Eternity Astral - bangalore5.com

Eternity Astral

Apartment 

Area Range 840-1430 Sq.ft

Price Rs.call for price/- Onwards

Location Bellandur,Bangalore

Bed Rooms 1BHk,2BHK,3BHK

Avani Gardens - bangalore5.com

Avani Gardens

Apartment 

Area Range 1200-1550 Sq.ft

Price Rs.3888000/- Onwards

Location Jakkur,Bangalore

Bed Rooms 2BHK,3BHK

Avani Hills - bangalore5.com

Avani Hills

Apartment

Area Range 1220-1530 Sq.ft

Price Rs.call for price/

Location Rajarajeshwari Nagar,Bangalore

Bed Rooms 2BHK,3BHK

FAMILY PROPERTY PARTITION

FAMILY PROPERTY PARTITION

Properties and human beings are inseparable. With progress and social change over the ages the urge to own property, wealth has acquired demonic proportions. In the present day world, immovable properties are the most valued assets one can possess.

The desire to own material possessions reared its head in the inquisitive mind of the Stone Age man. Thus women, children came to be his first personal assets, followed by immovable properties. While literacy and social outlook have elevated the status of women and children, there has been no change worth the name as to the status of immovable property as the personal asset of the human being. So long this state of affairs continues problems relating to property transfer will persist. From Stone Age to cement age, it has been a long haul.

Partition:

Partition is division of property held jointly by co-owners. When a property is divided each member becomes sole owner of his portion of the property. Each divided property gets a new title and each sharer gives up his or her interest in the estate in favor of other sharers. Therefore, partition is a combination of release and transfer of certain rights in the estate except those, which are easements in nature.

There are some properties, which cannot be divided physically. If physical division is not possible, partition can still be affected by paying cash or other assets to a sharer in lieu of his or her share in the property. Such situation arises when the division of an estate is considered to be dangerous and unreasonable, and when such division dilutes the inherent value of the property, or when the immovable property is too small for division.

The instrument of partition is a document by which the co-owners of a property agree to divide the property among themselves by oral agreement or written agreement or by arbitration or through court. If a document of release shows that the executants are to get cash or other assets, the document is an instrument of partition. The basis of partition is equality. The parties shall share the property equally.

If there is no agreement among the co-owners for amicable division of the property, the only alternative is to sell the property by mutual consent or by court decree and distribute the sale proceeds among the co-owners. Any of the co-owners may also enforce partition through Court.

In a partition suit a court may have decreed partition of the property in the interest of the co-owners. But if it is found that the sale of the property and distribution of the proceeds to the co-owners is more beneficial, the court can at the request of the shareholders direct sale of the property and distribution of the proceeds to the co-sharers.

There are three types of co-owners: Joint tenants or tenants-in-common; Hindu Joint Family owners or coparceners; partners of a partnership firm. Under the Hindu Law in general everyone being a co-owner in a joint ownership has a right to claim his share and such right cannot be denied to him if the property is held as joint tenants. Since joint tenancy is unknown to Indian law, there is not much difference between joint tenancy owners and tenants-in-common.

Christians and Muslims hold properties as tenants-in-common or as joint tenants and partition of such immovable property can happen by mutual consent or by partition deed or by court decree or arbitration.

Partition in Hindu law covers two aspects. One is the division of the status of the members and the other is the division of the joint family property. In the former case, the members are divided according to heir standing in the joint family and in the latter case division of joint family property into separate shares. Share of a member depends on the status he enjoys in the family. These are interlinked. Partition must be according to law. If a minor gets less shares than he is entitled to in law, the partition is defective and he can re-open the same when he attains majority. If a member gets more than his share in a property, the excess received will be treated as a gift.

It is not necessary that all co-owners agree to partition. When a member desires partition, the property is divided into two portions one for the separating one according to his status and share and the rest jointly for the others. Though oral partition is allowed under Hindu Law, it is not preferable as it may give rise to disputes particularly with respect to immovable properties. It is advisable oral partition should be reduced in writing (palu patti). Also, the Income Tax Act does not recognize oral partition of a Hindu Family property unless the Income Tax Officer is satisfied with the facts and this is possible only when it is recorded in partition deed.

