.
• - The interest rates banks charge for home loans, meaning the cost of borrowing.
• - The development of new infrastructure or other new real estate market drivers such as schools, shopping malls, airports or increased public transport facilities in a particular area.
• - Growth in local population, leading to increased demand.

1. Demand and supply:

When there is increasing demand for homes in a certain area, property prices go up if the amount of residential real estate projects being built to meet the demand is not catching up fast enough. In other words, people buying homes for their own use (end-users) are willing to pay more for a home because living in that area is attractive and desirable. End-user demand also attracts the attention of real estate investors, who purchase residential properties with the view of putting them on the market again when supply in the location reduces and prices consequently increase further. The ideal window of opportunity for end-user buyers to buy a home in areas with high appreciation potential, is the period when investor activity has not yet begun in earnest.

2. Fiscal inflation:

Inflation is caused by excess money being in circulation, which essentially causes the value of money to reduce. When this happens, the prices for several input items like the cost of land, construction materials, construction labour and statutory building permits, also increase. Of course, inflation will not result in increased property prices in an area if the location itself is deficient – meaning that it has poor accessibility and social and civic infrastructure, or if it has seen an oversupply of residential projects already.

3. Cost of borrowing (interest rates on home loans):

The upward or downward movement of home loan interest rates, has a direct correlation to real estate appreciation. When the cost of borrowing increases, the demand for homes slows down because fewer buyers can afford the higher EMIs. Likewise, when home loan interest rates decrease markedly, affordability increases and market sentiment improves, leading to higher demand for residential property purchase.

4. Property market drivers:

With specific pertinence to residential real estate, the term ‘market drivers’ refers to all and any developments in an area that positively impact the desirability and convenience of living there. These can include:

• - The development of new office complexes in the area.
• - The arrival of a shopping mall or hypermarket.
• - The proximity of educational institutes and hospitals which reduce traveling time to such important establishments.
• - Zoning regulations in an area that prevent excessive development from happening to cause further densification, thereby, preserving the available open spaces, greenery and overall ambience of the location. This is particularly true in integrated townships.
• - Public transport facilities which ensure that the location is accessible by road, rail or even air.
• - Any new infrastructure projects which boost the overall quality of living in the location, such as flyovers to reduce traffic congestion, water reservoirs, etc.

5. Population growth:

Finally, the growth of population in a location obviously results in increasing demand for housing there. Increased demand directly translates into faster appreciation in real estate prices.

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Home Loans Based on Credit Rating Finally Arrive in India

In a first for Indian home loan borrowers, Bank of Baroda has announced differential rates for its home loans, linked to the borrower’ credit score. We examine the implications for home loan seekers and the housing finance industry

Your credit history and credit score used to play a decisive role in determining whether you would get a home loan or not and it would stop there. You would get a home loan, if you had a good credit score and would fail to qualify for the home loan, if your credit score was not up to the minimum fixed by the lending institute. Now, Bank of Baroda has gone one step further and will offer differential rates of interest on home loans, based on your credit standing. How does it work? Let us discuss.

What is a credit score?

All banks and NBFCs are required to share the data of financial transactions, with respect to all the loans and credit cards, with one of the credit bureaus. Presently, there are four such bureaus in India but CIBIL (Credit Bureau Information of India Limited) is the pioneer and has the first-mover advantage. These credit bureaus compile, collate and maintain the data of borrowers, on the basis of the payment history received from various participating institutes.

CIBIL has a scoring methodology, to indicate the credit worthiness of a borrower, ranging between 300 and 900. Higher the score, better is the person’s creditworthiness. It is also proof of good behaviour, with respect to the credit facilities availed by the person. As per the CIBIL’s website 79% of the loans approved, are for individuals with a score greater than 750. So, 750 is considered as the standard score for loan eligibility by lenders. All the lenders request for such credit history from any of the credit bureaus, before giving a home loan to a borrower.

As CIBIL has the largest database of borrowers, therefore, banks mostly rely on the CIBIL score while lending.

What is Bank of Baroda offering?

Presently, the banks are required to benchmark their lending rates against the MCLR (marginal cost of funds-based lending rate). The banks are supposed to have this MCLR for different periods, based on their marginal cost of borrowing for the corresponding period. The banks are not allowed to lend below the MCLR. In effect, the banks keep an extra margin over their MCLR, for fixing home loans. This margin is called as the ‘spread’.

The present MCLR of Bank of Baroda is 8.35%. It has decided to reward people with good credit standing, by offering them home loans without charging any spread (i.e., by lending to them at the MCLR of 8.35%). So, an individual who has a credit score of 760 and above, will be given a home loan at 8.35%. For borrowers with credit scores between 725 and 759, the rate of interest will be 8.85% with a spread of 0.50%. Borrowers with credit scores of 724 and below, will have to pay 9.35% – a spread of 1% over the MCLR. Hence, a borrower with excellent credit score, stands to gain a 1% difference in the rate of interest.

