This report will give you a brief idea about Mira Bhayander region. This region emerged as a new market for affordable housing segment (Mid income group) in recent time because of well built social infrastructure, new upcoming infra project like Metro, Highway projects. This discussion will tries to identify the various factors that drive the real estate growth of Mira Bhayander region. It also covers Effect of Liquidity Crisis i.e IL&FS effect on NBFC sector.

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Prepared by:-
Mr. Omkar Chodankar: Branch Technical Manager
DHFL
Mr. Vinayak Awate: Branch Technical Manager DHFL
Real Estate Insights of Mira-Bhayander

2. Real Estate Insights of Mira Bhayander2

3. Five Reasons to Invest in Real Estate
Real Estate Insights of Mira Bhayander3
Monthly
Income
from Rent
Shelter and
Secure
Future
Safe
Investment
Easy to
understand
Control Over
your
Investment

4. Content:
Real Estate Insights of Mira Bhayander4
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Introduction
Bird Eye View of Mira road
History
Current & Future Infrastructure Connectivity
Sale Price Trends in Mira Bhayander
Key Developers And Landmark Project
Maximum Permissible FSI
Problems in Decision Making
SWOT Analysis
Reasons to Invest

5. Introduction of Mira Bhayander
Region
Real Estate Insights of Mira Bhayander5
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Mira-Bhayander is part of the Mumbai Metropolitan region (MMR) & it is
governed by Mira Bhayander Municipal Council (MBMC).
It is divided into Mira Road East & Bhayander East & West.
Real estate sector of this region has gone through tremendous growth
due to good connectivity with Mumbai city, Thane & Navi Mumbai.
This region emerged as a new market for affordable housing segment
(Mid income group) in recent time because of well built social
infrastructure, new upcoming infra project like Metro, Highway projects.
In this region, Many well known Real Estate Players are trying to attract
buyers by offering Exclusivity, Latest designs & International experience
in affordable budget.
This discussion will tries to identify the various factors that drive the real
estate growth of Mira Bhayander region

6. Real Estate Insights of Mira Bhayander6
Bird Eye View of Mira road
Source: Google Map

7. Real Estate Insights of Mira Bhayander7

8. History
Real Estate Insights of Mira Bhayander8
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Mira Bhayander is a city in the district of thane admeasuring an area
approximately 79.40 Km in the state of Maharashtra. Located around 20Km
to the north of Mumbai on Mumbai- Ahmadabad Highway.
It extent between 19’42N to 20’20 N Latitude and 0’25 E to 73.44E Longitude.
Mira Road is situated on the Island of salcette. A Marshy creek divides Mira
Road from Mumbai.
Earlier Bhayander was governed by the Gram Panchayat authority. After
MMRDA recommendations, Mira Bhayander Municipal Corporation (MBMC)
has been constituted on 12th June 1985.
Khari, Ghoddeo, Ghodbunder, PenkerPada, Mira gaon, Kashi gaon, Navghar,
Bhayander and Mahajanwadi are the nine village under its jurisdictions.
Adjoining villages of the limits of Municipal Corporation are also showing
trend of urbanization. Therefore, government under its notification extended
the limits of MBMC by including following ten villages: Chene, Varsave, Rai
Murdha, Murdha, Morva, Uttan, Dongri and Tarodi Pali Chowk.
Earlier, Mira- road was divided into two Main parts, Shanti Nagar and Naya
Nagar. In recent times, several new localities like Silver Park, Beverly Park,
Hatkesh and Indralok have come up. Shanti Nagar is a cosmopolitan locality.

9. Current Infrastructure Connectivity
Real Estate Insights of Mira Bhayander9
Source: Google
Map

10. Real Estate Insights of Mira Bhayander10
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Mira road provides excellent connectivity to Mira Bhayander as well as
various other parts of MMR.
The part of Western Express Highway (WEH) is passing through this region
as well as Ghodbandar road in the east. Because of these two advantages, it
is possible to connect western suburbs with the eastern suburbs i.e. Thane
and Navi Mumbai.
Regular BEST buses are available in the area. Several MBMT (Mira
Bhayander Municipal Transport) and TMT (Thane Municipal Transport) buses
too, ply between the area and Thane.
Besides Road, Mira Road is also accessible by rail as the western line of the
Mumbai suburban railway passes through it. There is also an extension of
the Mumbai metro from Dahisar proposed up to Mira Road.
Mira road has a good civic and social infrastructure. Reliance Energy, Tata
and Bombay Suburban Electric Supply (BSES) provides 24x7 electricity to the
area while MTNL and other major telecom operators provide telecom
services.
Mira road already has a decent number of educational institutions and
healthcare services including hospitals and nursing homes.

