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The Real Estate (Regulation and Development) Act, passed in May 2016 is an Act of the Parliament of India which seeks to protect buyers as well as help promote investments in Real Estate market in India. By implementing transparency and speedy dispute redressal the act seeks to protect home-buyers from related frauds of builders. The act is implemented by several states with Maharashtra leading the league owing to its robust real estate.
Here’s how the act brings in more transparency for the real-estate industry.
1) Agents of the real estate
According to the act all real estate agents would have to register with them. They would have to follow the guidelines in their real estate dealings as set by RERA. In addition to maintaining a highly responsible and professional attitude towards their customers/ home-buyers as defined by the act.
2) Timely possession of properties
An imperative complaint of home-buyers is that the builder has delayed construction of the property. This leads to delayed or sometimes no possession of the property. RERA makes sure builders are liable for every project they undertake. Failure to do so will result in imprisonment up to three years and fine.
3) Detailed property disclosure
RERA ensures builders disclose complete details such as title report of the land on which property is built, floor usage plan or FSI (floor space index), design standards, construction standards like material used and so on.
The act is quite strict on builders and promoters. RERA has created a State-level body to redress complaints from real estate customers. For instance, under Section 12 RERA provides relief to home-buyers. It deals with claims by buyers due to loss sustained as per wrong advertising or prospectus of the property. Another Section 13 states that if there is no agreement for sale then there is no way the buyer has to pay an advance or deposit to the builder. Next Section 14 states the promoter must adhere to sanctioned property plan and must not make any changes without the consent of the buyer.
We all know how costly Mumbai city actually is to live in. To get a proper apartment in Mumbai the price you need to pay is huge. But in recent days the real estates in Mumbai are becoming a little bit affordable for the common folk. The main reason for huge price hike in Mumbai Real Estate sector is Mumbai being the financial capital and the living space in Mumbai is pretty less comparing with the population of the city. In case of Navi Mumbai, we can say that, flats for sale in Mumbai are in your reach. So, let me give you an idea about the localities of Navi Mumbai where you can buy affordable homes and a rough rate analysis of those places.
Navi Mumbai is on the west coast of Maharashtra covering 150 km of the total 720 km of Konkan coast. CIDCO (City and Industrial Development Corporation) have divided Navi Mumbai in different zones.
Different Zones in Navi Mumbai
Here are the zones where most affordable housing can be found.
- Kharghar: -This locality is well planned and well developed by CIDCO. Divided into 45 sectors Kharghar is one of the well-designed regions of Navi Mumbai. Average buy price is Rs. 7650/sq.ft for apartments and for houses the range is in between Rs. 6500 & Rs.7300 / sq. ft. This locality has proper connectivity with bus routes linking to proper Mumbai city, has Medical facilities like Tata Memorial Hospital, near about 18 educational institutes (including NIFT) and shopping zones. So, this is a good choice for housing at Navi Mumbai.
- Panvel: -Panvel is located in Raigad district of Mumbai Metropolitan Region (MMR). This place is highly populated and is a good mixture of residential and commercial areas. DAV, New Horizon, Buddhist International are some reputed schools here. Medical facilities are proper. It has close proximity to the Mumbai-Pune highway. Panvel has two regions; Old Panvel and New Panvel. Panvel real estate rates are about Rs. 5230 / sq.ft. Also the future prospect of Panvel is very good.
- Ulwe: -This locality is one of the fastest growing localities of Navi Mumbai. It is also in Raigad district. Well connected to other parts of Mumbai. Price ranges for apartments are in the ballpark of Rs. 5900 / sq. ft. in case or apartments and Rs. 4500 / sq. ft. in case of residential houses.
- Taloja: -Taloja like other nodes of Navi Mumbai is properly planned and well organised. Connected with other regions of Navi Mumbai via bus routes and train stations. The price of the apartments range between Rs. 4300 & Rs. 4550 / sq. ft. Mumbai Real Estate rates may touch the sky but here it is quite affordable in terms of living.
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- Airoli: -It is also well developed residential and commercial zone of Navi Mumbai. It has two chief residential areas namely Airoli village and Diva Village. Connectivity is great. This region is well known for the hub of IT parks and educational institutes. It parks namely, iGate Knowledge Park, Print city, Reliable Tech Park and educational institutes like St. Xavier High School and the New Horizon Public School are well known here. Medical facilities are quite good also. The rates of apartments vary in the range of Rs. 7600 to Rs. 15000 / sq. ft.
- Seawoods: -It is also one of the most developed nodes of Navi Mumbai. God connectivity to Mumbai city via railway station, god hangout spots and restaurants are prime features of Seawoods. Reputed schools like Delhi Public School and Ryan International are in the neighbourhood along with Seawood Hospital. Property rates vary in between Rs. 9500 & Rs. 11000/ sq. ft.
So, here are some locations where you can find best Low Budget Housing in Navi Mumbai amidst uncountable flats for sale. Select your favourable locality and book your own apartment. Best of luck!!
It was not that long ago when Sahara India Pariwar was one of the most trusted corporate pariwar of India, but things have changed drastically over the course of last few years. As a result of the same, the customers have lost their trust in Sahara India Pariwar as well as all the products from the group. As per SEBI, Sahara India Pariwar owes Rs. 37, 000 crores to its investors and its founder Sri Subrata Roy Sahara has been in custody since 4 March 2014. Sahara India Pariwar has failed on many occasions to repay the debt, and hence the company is at its all time low.
To recover this huge amount the company has been given many chances and it has failed almost on every single occasion. All the credit for the same goes to SEBI only. According to sources now Sahara’s Aamby Valley is all set to be auctioned June which is estimated to be a worth of Rs 43,000 crore. The Honorable Supreme Court of India has earlier ordered to auction Aamby Valley after Mr. Roy failed to deposit the sum of Rs 5092.64 crore with SEBI.