Savings on home loan EMI

How it translates into actual numbers, can be better understood by an example. A person with a credit score of 825 and who takes a home loan of Rs 1 crore for 20 years at 8.35%, will have a monthly EMI of Rs 85,835. However, a person with a credit score of 715, who gets the home loan at 9.35%, will pay a monthly EMI of Rs 92,236. This translates into a difference of Rs 6,401 every month. Over the tenure of the loan (20 years), the person with the lower credit score will pay an extra amount of Rs 15.36 lakhs – almost 15% of the loan amount.

The Rationale Behind Offering Concessional Home Loan Interest rates

Why do banks offer concessional rates to a person with a higher credit score than someone with a lower score, when both the borrowers will repay their home loan? It is because the probability that the person with a CIBIL score of more than 760 will default on his loan payment, is lower than the probability of default by a person with a lower score. Moreover, banks have to incur additional expenses for recovering the dues from even secured borrowers like home loan borrowers and therefore, the premium.

This can be better explained by the higher rate of interest charged on personal loans than on home loan. Personal loans are given without any security and therefore, the banks run higher risk of not getting the loan repaid, than a person who has taken a home loan as the bank has the house as security.

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Ways to Use Patterns For a Dramatic Home Decor

Move over minimalism. Patterns are taking over! Here are unexpected ways to use different patterns for a dramatic Home Decor.

If you’re calmed by symmetry, opt for geometric patterns on the walls. You can then mix and match the colours and patterns in your decor items with it.

If you like the idea of fluid patterns on the wall, but are not a big fan of floral or something too busy, a water colour inspired wallpaper is the way to go.

If you’re a fan of florals or nature-inspired patterns, use it in your drapes and upholstery, like cushions and pillow covers.

A complete print-on-print look is sometimes difficult to pull off without the space looking cluttered, but using lighter colours and complementary designs can make your space look fashionable and cozy!

If you’re wary of using too many patterns in your main living areas, you can try this style in your kitchen. With the right colours, it can make the space look vibrant!

Try to offset the business of a patterned wall or upholstery, with subdued complementary colours.

Patterns are not only limited to wallpaper or pieces of decor. You can create the illusion of patterns with different kinds of indoor plants as well! Use nature to your advantage, while making your home more green at the same time.

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TOP INTERIOR DECOR DISASTERS TO AVOID

Styling your home can be time and money consuming so make sure you do it right. Here is the list of the major interior decor faults to avoid.

Decorating our homes can be a daunting task for most. While the market is filled with several options in myriad styles, not many of us are equipped with the aesthetic sense to do a good job with our interior decor on our own. Consulting an interior designer or decorator is the best way to ensure that yourhome is a welcoming space for guests and family while still reflecting your personality. For those who still want to take the task into their own hands here are the suggestions some basic things to look out for so that we may avoid major interior decor disasters.

Excessive matching

We emphasises the importance of maintaining a balance in your decor. Just because you like a particular colour does not mean you should decorate the whole house in that colour. Decking up the whole house with a single colour or matching furniture set would make the house look extremely garish. Try using contrasting shades or accents to break the monotony. Your favourite pattern will stand out more if used in small doses.

Clutter

So you love picking up souveniers from your travels or have a huge collection of knick knacks that you want to display in your home? Make sure that you do not over do the showing off. Just because you have a ton of family heirlooms does not mean you need to keep them all over the house. Remember that it’s your home, not an antique store. We suggest that ideally we should only use half of our most loved display elements. Choose the items that work well with your decor theme and have the most sentimental value.

Poor lighting

Lighting has the power to change the whole mood of a room. The ubiquitous fluorescent tube lights are great for reading or cleaning but if you plan to entertain guests in your home, warm white light as of LEDs would be a better option. Having multiple bright overhead lights is a major decor disaster to be avoided. Try using a balanced mix of floor lamps, overhead lights, reading lamps and accent lighting in order to create focal points in your decor. Placement and the type of lights used is an important decision which, if ignored, can spoil even the best decor.

Excessive use of plastic

Indian homes are very commonly filled with plastic products ranging from artificial flowers to plastic furniture. Using plastic in your interior decor must be done very carefully as it tends to lend a cheap look to your home. Unless you want a retro look try to avoid excessive use of plastic in your home decor.

Mismatched furniture and furnishings

Just as going all matching-matching can spell interior decor disaster, similarly mismatched furniture can also ruin the whole look of your house. Choose a theme and buy furniture and furnishings that complement the theme. People often replace old furniture pieces without much thought to how the new ones go with the existing decor. The least you can do is to ensure that your wooden furniture pieces have similar look and colour. Unless you have a strong artistic sense, try not to mix and match several styles as your home might end up becoming an example for interior decor disaster. Another common decor blunder that most of us are guilty of is ignoring the clocks in our home. An unattractive clock amongst beautifully done interiors can become a terrible eye-sore.