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Devanahalli Road

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Vijayanagar

Whitefield    

VASTU – PRE CONSTRUCTION MEASURES

VASTU – PRE CONSTRUCTION MEASURES

Once the land/site for construction of a building, residential or commercial is selected and finalized, how and when the construction should be commenced forms an important issue.

We know the basic concept of Vastu science is based, or we can say, its roots are in solar system and naturally the Sun assumes a very prominent role.  Sun rays have an effect on Vastu right from sunrise till subset.  It is, therefore, absolutely necessary to consider the directions for construction of a building with regards to the Sunrise-Sunset in order to avail maximum benefits of sun rays both in the morning i.e., during the Sunrise time as well as in the evening i.e., during the Sunset period.

Our ancient science of Vastu Shastra suggest that before taking up the construction, one should consider the planetary position with reference to the owners’ planetary situation i.e., with reference to the owners’ horoscope in consultation with astrologers and fix up an auspicious day (or Muhurut) for commencing work. There is a specific provision and a method for performing rituals for commencing the work and Vastu Shastra prescribes for following certain procedure. The following things are to be borne in mind while commencing the construction:

1. Open space is to be left on all sides.
2. More open space should be left on the Northern side of the plot and also on the Eastern side.
3. Thicker walls should be on the Western side and Southern side. The same applies to the compound walls also.
4. The number of doors and windows should be of even number.
5. Space for water sump below the ground level, should be left on the North East corner side.

These details are provided only with a view to see that necessary provision is made for before taking up the construction of the building.

The roads around the site play important role.  If there is any road forming a vidhi-shula exactly in front of the side, particularly where the road forms shula from south?  In such a case it is always better to keep the front door not facing the road directly. When the land faces south, it would be better to place the main door at the South-East or any other side except South-West.

The other vidhi-shulas which are not favorable are North-West from North, South-West from West, South-East from West, and South-East from East.  In these cases too, the main door should be placed avoiding direct facing to the Vidhi shula.

In urban areas where the sites formed by Government agencies or local authorities, it may not be possible to expect the sites of our choice. In such cases precautionary measures should be taken for avoiding facing directly the above said vidhi-shulas, while designing the building.

Vidhi-shula, a Sanskrit world means ( Vidhi – Road, Shula – Spear or Trident ) road or road ways which terminates or forms an end to the site or the building.

The sites with Vidhi-shulas other than those referred above are considered to be favourable.

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BMRDA Approved Layouts

Anekal
Bannerghatta Road
Devanahalli Road
Electronic City
Hosur Road
Indira Nagar
Kanakapura Road
Koramangala
Sarjapur Road
Vijayanagar
Whitefield

HIGH-RISE BUILDINGS SAFETY

HIGH-RISE BUILDINGS SAFETY

We have observed from the media reports that negligence of a builder to put up a high rise building sanctioned for 16 floors resulted in the serious damages to the adjoining one block of Queens Corner Apartment existing since about 32 years. The building taken up has approach from Cunningham Road. The cause of the damages is due to the deep earth work done for foundation to build two basements and 16 upper floors. Normally, builders provide for a few additional floors to take advantage of higher F.A.R that may be approved in course of time or by purchasing TDR from other property owners. With this intention the builders get foundation designed. In this case it is not revealed from media reports how many additional floors the builder had in mind. This is a secret known only to the builder, the structural engineer, the architect, and the well wishers of the builder.

The first point to examine in this case is whether 16 floors is permissible in this case as the site is not on the main Cunningham Road, but from an access path of about 6mts (20feet) more than 30 mtrs from Cunningham Road. Provisions in the zoning regulations is that if the access road is more than 30 mtrs from the existing main road, F.A.R according to the main Cunningham Road is not permissible. What is permissible is only F.A.R of 1.75 which means only ground and one floor.  How 16 floors were permitted when the approach path is only 6 mtrs wide and is deeper than 30 mtrs from Cunningham Road.

As the trend in Bengaluru is for high-rise buildings in view of the high land and rental values, the civic agencies, the resident welfare associations, and the property owners  should consider safety aspects of high-rise buildings seriously and see that the  provisions of Building Bye-laws are strictly enforced.There are good provisions in Building Bye-laws for competence to design buildings, safety, ventilation, privacy, etc.  The general provisions in Building Bye-laws for safety of buildings and special provisions for high rise buildings are as mention herein.

