Dummy thesis report

1.1 INTRODUCTION

Increasing economic activity obviously means pressure on urban space. The real estate industry has reacted favourably to these emerging trends and there has been a spurt in property development in the last few years. While new developers have entered, existing ones have expanded their activities in a big way. Many companies have diversified into real estate development and some have tied up with international operators. Non-resident Indians and multinational companies have directed property demand to a great extent in recent time. Despite all these developments, many hurdles seem to be on the way of real estate.

Real estate Development is a continuous process, generating wide spread, planned socio-economical impacts over all segments of society. It is a very important to justify potential of every piece of land being a scarce commodity and any property development should be justified as well. Property once constructed, is expected to exist for a long period of time.

Development and management of real estate property is a multifaceted activity combining a variety of disciplines as varied as law, finance, banking, business and marketing management, valuation, accounting, land surveying, engineering, architecture and town planning. Although real estate development practice in India has been taking place for several decades now, mostly in a rather unorganized manner, the business has come into sharper focus in recent time. The reasons being emerging management concepts in real estate development, economic liberalization, development of corporate culture, competition, increasing public awareness, better investment opportunities, improved organizational establishment, scope of technological up gradation.

The population of urban areas of India is growing at a very alarming rate. In the year 2021, more than 50% of India's population is expected to live in urban areas. The population in the urban areas puts a severe pressure on urban infrastructure facilities. As urban areas grow with migration the city limits need to be extended. It is a natural economic response to the increasing demand for space in the growing urban economy.[Source: www.IndianRealtyNews.com, www.egovamc.com]

1.2 Present scenario:

Ahmedabad have become the dominant centre of Gujarat and in turn attracts a lot of activities such as industrial, commercial and other services. Government offices have also proliferated. This has led to an entry of huge population to the area creating a lot of illegal activities due to high pressure on land and housing. Though there are two authorities namely Ahmedabad Municipal Corporation (AMC) and Ahmedabad Urban Development Authority (AUDA) to control urban development, there seems to be no embayance of the activity due to haphazard & unguided development.

SR. No.

Year Population (Million)

Approx. Area (Ha)

1 1981 2.5 190002 1991 3.4 230003 2001

*4.6 35000

4 2011 6.5 50000

[Source: egovamc.com]

The population is increasing everyday and many new developers have entered into the business. New areas are developed by developers and also the AUDA & AMC. But the direction of development is not in control. Everywhere development is going in terms of Residential, Commercial, Industrial, SEZs, Retail, Hospitality, etc. However the AUDA and AMC is trying to keep in control and they have laid guidelines for the approval of the projects which let the area develop in a certain manner. And nature of development is almost defined after putting the zones and rules and regulations for them. But still the direction of growth is not seem to be going in a correct way.

1.3 NEED FOR THE STUDY

The real estate sector in Ahmedabad has assumed growing importance with the liberalisation of economy. The consequent rise in business opportunities and migration to urban areas has increased the demand space for commercial and housing space. Developments in the real estate sector are being influenced by developments in the retail, hospitality & entertainment, social services and information technology sector.

In any developing city the direction of growth can not be correctly forecasted & would depend on number of factors such as social & economic parameters, so that it is necessary to study the trend of development.

1.4 OBJECTIVESTo study and analyse recent Property trends in real estate development in ahmedabad and reasons contributing to such trends.

1.5 SCOPE OF THE STUDY

The study is restricted to 5 T.P. Scheme of Ahmedabad. The property trend in real estate development would be studied in urban development authority and municipal corporation areas of Ahmedabad which include Gota (T.P. No 33), Thaltej (T.P. No 39), Chandkheda (T.P. No 44), Motera (T.P. No 46), and Nikol (T.P. No 101).Map of Ahmedabad showing above areas is shown below.[source: Google Maps]

Drawing no.1 Ahmedabad map showing 5 areas(black colour round) which is selected for study

1.6 SELECTION OF CASE STUDIES:

Selection of 5 T.P. schemes was done.1. Thaltej – T.P. no. 392. Gota – T.P. no. 333. Chandkheda – T.P. no. 444. Motera – T.P. no. 465. Nikol – T.P. no. 101

Criteria for selection:o Area which developed after the T.P. Scheme is declared.o Area which has grown hugely in the past few years in all manners in terms of infrastructure,

services, etc.

1.7 RESEARCH METHODOLOGY

In the direction of the above objectives, the study has been formulated in terms of following steps:

Literature review: A detailed review of literature to be undergone by conducting a perception study to identify factors affecting property trends in Real Estate Development. From books, journals, Thesis, websites.

Data collection: Data collection for study of trends in real estate development is done through personal interviews with experienced and knowledgeable persons, real estate developers and secondary data sources like research reports prepared by various governmental agencies, company and project brochures, journals, newspapers etc.

Research mediums: Case studies, Perception study

Data analysis: The trend observed are enumerated and analysed to understand the opportunities presented by the market and an attempt is made to formulate an outlook based on the trajectory of the development process. It is believed that observations from this city’s case studies can be generalized in order to come out with a overall picture of Property trends in real estate development.

1.8 Potential for utilisation in Construction Industry

o By analysing the property trends the forecast for property rates and direction of development can be made.

o The investor can judge whether to invest or not.o Even the developers can follow the trend and manage to provide what is really

needed(In Demand) to the customers.

Months December January February March April

Weeks1

23 4 5

78

910

11

12

13

14

15

16

17

18

19

20

Literature Review Preparation Of Questionnaire

Primary Data Collection For T.P. Schemes

Secondary Data Collection For T.P. Schemes

Data Analysis Compilation Of Data & Typing

Final Checking and Printing

Limitations: o The present study is limited to five T.P. Schemes due to time constraints.o The current trends in the five T.P. Schemes are studied.

Study of Real Estate Developers and Trends in Real Estate Development

Chap. 2 Literature Studies

An Overview of the Real Estate Industry

Mitali Nanavaty (1900)School of Building Science & Technology, CEPT.

EconomicsMarket Theory

Land Use TheoryValue Theory

FinanceCapital markets and institutions

Investment analysisPortfolio management

LawNature and conveyance of

interest in land

MarketingMarket Analysis

Marketing communicationConsumer behaviour

Personal selling

GeographyPhysical and locational nature of real property

SociologyPopulation StudyCulture Patterns

Urban Development studies and problems

REAL ESTATE


Real estate is the single largest asset class and wealth holding of individuals, households and companies globally. The development of this sector is an integral part of economic development. In most countries, and particularly in developing countries, housing is a very large proportion of a household’s expenditure and takes up a substantial part of lifetime income. The backward and forward linkages to land markets, durable goods manufacturing and the contribution to the development of labour markets with depth and mobility further underscores the significance of this sector, particularly in the process of economic reform and transition.

Real estate occupies a unique place among the disciplines of business and economics due to its uniquely integrative nature. It brings together material from at least six other major fields and makes it possible to study the interfaces among these disciplines. Figure 2-1 Diagram showing how Real Estate ties with various concepts like Economics, Finance, Marketing, Sociology, Law and Geography

Real Estate is possibly the most basic of all the assets a person may own. The Indian real estate and housing industry, in modern sense, came into being after Independence in 1947, when the Country was confronted with finding shelter for a large number of refugees from West Punjab. Initially it was left to the Government through various housing boards to accommodate these displaced people. However after 1954, “Ownership Flats Construction” commenced its operations through private developers first in Mumbai, which later spread to other towns in subsequent years.

Types of Real Estate

Residential Real EstateResidential real estate includes dwelling units, apartments, housing etc. which are occupied by a person for the purpose of homebuilding. This is one of the major types of real estate which is having a sustained demand and will do so for a long time to come. The three major reasons sighted for the continuing need for dwelling units are population growth, household formation and mobility of population from one place to another.

Commercial Real EstateCommercial real estate is defined as including “all real property acquired for investment except apartment houses, housing projects, and other dwelling units, including the stores, shops, and recreational facilities connected with them.” Commercial buildings generally follow the growth and movement of population.

5School of Building Science & Technology, CEPT.


Industrial Real EstateIndustrial property is real estate used in connection with the manufacturing of industrial and consumer goods. Industrial goods are goods used for further production, while consumer goods are purchased for immediate consumption. Industrial sites are particularly affected by business conditions in terms of the demand for both industrial and business goods, as well as government policies.3

URBANIZATIONUrbanization is the process of rendering urban, the process of removal of the rural chapter

of an area or a place. A careful distinction needs to be made here between the absolute growth of cities (civilization) and the process of urbanization. In an urbanizing society, the proportion of city dwellers to the total population increases steadily. In countries or places which have alreadybeen urbanized it can continue to grow in absolute size along with overall population growth, however, the population not be becoming proportionately more urban.

Urban growth creates both opportunities as well as conflicts however in case of developing countries are affected worse due to expeditious growth of population. For several decades in developing countries, urban areas have been growing faster rate than the general population because of massive migration from rural areas. It is expected that by the end of 20th century, there will be about 6 billion people- on the earth, more than half of whom will be dwelling in urban areas, against 29% in 1950 and 42% in 1987 and 60% in 2009.