Remember style is always a subjective issue. People will always differ in their opinion about what’s trendy and what’s not. But knowing the most basic do's and don’ts of interior decor will help save you from major interior decor disasters.

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Source - housing.com

Add an accent chair, to boost your home’s decor

Something as simple and practical as a chair, can be used as an eye-catching décor element at home. Read on, for tips on transforming this practical piece of furniture, into an accent piece

A stylishly crafted chair, with an eye-catching colour and design, serves to create a unique style statement in a home’s décor. “An accent chair, can add a dash of glamour and elegance. With an apt piece, you can add character and depth to a room, or contribute to a theme, besides providing a functional seating option,” says Pooja Malhotra, co-founder of The Fuchsia Lane (Mumbai), who works with her partner Gopika Parekh.

Accent chairs are available in a variety of designs – from contemporary to classic to eclectic, like chaise lounge chairs, royal chairs, quirky chairs, winged chairs, chairs with graphic illustrations or printed photo and regal silver ones or opulent gold-painted ones, encrusted with semi-precious stones.

How to choose the best chair

Before choosing a chair, one needs to identify its purpose and utility. “For example, a winged chair is ideal as the main dining chair, or it can be used as a reading chair too. You can also add a foot stool, for extra comfort,” suggests Parekh. A winged chair or a rocking chair can also be combined with a sofa set.

“These pieces can be made quirky or bold, with bright-coloured fabrics or prints that match a particular theme,” adds Parekh, whose firm has designed chairs with swan-shaped backrests and seats with Burma teak and a chair where the seat is painted by an artist.

In the living room or entertainment room, depending on the space available, one can also opt for recliners, which are available in manual and automated options, in different colours. Fancy chairs need not be to be kept, only in corners or in the entertainment area. Rather, one should experiment with different options, feels Punam Kalra, and interior designer from Delhi.

“For example, in a dining space, all the chairs can be of different colours. To add a quirky touch, various fabrics (plain, patterned and striped) can be patched together and used for upholstering a chair,” Kalra offers.

Mix and match

Even a simple chair can be given a refreshing new look with upholstery. The seat and back can be in different colours – either plain, or striped, or with floral motifs. Choose the scale of the pattern, according to the size and style of your room. Light-coloured fabrics look classy but they may become soiled easily.

An accent chair, should also fit into the existing theme of your room and make it aesthetically appealing.

Mahima Shah, a homemaker from Mumbai, shares how: “The sofas in my living room, are beige in colour. To add contrast, I have two ornate maharaja chairs, with bright orange upholstery. In my bedroom, I have an armless wooden chair with a high backrest, which has my wedding photo imprinted on it.”

Tips to choose stylish chairs

1. Choose an accent chair, according to the size and the dimension of the room where it will be placed. A huge, ornate chair, with a high back, will look unappealing in a tiny space.

2. The chair should stand out in your home’s décor and be an enjoyable aspect at home.

3. Besides its design, ensure that the chair is comfortable, in terms of the height and depth of the seat and the inclination of the backrest.

4. For a rich look, choose velvet or silk, with embellishments or brocade cushions.

5. Chenille, cotton and jute are practical fabrics that are easy to maintain. Leather ages beautifully but is not easy to maintain and can be expensive.

Use that wall

When the floor area is less, it is a novel idea to convert your walls into storage spaces. You can mount wooden shelves or slabs that can store a lot of things like books and showpieces.

Paint these in bright colors to give your room a bright and cheerful look. Not only do mirrors make a classy option to decorate your space, but are also extremely illusional. If you use mirrors in different forms in the house, they can help you give an impression of a larger house than it actually is.

Multi-functional furniture

The furniture occupies the maximum space in the house, hence its important that its chosen wisely. Leather or velvet sofas and couches take a lot of space and make a place look claustrophobic. Go for tables with glass tops, because of their transparent quality, they don't obstruct vision and make a space look bigger.

Declutter

Don't keep things that need to be discarded. It's a good idea to donate unused furniture and other clutter, and will free a lot of floor space and make your room look bigger. Keep desk clear of papers, glasses and unnecessary articles as that tricks the eye into perceiving that there is more room available.

Accessorize

When you are hanging the curtains on the windows, hang them close to the ceiling. It gives a taller look to the house.

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5 Must-Have Smart Home Appliances for Home Buyers

In an era where everything from your phone to books is a smart appliance, it is only understandable that one would also be looking for a ‘smart’ home. What exactly this entails is a lengthy narration, but here are a few appliances that we think could essentially make your life much simpler and more comfortable.