Aamby Valley is one of the most gorgeous places developed by Sahara Group.
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The Supreme Court has ordered to auction the Aamby Valley in order to recover the money of its investors, and the official liquidator of Sahara Group’s Aamby Valley is all set to be auctioned in June.
There are Two Claimants of the Fund
- The Securities and Exchange Board of India and
- The Income-tax department of India.
However, the Sahara group has claimed that this auction can’t be carried out because they have already submitted a post-dated cheque of Rs 1500 crore on demand of Honorable Supreme Court.
The SEBI has already received the report on Aamby Valley through the liquidator of Bombay High Court. The value assigned to this property is 43, 000 crore but the market value of the property is estimated much more than the value assigned. With all these ongoing hassles between SEBI and Sahara Group, the route for the auction seems far-fetched, and without the intervention of Supreme Court, it is unlikely to be carried out. A clear picture would only come out after next Supreme Court hearing which is scheduled to be on June 19th.
According to an email of Sahara’s official spokesperson, The Honorable Supreme Court has ordered against the auction of Aamby Valley. It was because Sahara was able to produce a Post dated cheque of Rs 1500 crore to the Supreme Court, and any decision will be taken after Honorable Court’s next hearing, but SEBI has not yet responded to this email. As a result, this whole auction thing is in a state of confusion.
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Sahara India Pariwar anyhow has to repay the money of investors in order to bail them out of this huge money debt otherwise this Aamby Valley is most likely to be set on auction after next Supreme Court’s hearing.
The real estate sector is one of the major pillars of the Indian economy, due to the significant contribution to its growth. But despite its major importance, it has always been plagued with inefficiency, lack of transparency and corruption. This has diminished stakeholder confidence in real estate. To address this, the Indian government has introduced Real Estate Regulation Act (RERA). The specialised regulator will bring uniformity and transparency in the relevant laws governing this sector.
What is RERA and How Did the Act Come About?
The real estate sector in India is recognised globally for its size and growth potential. It is the second largest employer in the country after agriculture and it is expected to grow at 30% over the next ten years. By the year 2020, the Indian real estate market is set to touch USD 180 billion.
Yet, there have been few regulations in this area for a long time.
Over the years, the image of the sector had been tarnished due to the fraudulent practices of a few individuals and companies. In addition, home buyers faced a lot of issues with developers and agents regarding construction quality, delays in delivery and other problems. However, there was no effective forum for the house-buyer to voice out his/her complaints.
Recognising such issues, the Central government tried hard to make this sector adhere to certain rules and guidelines.
RERA is the result of this effort. Now, each state and Union Territory (UT) will have its own Regulatory Authority (RA). Each RA shall frame its rules and regulations as per the guidelines provided by the Act. Under RERA, property buyers, sellers and agents should be aware of numerous provisions:
Important Provisions of RERA
- As per the new law, developers are not allowed to make any changes to the construction plan without the written consent of 2/3rd customers of a project. This is to ensure that the buyers are completely aware of the changes proposed by the developer. In addition, the law forbids the developer to increase the cost of projects.
- The developer has to give a declaration that is supported by a written affidavit that states the period within which the project or a specific phase of the project shall be completed.
- In the case of defaults or delays in possession, the buyer can withdraw from the project and claim refund of the amount paid along with the interest. But if the buyer doesn’t want to withdraw and doesn’t want a refund, the developer must pay interest for every month of delay until the property is handed over for possession.
- Each phase of an apartment will now be considered as a standalone real estate project under RERA. It is necessary to obtain separate registrations for each and every project.
- Developers can’t invite, advertise, sell, offer, market or book any plot, apartment, house, building, investment in projects, without first registering it with the RA. Furthermore, after registration, all the advertisement inviting investment will have to bear the unique RERA registration number. The registration number will be provided project-wise by the regulatory authority.
- Developers must register each and every property. Non-registration will attract a penalty of 10% of the total project cost. In the case of a repeated violation, the developer could land in jail.
- In case a developer violates an order of the appellate tribunal of the RERA, he/she could face a maximum jail term of three years with or without fine.
Benefits of RERA to Home Buyers
Under the new law of RERA, there are certain benefits that buyers are entitled to:
- Escrow Account:
As per the law, the developer has to transfer 70% of the money paid by the buyer to an escrow account. This is to ensure that developers use the funds do not misuse the money paid by the buyer.
- Carpet Area:
A developer must sell the property to buyers based on carpet area only and not on the super built-up area. Super built-up area is equal to the carpet area and the thickness of the outer walls and common areas such as lobby, lift and stairs. It is illegal to sell property based on super built-up area.
- Five-year Warranty
A provision under RERA ensures that in the first five years, the builder has to take care of all structural defects in the building.
- Redressal System
The introduction of the RERA means home buyers can now approach their State Real Estate Regulatory Authority in the case of any grievances.
How RERA Affects to Real Estate Agents and Developers
The RERA directly impacts real estate developers and agents. Gone are the days where builders had the freedom to use funds as per their requirements. The new provisions ensure much stricter control of funds and their management. Developers have to deliver projects in a timely manner or they could risk high penalties.
As for real estate agents, it is mandatory for them to be registered with the Regulatory Authority as well as the developer.
Once they are registered, it becomes very difficult for agents to mislead buyers.
To sum it up
Regulation in the real estate sector has been long due. The introduction of RERA is hailed as an important move. While the Act has been implemented, it is important for each state to create awareness and empower home buyers.
Additional Read: Did 2017-18 budget hold promise for real estate sector