Rapid urbanization suggests that urban population is growing at a faster rate than the average rate of growth of nation. Urban population increases due to (i) natural increase or increase of birth over death and (ii) migration or reclassification of areas or limits. The tempo of migration might have increased in recent years on account of development planning, extension of education, industrialization improvement in transportation and communication. Urbanization in the demographic 'sense is increases in proportion of the urban population to the total population over a period of time. When the proportion of urban population to the total population increases its called phenomenon of urbanization. However-.theoretically, it is possible that this ratio remain constant over a time in a situation where there is absolutely no rural to urban migration and both the rural and urban population grow at the same rate. The process of urbanization is a continuous process which is not merely concomitant of industrialization, but concomitant of whole gamut of factors underlying the process of economic growth and social change. Rapid urbanization is a recent phenomenon in most cities of third world. This urbanization has brought about both the agglomeration of economic activities and population. This rapidly growing population demands more serviced urban land for the fulfillment of the basic needs and shelter, which demand large areas of land under residential development.

The process of Urbanization has made urban land as scarce and expensive commodity, which affects the urban poor. The study tries to look in to these conflicts, especially with respect to the patterns and process of development in the developing areas of Ahmedabad within jurisdiction of Ahmedabad Urban Development Authority. Due to the lopsided character of the urban growth the city continues to bear the burden of excessive growth of population and lack of proper planning and implementation resulting in haphazard, undesirable growth in the areas around the Core City. Urban areas are growing at a very fast pace. People are attracted to urban areas because of various reasons like job opportunity, amenities, etc. This increase in size of urban area mainly because of two major reasons:1. People from rural areas / villages come to urban areas to get a job and they stay back here.2. People in urban areas divide themselves like joint family break down into nuclear families.

Both the above two reasons result in more demand of 'urban space'. Thus day by day the size of urban areas is increasing to accommodate more and more number of people. This increase in



size of urban areas or the so called 'urban sprawl' results in unplanned development, which ultimately results in 'urban environment problems'.

1 .2 Urbanization in IndiaIndia is one of the most populated countries in the world, next only to China. Although India

occupies only 2.4% of the total area of the world, it supports over 15% of the world population, as revealed by statistics. Each year India is adding 18 million people, roughly another Australia. By 2050, U.N. demographers project that it will have another 530 million people for a total of more than 1.5 billion. If India continues on the demographic path as projected, it will overtake China by 2045, becoming the world's most populous country. About a quarter of India's population is urban. At least 23 Indian cities have over a million residents. Delhi, Calcutta, Mumbai and Chennai are the four main cities of India. The first three cities have over 10 million residents.

When India got independence in 1947, about 85 % of its population was living in rural areas and only 15 % in urban areas. The rate of urbanization in the preceding decades had been very slow. As indicated in Table 1, the urbanization increased from 10.81 % in 1901 to 1911 % in 1931 and 13.86 % in 18\941. After independence, the urban growth was accelerated and registered the highest decadal growth of 46.14 % during 1971-81. During the last six decades (1941-2001) the urban population has increased from 13.86 % to 27.80 %. The urban population growth in India is a result of 'pull' as well as 'push' factors i.e. attraction of better employment opportunities in urban areas and labour force rendered surplus due to the limited capacity of the rural economy to accommodate the increasing population.Urbanisation Trend in India

No. Census Year Total Population (in million)

Urban Population (in million)

Urban Population as %age of total Population

Decadal growth rate of urban population in (%)

1 1901 238.40 25.90 10.81 -2 1911 252.10 26.00 10.29 0.353 1921 251. ,30 28.10 11.18 8.654 1931 279.00 33.50 11.99 19.125 1941 318.70 41.20 13.86 31.976 1951 361.10 62.40 17.29 41.427 1961 439.20 79.00 17.97 26.418 1971 548.20 109.10 19.91 38.239 1981 683.30 159.50 23.34 46.1410 1991 . 844.30 217.20 25.72 36.1911 2001 1027.50 285.93 27.80 31.64

The world population projections indicate that India's total population will be doubled during the next six decades (1900-2050). During the third decade of the next century, India will become the most populous country of the world. Whatever efforts are made for controlling the population growth, the next three decades are the most Crucial for planning and development of human settlements and provision of the required infrastructure.2

Although the rate of urbanization in India has been quite moderate during this century, due to a low level of urbanization (Table 2) and large population base there has been a rapid growth of urban population. Over the last 50 years. The urban population has been doubling itself every twenty years. In spite of such a rapid growth rate, the urban population accounted for 25.72 & of the' total population 1991.

The past experience clearly indicates that Economic Growth and Urban Development go hand in hand, therefore, the rate of urbanization in India in coming decades is likely to increase. This will put an unprecedented demand for growth of urban areas.

In such an uncontrolled race, the right type of infrastructure cannot be planed or provided. By the time an infrastructure is provided to meet the present demand, it is already overloaded and



hence in need of further expansion. Such a flexibility could be provided by the road based systems predominated by personalized modes for transportation and individual arrangements for. water supply and sanitation. And that is what has been happening in all our cities. But, such a system is neither cost effective nor can it make optimum use of resources. Due to perceived lower marginal costs of meeting incremental demand, all our larger cities have grown into nightmares.

If we want to make optimum use of our urban infrastructure, it should precede development and act as a catalyst to development in a desired pattern.

Long term measures are, therefore, to be taken up without further loss of time to meet the demand of further urbanization and reverse the migration to our mega cities.

Urbanization in GujaratGujarat is among leading and most urbanized states of India, which stands third after

Mizoram and Maharastra states. It is considered among states having rapid industrialization. Urban population of Gujarat as per 2001 census is 37.67%. REAL ESTATE SCENARIO IN INDIAN CITIES1:Real Estate Development is a multi faceted activity combining a variety of disciplines as varies as law, finance, banking business, marketing, management and valuation, accounting, land surveying, engineering and architecture & town planning. Although real estate development activity has been taking place for several decades now, mostly in a rather disorganized' manner, the business has come into sharper focus in recent times because of a variety of reasons. Over the years several changes have occurred on the real estate scene in India.The real estate sector, which today, has become visible and dominant in almost all Indian cities can be defined as that segment of business enterprise which is engages in the activity, of production, financing, marketing and real property management. Real estate developers are often referred to as colonizers, builders, promoters, etc. in different parts of the country. Although real estate developers form a sizable number and constitute a significant portion of the property supply in India, they are not a recognized group of professionals unlike in some other courtiers in the West. There are several reasons for this. Prior to independence, the urban development, sector was not as organized as it came to be later. Housing supply in India in the pre-independence era was mostly an outcome of people's own initiatives along with a small segment of government provided housing through local municipalities and improvement trusts. The post-independence era witnessed a high pace of industrialization and increased rural-urban mobility which had its repercussions on urban property. More concerted efforts were then made by the Government to organize housing production and development activities with the initiation of the five year planning strategy since the fifties. (Note: The Five Year Planning Strategy was introduced with the First Five Year Plan (1951-55). The plans state the policy directions of the government in various sectors of the economy viz. industry, agriculture, urban development, etc., and 9ive the sectoral fund allocations.)In India they are not yet recognize as professionals. As a historical consequence of these and many other factors, the real estate sector has by far remained a neglected and unrecognized sector of property supply, often operating illegally. Interestingly it can be observed that despite actiye government interventions in the past forty years and the disorganized and unrecognized status of the real estate developers, it has been the private sector rather than the government which has contributed much more towards the housing supply.



In terms of investment, the private sector has invested nearly ten times more than the public sector has invested nearly ten times more than the public sector during the Seventh Plan period (Govt. of India, 1990). The government has now realized the need to organize and invigorate the private sector real estate development and has stated in the recent National Housing Policy that laws relating to the private builder sector have to be reviewed to as to remove constraints and facilitate appropriate housing development, the growing interest in the private sector development has been not only on account of the lirnited success of the public sector supply or the resource constraints with government agencies but also on account of the rapidly growing private developer enterprise which, despite several constraints, has been continuing as a dynamic mode of property supply in many Indian cities.One of the basic necessities of the common man is shelter. With more and more people migrating into the larger cities, the pressure on housing has been increasing enormously, whilst the government agencies have been trying to do their best to solve the problem, the sheer magnitude is still daunting. In such a situation, several entrepreneurs have entered the housing development field. A large number of real estate projects have been completed or are being completed in different parts of the country. However, for the common man, there are several problems such as trying to locate a good developer, knowing whether the project is sanctioned or not, whether he is getting value for money or not, whether the arrangements for water, etc. are adequate or not, whether the land title is okay and so on. Although construction sector employs highest manpower in India, it has struggled a lot to get industry status in the past.