Moving to a new home can sometimes be daunting. When working adults leave home for office, the kids are still learning their way around the new environment. Another instance is, if you go away on a weekend getaway or vacation, you tend to worry about your home security in the new neighbourhood. In such situations, a Smart Home Security System comes in handy.

1) A Smart Home Security System

Moving to a new home can sometimes be daunting. When working adults leave home for office, the kids are still learning their way around the new environment. Another instance is, if you go away on a weekend getaway or vacation, you tend to worry about your home security in the new neighbourhood. In such situations, a Smart Home Security System comes in handy.

With the help of such a device, you can keep watch over your house and your kids’ safety all the time. You can get a 100 percent wireless Wi-Fi security camera equipped with night vision, to give you crystal-clear high-definition video around the clock. In most cases, these cameras are the size of your fist, are weatherproof and work smoothly even after continuous usage. Some of these home automation systems use cameras that are battery operated, so you can set up the camera wherever you want to without worrying about finding a power outlet or the hassle of inconvenient power cords. You can not only watch live streamed or recorded videos but also control this system with an app on your mobile phone from anywhere.

2) Internet-Enabled Smart Switch

A Wi-Fi enabled Switch lets you turn on or off your electronic devices from anywhere. These switches provide a wireless control for TVs and stereos, lamps and heaters, fans and coolers, all by using your existing Wi-Fi network. All you have to do is download the free WeMo App on your smartphone or tablet, plug the switch into an outlet at home and plug any device into the switch. These smart home appliances give you wireless control of your other electronic devices and gadgets.

The switch also operates over mobile internet, which means you can control home devices from anywhere in the world. The app makes it easy to set schedules for appliances and electronics in your smart home. Use your smartphone or tablet to program a fan to turn on or off at a certain time of day, at sunrise or sunset. So now you can switch on your music system to go full blast every morning to wake you up! Or you can program your AC to start cooling when it is time for you to come home from work or school.

3) Smart Cleaning Robot

Our busy lives often don’t give us enough time to do our house cleaning. When we do make time rarely, we easily get tired of dragging the heavy vacuum cleaner to all corners of the house. In such cases, a robot vacuum cleaner comes to rescue you. These home automation robot vacuum cleaners look like a sleek black disc. Using a pair of rotating extractors instead of brushes, this robotic device acts as your own house-cleaning UFO, ridding your floor of all kinds of dirt and debris. At the bottom end, there’s a discreet compartment where all the dirt collects. All you have to do is empty this when it’s full; it easily pops out and clicks back in place.

One can also schedule such robotic cleaners to clean at a specific time. Say, if you want it to vacuum every Monday, Wednesday and Friday at 3 pm, it’s just a matter of pressing a couple of buttons to schedule this. You will be amazed at the ability of this cleaner to clean along corners, around furniture legs, under the beds, rough edges and all kinds of nooks and crannies, letting you relax while it takes care of all your house cleaning chores!

4) Smart Lighting

Imagine coming home after a hard day’s work. As you sit down on your favourite armchair and switch on the lights, your favourite songs start playing in the room. These newly arrived LED Bulbs make this scenario possible. These pearl white, easy-to-install speakers make for quirky LED lamps in your room. Just plug these smart home appliances into your regular bulb holder and play music through any Bluetooth-enabled mobile phone, tablet or laptop. Both the light and speakers operate independently, so you can switch off the bulb while still playing the music or vice-versa.

There is also an infrared-connectivity-based remote for changing the sound track. So once you set your soundtrack with your smartphone initially, you can control the music directly using the remote control after that.Unlike other Bluetooth-based speakers, this doesn’t require any charging and runs on electricity. The LED bulb comes with low power consumption and features two colour modules – cool white for high brightness and light yellow for soothing mood lighting. Here’s an appliance that’s both smart and cool!

5) Wi-Fi Enabled Air Conditioner

Indian summers can be very tough! The hot and humid climate along with the harsh blazing sun sucks the energy out of people. However comfortable your new home may be, one just cannot escape the heat waves. A smart solution would be to get yourself the newly launched Wi-Fi enabled air conditioners.

Your home automation is incomplete without these Wi-Fi enabled ACs which use your home’s Wi-Fi network to connect with your phone and also works on 2G, 3G and 4G data networks. They can be controlled from anywhere through your phone, if you have a working internet connection. The AC connects to your phone like it would to a remote. The ‘away’ mode on the AC tracks your smartphone’s current GPS location and accordingly switches the AC off to conserve power if you are out of range. You can also use your phone to turn on your air conditioner before you reach home, so when you reach home tired and sweaty from school/college/work, you are greeted by a cooled room. These smart ACs are here to stay!

With even one of these devices tucked under your belt, life is sure to become immeasurably more comfortable and fun. You personalise your desktop, phone’s wallpaper, workstation desk and bedroom décor. With these smart home appliances, you have the opportunity to personalise your entire lifestyle as well!

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