Building designs:

Architect of high- rise building should be a qualified architect and associate member of Indian Institute of Architects or such degree or diploma which makes him eligible for such membership or such qualifications as listed in Architects Act, 1972 and should have registered with the Council of Architecture. But the Architect is entitled to submit structural design details of plots only up to 500sq.mtrs and building of three storeys or 10.50 mtrs height. He is eligible to supervise the structural safety of only up to this limit. This means that the structural design of a high rise building should be only by a structural engineer.

Structural design:

In the Building Bye-laws it is provided that a structural engineer should be a corporate member of the Institution of Engineers, India under the civil Engineering division or such degree in civil or structural engineering which makes him eligible for such membership or the qualification recognized by the Karnataka Public Service Commission for the post of Assistant Engineer with an experience of not less than three years in structural engineering with designing and practice. The three years experience shall be relaxed to two years in the case of holder of post graduate degree granted by a recognized university in the branch of structural engineering. For such engineers,experience required would be one year.The registered structural engineer will be competent to prepare structural design of high rise buildings of any height.

Commencement Certificate:

The owner of the site should get the building position marked on the ground according to the set backs,  gaps in between buildings if more than one building is proposed,  the offsets, etc. The owners shown in the sanctioned plan. The owner shall commence the work only after the grant of Commencement Certificate. The Authority will have to issue the commencement certificate within 15 days from the date of intimation failing which the construction shall proceed according to sanctioned plan.

Inspection:

The engineers concerned of the Authority are expected to inspect the site frequently to see that the building is constructed according to sanctioned plan. When the procedure is like this, how building violations take place in most of the buildings which are now being considered for regularisation under Akrama- Sakrama Scheme is to be answered by the BBMP.

Soil test:

It is necessary to know the soil bearing capacity to withstand the load of the entire building proposed for designing the structure. Failure to do so will result in building sinking below ground and collapse. According to the soil bearing capacity; the type of foundation to be designed like column footings, strengthening the soil by sand piles/concrete piles, or raft foundation will be decided.

Set backs:

Set backs all round for a high-rise building will be based on height of the high-rise building proposed. This is to enable a fire fighting vehicle to move around the building in case of fire accident, earth tremors/quakes, or other emergency. The space covered by the set backs will also provide ventilation, privacy, etc.  If the adjoining ground collapses due to the deep earth work excavation without providing the abutment wall all round or other supports, such incidents like the one on Cunningham Road affecting the neighbouring   building, will happen.

The minimum all round set backs increase according to the height of building proposed. It is 16m (50’) for a building of height above 50mtrs (160’) i.e.; ground and 15 floors. In the instant case, it should have been 16 mtrs all round. But the set back left towards ‘C’ block of Queens Corner Apartment as reported in Times of India news paper dated 17.6.2015 is only 2 mtrs. It may appear some what less due to wider earth work. But definitely, it is not 16mtrs required under the zonal regulations. If it was 16 mtrs, there would not have been damage to the Queens Corner ‘C’ block.

Whether all these provisions or procedures are followed by Legacy Group Builders is to be investigated and the construction of a high rise building in  that site prohibited if the site is not big  enough to provide 16mtrs  set backs all round. The height of the building should be according to the area of the site and the width of only the approach path if the site is beyond 30 mtrs from Cunningham Road.

Whether sanction of the high-rise building in this case is strictly according to the zoning regulations is to be verified. If not, sanction accorded should be withdrawn.BBMP will at least in future sanction high-rise buildings only according to zonal regulations. The area engineers of the Authority should inspect high-rise buildings at every stage of the construction and take action, if there are violations. Occupancy Certificate should be issued when the high-rise building is complete in all respects. Only after issue of occupancy certificate, Bescom may sanction electrical connection. Then only buyers of flats in new apartments will have confidence about safety, as well as free from complications.