1.1 Introduction of the City AhmedabadBackgroundCities play a critical role in the economic development process of the nation. They are the engines of economic growth and places of high productivity. They contribute more than theproportionate share towards the State income. For instance, Ahmedabad, which accounted for 8 percent of the total and 23 percent of the urban population of the State, was estimated to have generated 17 percent of the State income in 1995. Ahmedabad city, in 1976-77, with 7 percent of the total population, had generated 14 percent of the total State income. The per capita income in the City was found to be almost double than that of the State average (NIUA, 2001). From this it is clear that to sustain high rates of economic growth, cities have to be more competitive.While cities generate more than proportionate share of States’ income, they also pose certain challenges. The challenges include providing access to serviced land for housing the urban poor, provision of basic amenities and facilities and a system to plan and manage these. Hence urban investments in economic, physical and social infrastructure at adequate levels are a prerequisite. In recognition of these the state has initiated series of reforms in urban governance. A greater emphasis has been laid when the state declared the year 2005 as Urban Development Year-2005. At the State level, in line with URIF framework preparation of the State Urban Slum Policy, State Hawkers Policy and State Urban Transport Policy has been undertaken and are under various stages of finalization. As a part Urban Year efforts, cities have prepared, through consultative process, City Development Strategies/Plan which outline vision, strategies to achieve the vision and an time bound action plans.In Ahmedabad, the process of preparation of City Development Strategy began in the year 1999 with a series of consultations which brought out the City Development Strategy report in February 2003. For effective implementation, a medium-term plan City Development Plan focusing on priority projects has been dveloped. Further in May 2005, in line with the Vibrant Gujarat Vision of the Government of Gujarat, AMC and AUDA conceived a three-year-plan to ensure delivery of basic infrastructure services to the entire area under their jurisdiction and set the stage for the next level of development.The National Urban Renewal Mission gives the city an opportunity to carry forward this initiative and place the reform process on a higher plane. This would also be an opportunity for the city to undertake a mid-course assessment and re-position its priorities with changing needs within the NURM framework. The section below describes the Plan Preparation process. 2.1 General

The city of Ahmedabad was founded in 1411 AD as a walled city on the eastern bank of theriver Sabarmati, now the seventh largest metropolis in India and the largest in the state. The urban agglomeration (UA) population has increased from 3.31 Million in 1991 to 5.81 million in 2001.

Historically Ahmedabad has been one of the most important centres of trade and commercein western India. The city was once famous as the ‘Manchester of India’ on account of its textile industry. It had as many as 66 mills employing a workforce of over one hundred thousand persons. It lies in the cotton belt of Gujarat, 552 km north of Mumbai and 96 km from the Gulf of Cambay. It has three major industrial estates within its municipal limits. It is also a major industrial and financial city contributing about 14% of the total investments in all stock exchanges in India and 60% of the total productivity of the state2. A private company operates a thermal power plant in the city. Ahmedabad is the home of several scientific and educational institutions of national, regional and global importance. The city has a great architectural tradition reflected in many exquisite monuments, temples and modern buildings.2.2 Location and Climate

Ahmedabad City lies between 22o 55’ and 23o 08’ North Latitude and 72o 30’ and 72o 42’ East Longitude. The city is devoid of any major physical features except for the river Sabarmati, which is



cutting the city into two parts: eastern walled city and western Ahmedabad on either side of its banks. The Ahmedabad-Mumbai Golden Corridor has long been recognized as an important development axis in western India. The city acts as a terminal, rather than as an intermediate node in this linear influence. It has seven major roadways, one expressway and five rail networks. A new corridor between Ahmedabad and Pune has recently emerged, connecting the city to other metropolitan cities including Vadodara, Surat and Mumbai. All these factors have resulted in the axial growth of the region. Ahmedabad has a tropical monsoon climate, which is hot and dry, except in the rainy season. Summer days are very hot with mean maximum temperature of 41.3 0C while, nights are pleasant with mean minimum temperature of 26.30C. The mean maximum and minimum temperatures in winter are 300C and 15.40C respectively. The average annual rainfall of the area is 782mm, although there is a considerable variation from year to year. It occurs generally during the months of June to September. The average relative humidity is 60% with a maximum of 80% to 90% during the rainy season.2.3 Demographic TrendsThe Greater Ahmedabad Urban agglomeration is an amalgam covering an area of about 4200 sq. Km is an amalgam of (Refer Map-2-1). The map reveals: 1. An area of 190 square kilometres is under the jurisdiction of Ahmedabad Municipal Corporation (AMC)3, and2. 150 villages in the periphery of the city are under the jurisdiction of Ahmedabad Urban Development Authority (AUDA)4,3. 9 Municipalities in the periphery of the city are under the jurisdiction of Ahmedabad Urban Development Authority (AUDA),4. Gandhinagar and the surrounding villages,5. Chatral, Bopal and other surrounding villages adjoining AUDA limits

The area within the Ahmedabad Municipal Corporation limits consists of:1. The traditional city centre within the fort walls with relatively high-density development, large concentration of commercial activities and narrow streets, 2. The eastern sector accommodating large and small industries and low income residential areas, and3. A well planned western sector with wide roads accommodating major institutions and high-income residential areas

The population in the AMC limits increased to 35.15 lakh in 2001 from 28.77 lakh in 1991. The population in AUDA area in 1991 was 38.75 lakh. The Ahmedabad Urban Agglomeration (AUA) housed 23.25 % of the State’s urban population in 1991, which has gone up to about 25% in 2001. Compared to other metropolises in India Ahmedabad has a lesser degree of primacy and urban population is spread evenly across other metropolitan and class I cities in the State. The AMC area is spread over 190.84 sq km, the AUA area is about 350 sq km and AUDA area is 1330.08 sq km. Spatial distribution of this population within the city over the decades shows that up to 1981 most of the new population added to the city was concentrated within the old AMC limits itself, especially in the eastern part. Expansion of the peripheral areas began in the 1980s and has continued. Earlier only the eastern parts and particularly the eastern periphery registered faster growth rate, but since the 1980s even the western periphery has grown rapidly.

Spatial Patterns of Population Growth

Spatial Unit 1981 1991 20011. Ahmedabad Municipal Corporation (AMC) 2159127 2876710 35200852. A.U.D.A. 2721925 3756246 47091803. Kalol 78407 92550 112013



4. Mehemdabad 22309 26103 307685. Dehgam 24868 31378 380826. Sanand 22465 25674 324177. Other areas outside AUDA 264555 309871 3345318. Gandhinagar 199353 280234 3736638.a. Gandhinagar (GNA) 62443 123359 1959268.b. Rest of Gandhinagar 136910 156875 177737GREATER AHMEDABAD 3185833 4346351 5417374

Table2 :Population growth of Ahmedabad

The greater Ahmedabad area has grown at a moderate rate. Growth rates have declined from 3.2 and 2.2 percent (compounded per annum) during the past two decades. However, the rates vary across different spatial units. The population within the AMC limits appears to approach a stabilization level. The areas adjoining AMC, falling within AUDA limits have shown rapid growth. Gandhinagar is also experiencing relatively high rate of growth.

As stated above the population growth in the peripheral areas is more rapid than the areas within the city limits. This is partly due to the saturation of population within the city area and the consequent large-scale housing development in the peripheral areas. The contrasting spatial patterns observed in the eastern and western areas of AMC have extended into the peripheral areas in the same manner. The western part is experiencing more rapid growth than the eastern part. Rapid growth in the form of ribbon development along the Sarkhej-Gandhinagar highway is being witnessed during the 1990’s. These trends are likely to intensify further in the coming decades. It is also a note worthy feature that the spatial expansion of Ahmedabad is largely contiguous and relatively compact.







Population DensityThe density pattern presented below indicates the spatial expansion is limited to contiguous

areas around AMC. The walled city is one of the most densely populated areas in the study area, and it has reached levels of saturation. The new outgrowths have been in the western parts of the city in the AUDA jurisdiction with people preferring to stay in the peripheral areas where they could avail of better infrastructure facilities. The zones along the 132’ Ring Road and Naroda - Narol Highway have seen a higher level of physical development in the last few years. It also appears that most of the eastern part and a few parts in the southwest and northwest have higher densities.

Ahmedabad- A Compact CityIn terms of spatial expansion, as may be seen from below, unlike Bangalore and Hyderabad,

the city during the past ten-year period has expanded in a contiguous manner and remained compact A comparative analysis of three cities in terms of spatial expansion over a decade has been carried out based on Lan Sat Image. From the above it is evident that Hyderbad is the most spread out city followed by Bangalore. The blue patches indicate low-density sprawl type of development.

The study referred below analysed planning mechanisms and concluded that the Master Plan/Development Planning and Town Planning Scheme mechanisms have been effective in Ahmedabad in keeping the city compact. Further, it concludes that the effect of urban sprawl is also evident in terms acute traffic and transport problems in Bangalore and to some extent in Hyderbad.



Spatial UnitPersons/Hectare

1881 1981 20011. Ahmedabad municipal Corporation (AMC) 113 151 184 1.a Walled city 716 599 560 1.b East AMC 79 134 178 1.c West AMC 109 135 1592. A.U.D.A. 11 61 77 2.a East AUDA 6 7 11 2.b West AUDA 13 28 43 2.c AUDA(Rural) 12 14 163. Kalol 27 31 384. Mehemadabad 19 22 265. Dehgam 11 13 166. Sanand 6 7 97. Other areas outside AUDA 8 9 108. Gamdhinagar 5 7 9 8.a Gandhinagar (GNA) 24 47 75 8.b Rest of Gandhinagar 4 4 5Greater Ahmedabad 12 16 20

Table : Population Density

Urban EconomyThe city of Ahmedabad has had great importance in the economy of Gujarat owing to the large concentration of economic activities their high growth rates and productivity. Ahmedabad accounts for 7% of the state’s total population and around 20% of its urban population. In 1995, with 7 percent of the total population, Ahmedabad contributed to 17 percent of the state income (4). Ahmedabad city accounts for 21.5% of factories in the state employing 18% of workers (2000). In 1981, before the textile crisis, Ahmedabad city used to account for 19.3% of factories and 27.7% of workers in the state. Ahmedabad accounts for almost 19 percent of main urban workers in the state and 60 percent in Ahmedabad District. A sectoral shift has been observed in Gujarat, after liberalization. There has been a rapid growth of chemical and petrochemical industries in South Gujarat districts. The investment figures show a significant decline in the share of industries in and around Ahmedabad. On the other hand, tertiary sector which includes business and commerce, transportation and communication, construction activities and other services appears to be growing. The workers participation rate (WPR) or the share of working population in Ahmedabad is 32 percent (2001) as against 33 percent of the State Urban WPR. The following table shows the nine-point classification of the workers in AMC. Though it is not very apt to compare the figures of 1971 and 1991 because of the change in the Corporation area, an analysis of the shares could give an insight into the changing occupational pattern Land Use

Spatial arrangements of land uses determine the population distribution and infrastructure demand patterns in the city. This section briefly describes the land use patterns in the city. The Ahmedabad Urban Development Authority is responsible for land use planning within its jurisdictional limits. As stated above, the area under AUDA may be seen as various subunits depending on the administrative jurisdictional limits and extent of development. Of this, the area delineated as Ahmedabad Urban Complex consisting of AMC, outgrowth adjoining AMC and area likely to develop in the ten years has been designated as Ahmedabad Urban Complex. It is this area, which is the focus in this study.



Land Use Planning MechanismsAn integrated landuse planning and regulation of building activities, taking into account the mutual interaction of landuse and urban services, is essential for fostering functional efficiency and orderly growth of urban areas. In order to have a planned and guided growth, planning mechanisms under the Gujarat Town Planning and Urban Development Act (1976) have been established. The mechanism in operation in Gujarat include: Development Plan: Prepared for the entire area of the Urban Development Area which consists of two parts a) A land use plan earmarking various areas as permissible use zones, andb) A Development Control Rules for implementation of development plansTown Planning Scheme: Prepared for an area of about 100 hectares with an objective to convert original agricultural plots into urban plots with proper shape, size and access. In the process of preparation of these areas, aspects of public amenities, housing for weaker section and for marketing by the ULB to recover facilities infrastructure building costs are integrated. The total of this area ranges between 35 to 50%.

Land-use in AUDA areaOf the total AUDA area of 1294.65 sq. km, nearly 50 percent is built up. Water bodies and

wastelands cover 12 percent and 17 percent of area respectively. Industries cover 9 percent of the area. As per the State Government Policy, no major industrial development within 24 kms of AMC limit is permitted in AUDA area. Considering existing development conditions a certain area for industrial use is designated for light industry as well as for general industry, along with existing industries at Vatwa, Naroda and Odhav (all lying within AMC), which forms nearly 10.38 percent.

Brick Klin/Quarries; 4%

Industries; 9%

Open Land; 2%Recreation; 1%

Built Up; 50%Public Institution;

3%

Transportation Node; 2%

Wasteland; 17%

Water Bodies; 12%

Figure: Land Use in AUDA Area (1997)



Land Use in City area

As per existing land use (1997), more than one third (36%) of the total area is underresidential use, followed by 15 percent of the area under the industries (Refer Figure 2-5).Large tracts of land (23.44%) are lying vacant, mostly in the newly acquired area of theAMC. Only 9.5 percent of the total area is under transportation network as against the normof 15-18 per cent. as specified by UDPFI norms.

Roads; 7%Railway Land; 2%

Residential; 36%

Commercial; 2%

Industrial; 15%

Open/ Vacant Land; 24%

Gamtal; 5%Education; 2% AMC Plots; 2%Hospitals; 1%Waterbodies; 4%

Roads; 9% Railway Land; 4%

Residential; 44%

Commercial; 1%

Industrial; 15%

Open/ Vacant Land; 9%

Gamtal; 3%

Education; 2%

Special Development Area; 10%

Waterbodies including River; 5%



Population Forecast and Spatial ExpansionWith declining birth and death rate trends continuing, the city is expected grow at a moderaterate and stabilize by the year 2035 with a population of about 10 to 11 million (Refer Table 2-8). The physical expanse of the city is expected to also incorporate large areas aroundAhmedabad, which were presented as part of greater Ahmedabad area.

Sr. No. Year Population (Million) Approx. Area (Ha)1 1981 2.5 190002 1991 3.4 230003 2001 4.6 300004 2011 6.9 500005 2035 10.9 80000-90000

Table 2-9: Population ForecastSource: GIDB/LB (2000) ‘Socio-Economic & Land use Studies

Map 2-5: Greater Ahmedabad Development Area: 2011 and 2035



Data Collection

1.2 SELECTION OF CASE STUDIES:

Selection of 5 T.P. schemes was done.6. Thaltej – T.P. no. 397. Gota – T.P. no. 338. Chandkheda – T.P. no. 449. Motera – T.P. no. 4610.Nikol – T.P. no. 101

Criteria for selection:o Area which developed after the T.P. Scheme is declared.o Area which has grown hugely in the past few years in all manners in terms of infrastructure,

services, etc.

1.3 METHOD FOR DATA COLLECTION

Primary data:o T.P. Scheme data(Drawings, areas, etc.) – Through AUDA(Ahmedabad Urban Development

authority) and Town Planning officeo Existing built up properties until now – Through survey on the field by visiting each propertyo Prevailing Market rates – Through survey Questionnaire (any ongoing project and broker)o Observation for each T.P. Schemes – Self study during survey

Secondary data:o Property Times o Gujarat informatics centre for land(Website:- http://www.gicl.in/)

1.4 DATA ANALYSIS:o Comparison of average residential property rates with past residential property rateso Comparison of average commercial property rates with past commercial property rateso Comparison of average land rates with past land rates

1.5 COLLECTED DATA:Summary of Data Collection till yesterday

Description Data Collected Data AwaitedT.P. Scheme Plan T.P. 33, 39, 44, 46, 101 Areas of F.P.(Final Plots)Property survey on the field T.P. 33, 39, 44, 46, 101 -Prevailing Market Rates T.P. 33, 39, 44, 46, 101 -Land Use T.P. 33, 39, 44, 46, 101 -Observation findings T.P. 33, 39, 44, 46, 101 -Past Market Rates T.P. 39 T.P. 33, 44, 46, 101



1.6 Thaltej (T.P. Scheme no. 39)

Total area : 49.95 ha (4,99,500 sq.m.)No. of plots : 71 Plots(54 Personally owned+ 17 AUDA Reserved)Zone : R2 Zone

Prevailing Market Rates as on Jan 2010Land 30,000 Rs./Sq.YdsResidential Bungalow 45,000 Rs./Sq.YdsResidential Appartment 28,000 Rs./Sq.YdsCommercial Shop 6000 Rs./Sq.Ft.Commercial Office 3000 Rs./Sq.Ft.

Observations: 1. This area has seen a very huge growth over these 5 years.2. Directly connected to NH-8C and S.P. Ring road.3. All basic infrastructures is available.4. One of the Well developed T.P. scheme of AUDA.5. Nature of buyers and sellers was such that the dealing was easy in case of both, land

and developed property.6. So many reputed builders started developing the area so it was the plus point for

the area.