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Anekal
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Sarjapur Road
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Godrej E-City - bangalore5.com

Godrej E-City

Multistorey Apartments

Area Range 638-1575 Sq.ft

Price Call for Price

Location Electronic City,Bangalore

Bed Rooms 1BHK,2BHK,3BHK

PROPERTY INVESTMENT IN BENGALURU

PROPERTY INVESTMENT IN BENGALURU

After economic recovery, the days now appear to be favorable for capital investments like investment on property buying. The developers who have invested huge sums are likely to offer the developed properties to the prospective buyers, providing all possible facilities. The competition among the developers will be quite beneficial to some extent to the customers who have been waiting for investing funds in real estate.

As on today, it is said, a large number of fully developed properties are available for disposal in the property market. It seems to be true if we go through the advertisements appearing in newspapers, magazines, hoardings, TV Channels etc. relating to property market. Apart from media publicity, if one takes a stroll in the city, one would find 'to let', 'flats available on rent' etc. on newly built residential spaces, as well as on ready commercial buildings. Some developers are offering sites of various dimensions, ready villas, flats in apartment buildings all around the city outskirts, with all possible concessions. However, it is not known for certain as to how many flats and commercial units are vacant as of now as there is no agency to collect such information. But one thing seems to be true is that a large number of flats and commercial units are vacant and available for immediate occupation.

With the availability of large number of ready units both in residential and commercial segments, there is a good amount of competition, resulting in offering concessions and benefits to the prospective buyers. The benefits like club houses, swimming pools, gardens, schools, shopping complex, markets, play grounds, Tennis, Badminton courts etc., are commonly advertised by most of the property developers depending on the size of the project developed by them.

Another aspect commonly noticed is that the. Property developers are now indicating the various approvals obtained from the concerned authorities. In addition the customers are helped to obtain financial assistance from various banks and financial institutions. The developers are showcasing their projects through Property Melas organized by various agencies and their own associations at regular intervals. All these actions help the buyers to choose the property for investment.

It is a known fact that of all the investment options, the best is real estate for investment for the simple reason that the property market will not go downside because the demand position is ever increasing. Also the property value always gets appreciated over a period of time. So far as residential units are concerned, there would never be any downtrend in property values. Appreciation in value is phenomenal.

Why there is no downtrend in values of properties? There may be a dull period some times in property market but that is only for a short period, when people do not  come forward to buy property in the view of rising prices of construction materials, labor wages, consequently increase in the cost of the projects etc. The project cost goes up for various reasons and sometimes due to litigations. This however does not affect the property market except that there will be some delay in sale or purchase for a brief period. In such an event the prices remain static but will not go down. During such period developers will not sell their products below their cost price level as they cannot afford to suffer any losses.

After such brief they for certain know that the market will open upwards, from where it was stalled. With no supply during such lull period the demand for accommodation keep up moving upward and the market when reopens, the supply position gets a boost. The property developers naturally stand to benefit once the market resumes with upward trend. As for buyers the present situation seems to be quite favorable as the market is showing upward trend and the developers are interested in disposing of their products with various concessions and benefits and assistance for securing financial assistance from banks and financial institutions.

Investment in property whether a flat, a bungalow/villa or a site is best for a simple reason that the value will always be appreciating and the demand for such properties will always exist. However the buyer has to take care, verify all the details about the property like it being free from litigations, the price offered and various necessary approvals etc. before finalizing the buy since buying the property is a onetime deal in life time for an average buyer.

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Bannerghatta Road
Devanahalli Road
Electronic City
Hosur Road
Indira Nagar
Kanakapura Road
Koramangala
Sarjapur Road
Vijayanagar
Whitefield

REAL ESTATE DEVELOPERS TURNING TO HOUSING FOR SENIOR CITIZENS

REAL ESTATE DEVELOPERS TURNING TO HOUSING FOR SENIOR CITIZENS

Real estate developers in the country are increasingly turning to a mostly untapped segment where demand is on the rise - senior homes - even as there's a slowdown in the overall housing market.

Builders such as Tata Housing,  Paranjape Schemes, Adani Realty, Silverglades and Brigade have started setting up specially designed homes targeted at well-to-do seniors who have enough money and might want to live independently after retirement. And, unlike old-age homes of the past, most these senior home projects are part of larger projects and townships.