Classification of AUDA Developed area and Reserved plots area(17 plots)Use of Land Area(Sq.m.) Area(%)S.E.W.S.H. 17792 3.56Garden 10913 2.18Neighbourhood Centre 14735 2.95School 5789 1.16Sale for Commercial 23248 4.65Sale for Residential 25659 5.14Roads 87498 17.52Total 185634

Details of other plots(54 plots)Sr. No. F.P. NO NAME OF SOC. TYPE UNITS

1 18 NISARG BUNGALOW BUNGALOW 14

2 19/2 VRUNDAVAN BUNGALOW BUNGALOW 23

3 19/1 SHIVASHRAY BUNGALOW BUNGALOW 17

4 4 KAVYANJALI BUNGALOW BUNGALOW 24

5 5 PALMBEACH BUNGALOW BUNGALOW 24

6 11 MUKHIS TRANSIT HOUSE HOTEL LAND RESTAURANT 30

7 12 SHAH ENTERPRIZE CNG FITTING STATION

8 7 SHYAM RESIDENCY PLOT PLOTING SCHEME 52

9 3/2. HANSVILLA RESIDENCY 4 PERSONAL BUNGALOW 4



10 28/2 TRISHLA KUTIR BUNGALOW 60

11 28/1 TRISHLA VATIKA BUNGALOW 34

12 29 SUNVILLA BUNGALOW 29

13 30 SHRI NARAYAN BUNGALOW BUNGALOW 57

14 21/2 SHANTI PALACE BUNGALOW 18

15 20 SHANGRILA-2 BUNGALOW 21

16 42 AMI MANGAL BUNGALOW BUNGALOW 1

17 41 SUDHAN BUNGALOW BUNGALOW 8

18 37 SWAGAT GEENVILLA-3 BUNGALOW 19

19 38 SWAGAT GEENVILLA-1 BUNGALOW 15

20 19/2 DIVINE VISION 4 PERSONAL BUNGALOW 4

21 16 OPEN LAND OPEN LAND











32 6/2. OPEN LAND OPEN LAND

















49 21/1 OPEN LAND OPEN LAND




53 50.. OPEN LAND OPEN LAND






1.7 Gota (T.P. Scheme no. 33)

Total area : 81.38 ha (8,13,800 sq.m.)No. of plots : 85 Plots(61 Personally owned+ 24 AUDA Reserved Plots)Zone : R1 Zone


Observations:1. Very near from NH-8C. And now it will be connected to it by railway fly over.2. Very next to the thickly populated area Ghatlodiya.3. Low land rates and demand was more than the supply. Selling of property was good

even at the time of market crash.4. The only area which is cheap and near the developed area.5. R1 zone is also one of the main reason of fast development. The profit margins are

higher than the other areas.

Classification of AUDA Developed area and Reserved plots area(24 plots)Use of Land Area(Sq.m.) Area(%)S.E.W.S.H. 20004 2.46Garden 21728 2.67Neighbourhood Centre 29278 3.60School 4501 0.55Sale for Commercial 25748 3.16Sale for Residential 71183 8.75Roads 135196 16.61Total 307638

Details of other plots(61 plots)Sr. No. F.P No. SCHEME NAME TYPE

1 123,70,69 VANDEMATARAM CITY SHOPS AND LOW RISE APPARTMENTS

2 26 DEVNANDAN PLATINA LOW RISE APPARTMENT

3 35 SHAYO NA TILAK-1 LOW RISE APPARTMENT



6 44 UMA SHARNAM BUNGLOW

7 64 NIRMAN LOW RISE APPARTMENT

8 122 SHUKAN GOLD LOW RISE APPARTMENT

9 65,66 DEV RESIDENCY LOW RISE APPARTMENT

10 72 ROYAL RESIDENCY LOW RISE APPARTMENT

11 74,71 SHUKAN RESIDENCY SHOPS AND LOW RISE APPARTMENTS

12 49,51 ICB ISLAND LOW RISE APPARTMENT

13 8 ARYAN 60 LOW RISE APPARTMENT



14 124/1 SHUKAN RESIDENCY SHOPS AND LOW RISE APPARTMENTS

15 90 KRISHNA FARM PARTY PLOT

16 6,10 UMA DARSHAN BUNGLOW BUNGLOW

17 83 ICB ISLAND LOW RISE APPARTMENT

18 124/2 VANDEMATARAM TOWNSHIP BUNGLOW

19 125 SHRINATH AVENUE LOW RISE APPARTMENT

20 94,112 PUSHPARAJ RESIDENCY LOW RISE APPARTMENT

21 87 VISHWAS CITY 3 LOW RISE APPARTMENT

22 99 ADITI AVENUE LOW RISE APPARTMENT

23 98 SHANIDHYA LOW RISE APPARTMENT

24 82 PRATHNA RESIDENCY LOW RISE APPARTMENT








































1.8 Chandkheda (T.P. Scheme no. 44)

Total area : 215 ha (21,50,000 sq.m.)No. of plots : 158 Plots(129 Personally owned+ 29 AUDA Reserved Plots)Zone : R2 Zone


Observations: 1. Directly approached from the S.P. ring road and Gandhinagar highway.2. Low land rates though it was near to Motera and Chandkheda.3. Well developed T.P. scheme. 4. Developers and investors saw great returns and started new projects on large scale.5. And the only T.P. scheme was left for getting N.A. permission easily in that side area.

Classification of AUDA Developed area and Reserved plots area(29 PLOTS)Use of Land Area(Sq.m.) Area(%)S.E.W.S.H. 48401 2.25Garden 80568 3.75Neighbourhood Centre 106107 4.94School 7490 0.35Sale for Commercial 103297 4.80Sale for Residential 96892 4.51Roads 370015 17.21

812770

Details of other plots(129 PLOTS)Sr. No. F.P NO SCHEME NAME TYPE

1 32 SHAKAL HOMES BUNGALOW2 28 SIMRAN BUNGALOW BUNGALOW3 31 OPENLAND OPENLAND4 30 OPENLAND OPENLAND5 11 OPENLAND OPENLAND6 36,37 SHAKAL-24 BUNGALOW7 29 OPENLAND OPENLAND8 38 OPENLAND OPENLAND9 12 OPENLAND OPENLAND

10 33 OPENLAND OPENLAND11 34 OPENLAND OPENLAND12 46 OPENLAND OPENLAND13 24 SWAGAT BUNGALOW BUNGALOW14 17 OPENLAND OPENLAND15 18 OPENLAND OPENLAND16 13 OPENLAND OPENLAND17 14 OPENLAND OPENLAND18 15 OPENLAND OPENLAND19 16 OPENLAND OPENLAND20 20 OPENLAND OPENLAND21 26 OPENLAND OPENLAND



22 27 OPENLAND OPENLAND23 58 OPENLAND OPENLAND24 25 OPENLAND OPENLAND25 37 OPENLAND OPENLAND26 59 OPENLAND OPENLAND27 21 OPENLAND OPENLAND28 22 OPENLAND OPENLAND29 23 OPENLAND OPENLAND30 147 ABHIYAN BUNGALOW31 148 SHYAMPUJA BUNGALOW33 146 OPENLAND OPENLAND34 139 OPENLAND OPENLAND35 134 OPENLAND OPENLAND36 151 OPENLAND OPENLAND37 149 OPENLAND OPENLAND38 144 OPENLAND OPENLAND39 143 OPENLAND OPENLAND40 145 OPENLAND OPENLAND41 49 OPENLAND OPENLAND42 48 OPENLAND OPENLAND43 50 OPENLAND OPENLAND44 52 OPENLAND OPENLAND45 56 OPENLAND OPENLAND46 60 OPENLAND OPENLAND47 119 OPENLAND OPENLAND48 120 OPENLAND OPENLAND49 112 OPENLAND OPENLAND50 174 OPENLAND OPENLAND51 175 OPENLAND OPENLAND52 150 OPENLAND OPENLAND53 171 OPENLAND OPENLAND54 172 OPENLAND OPENLAND55 173 OPENLAND OPENLAND56 168 OPENLAND OPENLAND57 169 OPENLAND OPENLAND58 152 OPENLAND OPENLAND59 186 OPENLAND OPENLAND60 162 OPENLAND OPENLAND61 160 OPENLAND OPENLAND62 159 OPENLAND OPENLAND63 161 OPENLAND OPENLAND64 133 OPENLAND OPENLAND65 132 OPENLAND OPENLAND66 155 OPENLAND OPENLAND67 135 OPENLAND OPENLAND68 154 OPENLAND OPENLAND69 164 OPENLAND OPENLAND70 165 OPENLAND OPENLAND71 156 OPENLAND OPENLAND72 167 OPENLAND OPENLAND73 166 OPENLAND OPENLAND74 157 OPENLAND OPENLAND75 129 OPENLAND OPENLAND76 225 OPENLAND OPENLAND77 128 OPENLAND OPENLAND78 51 INDIVIDUAL BUNGALOW BUNGALOW79 47 SAVITA GREENS PARTY PLOT80 184 SHILP COURTYARD BUNGALOW81 222 ONGC OIL TANK ONGC OIL TANK82 235 ONGC OIL TANK ONGC OIL TANK83 44/1 ONGC OIL TANK ONGC OIL TANK



84 42/2 ONGC OIL TANK ONGC OIL TANK85 133 ASHTMANGAL BUNGALOW86 131 SAUNDARY BUNGALOW87 136 RATNAM ROYALS BUNGALOW88 1,14,124 BALAJI VILLA BUNGALOW89 113 SARTHAK BUNGALOW90 129 INDRAPRASTH BUNGALOW91 128 NEELKANTH VILLA BUNGALOW92 127 OPENLAND OPENLAND93 125 OPENLAND OPENLAND94 126 OPENLAND OPENLAND95 201 OPENLAND OPENLAND96 202 OPENLAND OPENLAND97 204 OPENLAND OPENLAND98 211 OPENLAND OPENLAND99 212 OPENLAND OPENLAND

100 206 OPENLAND OPENLAND101 108 OPENLAND OPENLAND102 103 OPENLAND OPENLAND103 110 OPENLAND OPENLAND104 111 OPENLAND OPENLAND105 107 OPENLAND OPENLAND106 106 OPENLAND OPENLAND107 105 OPENLAND OPENLAND108 104 OPENLAND OPENLAND110 102 OPENLAND OPENLAND111 101 OPENLAND OPENLAND112 99 OPENLAND OPENLAND113 100 OPENLAND OPENLAND114 214 OPENLAND OPENLAND115 205 OPENLAND OPENLAND116 208 OPENLAND OPENLAND117 203 OPENLAND OPENLAND118 210 OPENLAND OPENLAND119 215 OPENLAND OPENLAND120 97 OPENLAND OPENLAND121 98 OPENLAND OPENLAND122 90 OPENLAND OPENLAND123 91 OPENLAND OPENLAND124 92 OPENLAND OPENLAND125 93 OPENLAND OPENLAND126 94 OPENLAND OPENLAND127 215/2 OPENLAND OPENLAND128 96,95 FUNPOINT RESTAURANT RESTAURANT129 203 SANGATH PLATINA 3 BHK LOW RISE



Motera (T.P. Scheme no. 46)



Observations:1. The area was well developed due to the Motera Cricket Stadium and was very famous.2. The area has seen tremendous growth since last few years and is considered the

costliest area for living.3. Is approachable from Chandkheda state highway and Gandhinagar highway.4. Luxurious projects are the main factor for price rise.5. Its highway side commercial land is very appropriate for commercial projects.

Classification of AUDA Developed area and Reserved plots area(30 plots)Use of Land Area(Sq.m.) Area(%)S.E.W.S.H. 38599.25569 2.76Garden 40143.02645 2.87Neighbourhood Centre 53586.62914 3.83School 9615.271623 0.69Sale for Commercial 58905.87837 4.21Sale for Residential 85822.4781 6.13Roads 239586.8726 17.11

526259.412

Other plots details(208 plots)Sr. No. F.P. NO NAME OF SOC. TYPE

1 84\2 OPENLAND OPENLAND2 87 OPENLAND OPENLAND3 82 OPENLAND OPENLAND4 85 OPENLAND OPENLAND5 88 OPENLAND OPENLAND6 107 OPENLAND OPENLAND7 105 OPENLAND OPENLAND8 84\2 OPENLAND OPENLAND9 80 OPENLAND OPENLAND

10 79 OPENLAND OPENLAND11 126 OPENLAND OPENLAND12 128 OPENLAND OPENLAND13 129 OPENLAND OPENLAND14 61 OPENLAND OPENLAND15 62 OPENLAND OPENLAND16 63 OPENLAND OPENLAND17 89 OPENLAND OPENLAND



18 105 OPENLAND OPENLAND19 107 OPENLAND OPENLAND20 79 OPENLAND OPENLAND21 53 OPENLAND OPENLAND22 57 OPENLAND OPENLAND23 55 OPENLAND OPENLAND24 58 OPENLAND OPENLAND25 54 OPENLAND OPENLAND26 52 OPENLAND OPENLAND27 49 OPENLAND OPENLAND28 22 OPENLAND OPENLAND29 18 OPENLAND OPENLAND30 25 OPENLAND OPENLAND31 24 OPENLAND OPENLAND32 19 OPENLAND OPENLAND33 21 OPENLAND OPENLAND34 23 OPENLAND OPENLAND35 13 OPENLAND OPENLAND36 16 OPENLAND OPENLAND37 12 OPENLAND OPENLAND38 14 OPENLAND OPENLAND39 11 OPENLAND OPENLAND40 15 OPENLAND OPENLAND41 6 OPENLAND OPENLAND42 5 OPENLAND OPENLAND43 17 OPENLAND OPENLAND44 76 OPENLAND OPENLAND45 77 OPENLAND OPENLAND46 68 OPENLAND OPENLAND47 70 OPENLAND OPENLAND48 130 OPENLAND OPENLAND49 131 OPENLAND OPENLAND50 137 OPENLAND OPENLAND51 138 OPENLAND OPENLAND52 139\2 OPENLAND OPENLAND53 141 OPENLAND OPENLAND54 135 OPENLAND OPENLAND55 136\1 OPENLAND OPENLAND56 104 OPENLAND OPENLAND57 93 OPENLAND OPENLAND58 91 OPENLAND OPENLAND59 92 OPENLAND OPENLAND60 47\1 OPENLAND OPENLAND61 101 OPENLAND OPENLAND62 111 OPENLAND OPENLAND63 121 OPENLAND OPENLAND64 38 OPENLAND OPENLAND65 121\1 OPENLAND OPENLAND66 113 OPENLAND OPENLAND67 112\1 OPENLAND OPENLAND68 116\2 OPENLAND OPENLAND69 119 OPENLAND OPENLAND70 114 OPENLAND OPENLAND71 115 OPENLAND OPENLAND



72 116 OPENLAND OPENLAND73 117 OPENLAND OPENLAND74 118 OPENLAND OPENLAND75 39 OPENLAND OPENLAND76 112\2 OPENLAND OPENLAND77 95 OPENLAND OPENLAND78 96 OPENLAND OPENLAND79 97 OPENLAND OPENLAND80 98 OPENLAND OPENLAND81 99 OPENLAND OPENLAND82 41 OPENLAND OPENLAND83 46 OPENLAND OPENLAND84 40 OPENLAND OPENLAND85 42 OPENLAND OPENLAND86 43\1 OPENLAND OPENLAND87 43\2 OPENLAND OPENLAND88 168 OPENLAND OPENLAND89 169 OPENLAND OPENLAND90 167 OPENLAND OPENLAND91 172 OPENLAND OPENLAND92 183 OPENLAND OPENLAND93 170 OPENLAND OPENLAND94 171 OPENLAND OPENLAND95 182\2 OPENLAND OPENLAND96 180\1 OPENLAND OPENLAND97 176\3 OPENLAND OPENLAND98 178 OPENLAND OPENLAND99 179 OPENLAND OPENLAND

100 164\1 OPENLAND OPENLAND101 174\1 OPENLAND OPENLAND102 176\2 OPENLAND OPENLAND103 156 OPENLAND OPENLAND104 157 OPENLAND OPENLAND105 163 OPENLAND OPENLAND106 197\1 OPENLAND OPENLAND107 197\2 OPENLAND OPENLAND108 151\2 OPENLAND OPENLAND109 151 OPENLAND OPENLAND110 177 OPENLAND OPENLAND111 152 OPENLAND OPENLAND112 154 OPENLAND OPENLAND113 148 OPENLAND OPENLAND114 149 OPENLAND OPENLAND115 150 OPENLAND OPENLAND116 177 OPENLAND OPENLAND117 152 OPENLAND OPENLAND118 164\2 OPENLAND OPENLAND119 158 OPENLAND OPENLAND120 159 OPENLAND OPENLAND121 162 OPENLAND OPENLAND122 161 OPENLAND OPENLAND123 160 OPENLAND OPENLAND124 26 OPENLAND OPENLAND125 27 OPENLAND OPENLAND



126 28 OPENLAND OPENLAND127 29 OPENLAND OPENLAND128 30 OPENLAND OPENLAND129 31 OPENLAND OPENLAND130 32 OPENLAND OPENLAND131 33 OPENLAND OPENLAND132 35 OPENLAND OPENLAND133 45\1 OPENLAND OPENLAND134 36 OPENLAND OPENLAND135 34 OPENLAND OPENLAND136 44\2 OPENLAND OPENLAND137 40 OPENLAND OPENLAND138 44\1 OPENLAND OPENLAND139 42 OPENLAND OPENLAND140 43\1 OPENLAND OPENLAND141 43\2 OPENLAND OPENLAND142 122 OPENLAND OPENLAND143 125 OPENLAND OPENLAND144 124\2 OPENLAND OPENLAND145 123 OPENLAND OPENLAND146 124\1 OPENLAND OPENLAND147 50 OPENLAND OPENLAND148 51\1 OPENLAND OPENLAND149 51\2 OPENLAND OPENLAND150 7 OPENLAND OPENLAND151 8 OPENLAND OPENLAND152 9 OPENLAND OPENLAND153 10 OPENLAND OPENLAND154 4 OPENLAND OPENLAND155 143\2 OPENLAND OPENLAND156 5 OPENLAND OPENLAND157 6 OPENLAND OPENLAND158 17 OPENLAND OPENLAND159 143\2 OPENLAND OPENLAND160 130 OPENLAND OPENLAND161 131 OPENLAND OPENLAND162 132\2 OPENLAND OPENLAND163 136\2 OPENLAND OPENLAND164 138 OPENLAND OPENLAND165 141 OPENLAND OPENLAND166 135 OPENLAND OPENLAND167 142 OPENLAND OPENLAND168 136\1 OPENLAND OPENLAND169 134\1 OPENLAND OPENLAND170 127 OPENLAND OPENLAND171 126 OPENLAND OPENLAND172 128 OPENLAND OPENLAND173 129 OPENLAND OPENLAND174 122 OPENLAND OPENLAND175 125 OPENLAND OPENLAND176 123 OPENLAND OPENLAND177 124\1 OPENLAND OPENLAND178 124\2 OPENLAND OPENLAND179 188 OPENLAND OPENLAND