"Today, builders realise that this could be a differentiating factor in their projects and could attract an entirely new market, which has been untapped so far," said Arun Gupta, chief executive officer at Age Ventures India, a private, non-profit trust that works with builders to design and manage senior homes. The growth opportunity is big - in 2012, India had 100 million senior citizens and the number is expected to double by 2030.

"India currently contributes less than 1 per cent of the global senior living industry," said Manish Kumar, managing director for strategic consulting at property consultancy JLL India, highlighting the huge demand and supply gap of the sector - and its growth potential. According to JLL India, there are around 30-35 senior living projects in the country. So, what are the facilities senior home projects offer?

Usually, one or two bedroom units; most of these homes have wider doors and bigger bathrooms for wheelchair access. Other finer details builders keep in mind include positioning grab rails at strategic places and ensuring that switch points are at wheelchair height rather than at the bottom. The apartment complexes come with facilities such as physio rooms, doctor-oncall, nurses and a common dining room if someone doesn't want to cook.

Gupta of Age Ventures said a lot of people in the 54-72 age bracket have been buying these senior homes because they want to live independently.He said Age Ventures has tie-ups with hospitals to provide medical care to seniors living in the homes it manages.

The firm has, for example, tied up with Columbia Asia Hospital in Ahmedabad where it is working with Adani Realty for a senior home project. Similarly , it has tie-ups with Artemis in Gurgaon for a Silverglades project and NH Hospitals in Bengaluru for a Brigade project. Adani Realty is building a senior home project within its township project Shantigram in Ahmedabad.

"Till now there were no service providers catering to this segment. Most facilities for seniors were run by charitable trusts and were mostly for the lower income category ," says Dipesh Roy, vice president, marketing, at Adani Realty .

Paranjape Schemes has so far developed six such projects - five in Pune and one in Bengaluru - under its brand specifically for senior living, Athashri. Company chairman Shrikant Paranjape said it will start three more projects in the country this financial year and is also reviewing three projects in San Jose, USA, to finalise one to target senior Indians living there.

Om Ahuja, CEO, residential, at Bengaluru-based Brigade Group, said many friends are coming in groups to buy assisted living homes primarily keeping in mind their retirement. "People who are in their early and mid-40s are planning for future and are investing in retirement or assisted living homes as the children will eventually settle down abroad post study," he said.Tara Singh Vachani, CEO at Antara Senior Living, which has a project coming up in Dehradun, said, "Priority for Antara is to create vibrant residential communities."

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BMRDA Approved Layouts

Anekal
Bannerghatta Road
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Koramangala
Sarjapur Road
Vijayanagar
Whitefield

Elegant Springdale - bangalore5.com

Elegant Springdale

Multistorey Apartments

Area Range 1400-2500 Sq.ft

Price Call for Price

Location Frazer Town,Bangalore

Bed Rooms 2BHK,3BHK

HIGHER INTEREST SUBSIDIES ON FLATS FOR EWS LIKELY

HIGHER INTEREST SUBSIDIES ON FLATS FOR EWS LIKELY

In a move to ensure every household has a roof over their heads by 2022, the housing ministry is likely to increase interest subsidy for flats under economically weaker section (EWS) and low income group.

Sources said the proposal has been formulated based on the recommendation of an informal group of ministers, which looked into the `Housing for All' scheme. The fresh proposal would be placed before the Cabinet for its approval. TOI has learnt that one of the ministers in the group has suggested that there should be 0% interest for people falling under the category of EWS. He has suggested that the cost of such flats should not be more than Rs 5 lakh in any urban area so that people across all sections can own a house.

One of the major components of the ambitious scheme is to construct at least two crore affordable housing in urban areas. The cost of such flats is estimated to be around Rs 6.5 and Rs 7.5 lakh. There are also provisions including interest subvention scheme in the housing sector that will meet part of the buyers' home loan burden.

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House for rent in Bangalore
Apartments for rent in Bangalore
BMRDA Approved Layouts

 

Anekal
Bannerghatta Road
Devanahalli Road
Electronic City
Hosur Road
Indira Nagar
Kanakapura Road
Koramangala
Sarjapur Road
Vijayanagar
Whitefield