180 196 OPENLAND OPENLAND181 189 OPENLAND OPENLAND182 195 OPENLAND OPENLAND183 185 OPENLAND OPENLAND184 146 OPENLAND OPENLAND185 197\1 BALAJI AGORA186 131 JANKINAND187 130 MARUTINANDAN-1188 133 COMMERCIAL CEMTERES COMMERCIAL189 165\1 PARSHWANATH190 153 SANGATH191 165\2 PARSHWANTH FLATS LOWRISE192 67\1 SWARAJ BUNGLOWS BUNGLOWS193 70 NILKANTH VILLA BUNGLOWS194 69 SHYAMPUJA-2195 67\2 DUPLEX-1196 66 DEV MANGALYA197 67\1 SHYAMPUJA DUPLEX-1198 69 SHYAMPUJA DUPLEX-2199 83 SHRESTH BUNGLOWS BUNGLOWS200 75 SANKALP BUNGLOWS BUNGLOWS201 71,72 SHYAMPUJA-3 BUNGLOWS BUNGLOWS202 56 NIRMAL RESIDENCY-2 2&3 BHK LOWRISE203 127 SHRUTI ARCADE Commercial 204 78 SANKALP ARCADE COMMERCIAL205 81 AISHWARIYA BUNGLOWS BUNGLOWS206 90 SANKALP VILLA BUNGLOWS207 86 NIRMIT ROYAL BUNGLOWS208 63 UMA PARTY PLOT PARTYPLOT



1.9 Nikol (T.P. Scheme no. 101)



Observations: 1. Connected to the S.P. ring road and Narol highway.2. Benefits of BRTS Project.3. Near to the Baroda Express Highway.4. Low land rates is available even today and the demand is also good enough.5. And one of the developing area in east ahmedabad so the buyers are attracted more.

Classification of AUDA Developed area and Reserved plots area(15 plots)Use of Land Area(Sq.m.) Area(%)S.E.W.S.H. 19927.47995 2.73Garden 20724.47617 2.84Neighbourhood Centre 27664.94998 3.79School 4964.036977 0.68Sale for Commercial 30411.09704 4.17Sale for Residential 44307.21995 6.07Roads 123690.5354 16.94

271689.7954

Other plots details(55 plots)Sr. No. F.P NO SCHEME NAME TYPE

1 21,50 SHABARI BUNGLOW BUNGLOW2 22 DEVMANEK SHOP AND LOW RISE APPARTMENT3 45 SHILP RESIDNECY SHOP AND LOW RISE APPARTMENT4 44 SHRINATH PARTYPLOT PARTYPLOT5 51 MADHAV BUNGLOW BUNGLOW6 52 SARTHAK BUNGLOW BUNGLOW7 62/1 HARIDARSHAN DUPLEX ROW HOUSE8 62/2 KARNAVATI BUNGLOW BUNGLOW9 60,59 SHUBHAM BUNGLOW(A) BUNGLOW

10 61/58 SHUBHAM BUNGLOW(B) BUNGLOW11 57 PARMESHWAR BUNGLOW BUNGLOW12 58 PARAS GALAXY LOW RISE APPARTMENT13 43 KAVERI BUNGLOW BUNGLOW14 55/56 NEELKANTH VILLA LOW RISE APPARTMENT15 40 GALAXY TOWER HIGH RISE APPARTMENT16 38 RUDRAKSH LOW RISE APPARTMENT17 20 SHYAM VILLA-2 LOW RISE APPARTMENT18 32 RAVIRAJ DUPLEX TWIN BUNGLOW



19 29 MATRUBHOOMI LOW RISE APPARTMENT20 27 SHIVPOOJAN ROW HOUSE21 28/1,28/2 UMIYA PARK BUNGLOW BUNGLOW22 25 SANGATH BUNGLOW BUNGLOW23 24 SUKHSAGAR LOW RISE APPARTMENT24 35 NANDBAUGH HOUSING BUNGLOW25 18 ROYAL BUNGLOW BUNGLOW26 16 AAMRAKUNJ SOC. BUNGLOW27 9 SONA-10 SHOP AND LOW RISE APPARTMENT28 8 SHAGUN ENCLAVE LOW RISE APPARTMENT29 12 AKSHAT LOW RISE APPARTMENT30 13 SAUMYA RESIDENCY LOW RISE APPARTMENT31 14 GAYATRI PARK TENAMENT32 15 AAKASH PARK TENAMENT33 23 MANOHAR VILLA SHOP AND TENEMENT34 1 UPAVAN SHOP AND TWIN BUNGLOW35 6 SUROHI -3 BUNGLOW BUNGLOW36 5 SATYAM BUNGLOW BUNGLOW37 2 DEVASYA BUNGLOW BUNGLOW38 46 OPEN LAND OPEN LAND39 49 OPEN LAND OPEN LAND40 48 OPEN LAND OPEN LAND41 54 OPEN LAND OPEN LAND42 39 OPEN LAND OPEN LAND43 67 OPEN LAND OPEN LAND44 42,47 OPEN LAND OPEN LAND45 37 OPEN LAND OPEN LAND46 33 OPEN LAND OPEN LAND47 41,36 OPEN LAND OPEN LAND48 20 OPEN LAND OPEN LAND49 30 OPEN LAND OPEN LAND50 31 OPEN LAND OPEN LAND51 26 OPEN LAND OPEN LAND52 19 OPEN LAND OPEN LAND53 17 OPEN LAND OPEN LAND54 10 OPEN LAND OPEN LAND55 70 OPEN LAND OPEN LAND



1.10 Questionnaire form

Survey QuestionnaireSr. No. Details

1 Location Details1.1 T.P. Scheme No. 391.2 F.P. No. 371.4 Zone R2

2 General Details2.1 Name Of The Property Swagat green ville 32.2 Name Of The Owner/Company Swagat infrastructure

3 Property Details3.1 Buillding Type Bungalows3.2 Use Of Property Residence3.3 High rise/ Low rise Low rise3.4 Parking facility Sufficient3.5 Area of unit 450

4 Neighbourhod Characteristic4.1 Type of Locality(upper/middle/higher) Higher class

4.2Neighbourhood Classification(upper/middle/higher) Higher class

4.3 Social Infrastructure Avaibility Yes4.4 Main Road width 18 metres4.5 Side Road Width 12 metres

4.6Distance From main road or Highway(if near by)

4 km from NH8C and 3 km from S.P. Ring road

4.7 Extra amenities provided Luxurious bungalows amenities provided4.8 Distance from Airport 24 km4.9 Distance from Railway Station 19 km4.1 Distance from Hospital 2 km

4.11 Distance from school 2 km5 PRICE DETAILS

5.1 Land Price (For 425 Sq.Yds.) 30000 Rs./Sq.Yds.



Analysis of Collected Data

Analysis

Observation:


Thaltej (T.P. Scheme No. 39)Year Rate of open Land Residential Office Shop2004 7500 8500 10000 250002005 10000 10000 15000 280002006 14000 13500 18000 330002007 20000 21000 20000 450002008 28000 25000 25000 550002009 25000 22000 22000 500002010 33000 31500 30000 65000


Gota Zone 1

YearRate of open Land

(Rs./Sq.M.) Residential(Rs./Sq.M.)Office

(Rs./Sq.M.)Shop

(Rs./Sq.M.)

2004 2500 4500 7500 18000

2005 5000 6500 9000 25000

2006 8000 8500 12000 30000

2007 12000 11500 15000 40000

2008 15000 14000 20000 48000

2009 13500 12500 18000 45000

2010 17500 16500 25000 55000

Observations



Gota Zone 2


(Rs./Sq.M.)Residential (Rs./Sq.M.)

Office (Rs./Sq.M.) Shop (Rs./Sq.M.)

2004 2300 4000 7000 15000

2005 4200 6000 8000 18000

2006 7000 7500 11000 23000

2007 11000 10500 13500 32000

2008 13500 12500 18000 45000

2009 12500 11000 16000 36000

2010 16000 15000 23000 50000

Observations



Nikol Zone 1




2004 2000 3500 6000 15000

2005 3500 5500 8000 20000

2006 6500 7000 10000 25000

2007 10000 10000 15000 35000

2008 13000 13500 18000 40000

2009 12000 11000 15000 38000

2010 16000 15000 20000 50000

Observations


2004 2005 2006 2007 2008 2009 20100

10000

20000

30000

40000

50000

60000

Rate of open Land (Rs./Sq.M.)Residential (Rs./Sq.M.)Office (Rs./Sq.M.)Shop (Rs./Sq.M.)

Year

Pric

e(Rs

.Sq.

M.)


Nikol Zone 2




2004 2500 4000 7000 18000

2005 4000 5500 9000 23000

2006 7500 7500 11500 28500

2007 11500 11500 17500 40000

2008 15000 15500 20000 45000

2009 13500 12500 17500 42500

2010 18500 17000 25000 55000


2004 2005 2006 2007 2008 2009 20100

10000

20000

30000

40000

50000

60000

Rate of open Land (Rs./Sq.M.)Residential (Rs./Sq.M.)Office (Rs./Sq.M.)Shop (Rs./Sq.M.)

Year

Pric

e(Rs

.Sq.

M.)


Motera Zone 1




2004 2500 4500

No Commercial Building exists

2005 4000 7000

2006 8000 9500

2007 12000 13000

2008 18000 16000

2009 16000 15000

2010 23000 21000 25000 55000


2004 2005 2006 2007 2008 2009 20100

5000

10000

15000

20000

25000

Rate of open Land (Rs./Sq.M.)Residential (Rs./Sq.M.)

Year

Pric

e(Rs

.Sq.

M.)


Motera Zone 2




2004 2200 4000


2005 3500 6000

2006 7000 8500

2007 10000 11500

2008 15500 14000

2009 14000 13000

2010 20000 18000 22000 500000


2004 2005 2006 2007 2008 2009 20100

5000

10000

15000

20000

25000


Year

Pric

e(Rs

.Sq.

M.)


Chandkheda Zone 1




2004 3000 6500


2005 5000 7500

2006 9000 11000

2007 11000 18000

2008 14000 16000

2009 18000 19500

2010 22000 21000


2004 2005 2006 2007 2008 2009 20100

5000

10000

15000

20000

25000


Year

Pric

e(Rs

.Sq.

M.)


Chandkheda Zone 2




2004 2700 5500


2005 4500 6500

2006 7500 9500

2007 10000 16000

2008 12500 14500

2009 16500 17500

2010 20000 19000


2004 2005 2006 2007 2008 2009 20100

5000

10000

15000

20000

25000


Year

Pric

e(Rs

.Sq.

M.)


Year ThaltejGota zone 1

Gota zone 2

Nikol zone 1

Nikol zone2

Motera zone 1

Motera zone 2

Chandkheda Zone 1

Chandkheda Zone 2

Inflation (%)

2004 7500 2500 2300 2000 2500 2500 2200 2800 2500

2005 10000 5000 4200 3500 4000 4000 3500 5000 4500

Growth (%) 29.5 96.2 78.8 71.2 56.2 56.2 55.3 74.8 76.2 3.82005 10000 5000 4200 3500 4000 4000 3500 5000 4500

2006 14000 8000 7000 6500 7500 8000 7000 9000 7500

Growth (%) 35.9 55.9 62.6 81.6 83.4 95.9 95.9 75.9 62.6 4.12006 14000 8000 7000 6500 7500 8000 7000 9000 7500

2007 20000 12000 11000 10000 11500 12000 10000 11000 10000

Growth (%) 38.7 45.8 52.9 49.6 49.1 45.8 38.7 18.0 29.1 4.22007 20000 12000 11000 10000 11500 12000 10000 11000 100002008 28000 15000 13500 13000 15000 18000 15500 14000 12500

Growth (%) 33.8 18.8 16.5 23.8 24.2 43.8 48.8 21.1 18.8 6.22008 28000 15000 13500 13000 15000 18000 15500 14000 12500

2009 25000 13500 12500 12000 13500 16000 14000 18000 16500

Growth (%) -2.3 -1.6 1.0 0.8 -1.6 -2.7 -1.2 20.1 23.6 8.52009 25000 13500 12500 12000 13500 16000 14000 18000 16500

2010 33000 17500 16000 16000 18500 23000 20000 22000 20000

Growth (%) 21.3 18.9 17.3 22.6 26.3 33.1 32.2 11.5 10.5 10.7Total Growth without inflation(%) 340.0 600.0 595.7 700.0 640.0 820.0 809.1 685.7 700.0Total Growth due to Development(%) 258.9 457.0 453.7 533.1 487.4 624.5 616.2 522.3 533.1 13.1

Comparison of Approximate Land Price of T.P. schemes





Year Thaltej Gota zone 1 Gota zone 2 Nikol zone 1 Nikol zone2 Inflation Ratio (%)

2004 25000 19000 15000 16000 180002005 28000 25000 18000 20000 23000

Growth(%) 8.2 27.8 16.2 21.2 24.0 3.82005 28000 25000 18000 20000 230002006 33000 30000 23000 25000 28500

Growth(%) 13.8 15.9 23.7 20.9 19.8 4.12006 33000 30000 23000 25000 285002007 45000 40000 32000 35000 40000

Growth(%) 32.2 29.1 34.9 35.8 36.2 4.22007 45000 40000 32000 35000 400002008 55000 48000 45000 40000 45000

Growth(%) 16.0 13.8 34.4 8.1 6.3 6.22008 55000 48000 45000 40000 450002009 50000 45000 36000 38000 42500

Growth(%) -0.6 2.2 -11.6 3.5 2.9 8.52009 50000 45000 36000 38000 425002010 65000 55000 50000 50000 55000

Growth(%) 19.3 11.5 28.2 20.9 18.7 10.7

Total Growth without inflation(%) 160.0 189.5 233.3 212.5 205.6Total Growth due to Development(%) 122.1 144.6 178.1 162.2 156.9 13.1

Comparison of Approximate Residential Property Price of T.P. schemes






Year Thaltej Gota zone 1 Gota zone 2 Nikol zone 1 Nikol zone2Inflation Ratio

(%)

2004 10000 7500 7000 6000 70002005 12500 9000 8000 8000 9000

Growth(%) 21.2 16.2 10.5 29.5 24.8 3.82005 12500 9000 8000 8000 90002006 14500 12000 11000 10000 11500

Growth(%) 11.9 29.2 33.4 20.9 23.7 4.12006 14500 12000 11000 10000 115002007 18000 15000 13500 15000 17500

Growth(%) 19.9 20.8 18.5 45.8 48.0 4.2

2007 18000 15000 13500 15000 175002008 25000 20000 18000 18000 20000

Growth(%) 32.7 27.1 27.1 13.8 8.1 6.22008 25000 20000 18000 18000 200002009 22000 18000 16000 15000 17500

Growth(%) -3.6 -1.6 -2.7 -8.2 -4.1 8.52009 22000 18000 16000 15000 175002010 30000 25000 23000 20000 25000

Growth(%) 25.7 28.2 33.1 22.6 32.2 10.7

Total Growth without inflation(%) 200.0 233.3 228.6 233.3 257.1Total Growth due to Development(%) 152.7 178.1 174.5 178.1 196.3 13.1

Comparison of Approximate Commercial(Office) Property Price of T.P. schemes(Price in Rs./Sq.M.)





Year ThaltejGota zone 1

Gota zone 2

Nikol zone 1

Nikol zone2

Motera zone 1

Motera zone 2

Chandkheda Zone 1

Chandkheda Zone 2

Inflation Ratio (%)

2004 8500 4500 4000 3500 4000 4500 4000 6500 5500

2005 10000 6500 6000 5500 5500 7000 6000 7500 6500

Growth (%) 13.8 40.6 46.2 53.3 33.7 51.8 46.2 11.6 14.4 3.82005 10000 6500 6000 5500 5500 7000 6000 7500 6500

2006 13500 8500 7500 7000 7500 9500 8500 11000 9500

Growth (%) 30.9 26.7 20.9 23.2 32.3 31.6 37.6 42.6 42.1 4.12006 13500 8500 7500 7000 7500 9500 8500 11000 9500

2007 21000 11500 10500 10000 11500 13000 11500 18000 16000

Growth (%) 51.4 31.1 35.8 38.7 49.1 32.6 31.1 59.4 64.2 4.2

2007 21000 11500 10500 10000 11500 13000 11500 18000 16000

2008 25000 14000 12500 13500 15500 16000 14000 16000 14500

Growth (%) 12.8 15.5 12.8 28.8 28.6 16.9 15.5 -4.9 -3.2 6.22008 25000 14000 12500 13500 15500 16000 14000 16000 14500

2009 22000 12500 11000 11000 12500 15000 13000 19500 17500

Growth (%) -3.6 -2.3 -3.6 -10.1 -10.9 2.2 1.3 13.4 12.2 8.52009 22000 12500 11000 11000 12500 15000 13000 19500 17500

2010 31500 16500 15000 15000 17000 21000 18000 21000 19000

Growth (%) 32.5 21.3 25.7 25.7 25.3 29.3 27.8 -3.0 -2.1 10.7

Total Growth without inflation(%) 270.6 266.7 275.0 328.6 325.0 366.7 350.0 223.1 245.5

Total Growth due to Development(%) 206.1 203.1 209.4 250.2 247.5 279.3 266.6 169.9 186.9 13.1

Comparison of Approximate Residential Property Price of T.P. schemes




Conclusion


Documents

Dummy thesis report