11. Upcoming Infrastructure Project
Real Estate Insights of Mira Bhayander11
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Metro Line Phase 9 Dahisar East to Mira Bhayander – 13KM
This line is fully elevated and extension of Mumbai metro line from Dahisar east.
It will be having 10 stations and expected station are Dahisar (east), Kashimira,
Silver park, Bharti Nagar, Indralok, Geeta Nagar, Golden Nest Circle and
Bhayander yard
Surya Regional Water supply Scheme
MMRDA’s long awaited project on Surya Dam to provide ample water to 20Lac
residents of Mira Bhayander & Vasai Virar regions. This scheme will supply
around 403 Million liters water
Kalyan – Vasai Inland waterway proposal
Hon. Minister Mr. Nitin Gadkari Gave Approval to Preliminary Project Report on
the Inland Water Transport Project which would link Kalyan, Dombivali, Bhiwandi,
Thane, Vasai And Mira Bhayander & provide an alternative transport to
commuters through the Ulhas Creek

12. Sale Price Trends in Mira Bhayander
Real estate insights of Mira Bhayander Region12

13. Sr no. Developer name Project name Landmark
Flat
configuration Price range
1 Lodha Group
Lodha Mira Road
(Codename- Bulls
eye)
Gaurav City 1BHK & 2BHK 56Lac & 75Lac
2
Unique Shanti
Developer
Unique Aurum Poonam Vihar 1BHK & 2BHK 54Lac & 90Lac
Unique Signature Hatkesh 1BHK & 2BHK 51Lac & 80Lac
The Address Beveraly park 1BHK & 2BHK 53Lac & 70Lac
The Skyline Shanti Park 1BHK & 2BHK 55Lac & 75Lac
3
Sonam Builders &
Developers
Indraprasth Tower Queens Park 2BHK & 3BHK 1Cr &1.5Cr
Sonam Heights Indralok 2BHK & 3BHK 76Lac & 98Lac
4
Kanungo Builders
& Developers
Pinnacolo Beverly park 1BHK & 2BHK 56Lac & 79Lac
Garden City Ramdev Park 1BHK & 2BHK 48Lac to 70Lac
5
Akruti Hubtown
Builders &
Developers
Hubtown Gardenia Gaurav Sankalp 1BHK & 2BHK 53Lac & 75Lac
Primerose Gaurav Sankalp 1BHK & 2BHK 54Lac & 76Lac
6
Raj Reality Builders
& Developers
Raj Atlantis Beveraly park 2BHK & 3BHK 82Lac & 1.03Cr
Raj Horizon
Panchamratna
park 2BHK & 3BHK 70Lac & 96Lac
7 JP Infra Project JP North Hatkesh 1BHK, 2BHK &
3BHK
57Lac,
89Lac&1.05Cr
Real estate insights of Mira Bhayander Region13
Key Developers And Landmark Project

14. Maximum Permissible FSI
Real estate insights of Mira Bhayander Region14

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Grampanchayat approved properties with setback
deviations
Earlier this area governed by Gram Panchayat authority so in the area like Navghar,
Kharigaon, Ghoddev etc. we found many properties which are Gram Panchayat approved
with setback deviations.
As per MRTP act, ADTP is the governing body who do planning for the villages and its
nearby area out of Municipal Limit.
ADTP is the authorized body to sanction of residential properties in Gram Panchayat with
FSI 0.75 to 1 depending on location.
Irrespective of above points we can observe below major
deviations:
Front setbacks is followed but other side setbacks are deviated.
100% covered or Zero setbacks.
Heights restrictions are not followed, for low rise structures 14 meters restriction got
violated.
Over consumption of FSI
Real estate insights of Mira Bhayander Region15
Problems in Decision Making

16. Strengt
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Good Connectivity
Best for Mid Range Affordable Segment
New Upcoming infrastructure project
Weakne
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Illegal encroachment & construction
Poor water supply
Overcrowded local trains
Opportunit
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New Upcoming Metro Project which enable better connectivity
Proposed Surya dam Project
Proposed Jesal park to Ghodbandar Coastal road
Threat
• Delay in key infrastructure project i.e. Road
Real estate insights of Mira Bhayander Region16
SWOT ANALYSIS

17. Reason to Invest in Mira Bhayander Region
Real Estate Insights of Mira Bhayander
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Good mixture of retail establishment, educational
institutes, Health care centers
Best affordable market for Mid Income Group
segment
Healthy price uptrend in recent times
Good connectivity with Central and Eastern sub
burbs
New Upcoming Infra structure projects
Range of Residential options from High ticket size
(Approx. 1.5 Cr) to Low ticket size ( Approx.25 Lacs )

18. Effect of Current Liquidity Crisis on NBFC sector
Real Estate Insights of Mira Bhayander18
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NBFCs are primarily depend on markets for borrowing to improve financial
asset quality, the continued liquidity crunch would lead to increased
borrowing costs for NBFCs or even 'difficulty in rolling over their liabilities’.
Below are some important points which affect the sector.
The NBFCs’ are capable of coping with multi-week liquidity distress, but
a prolonged period of liquidity stress will severely weaken their credit
standings & Quality.
This scenario might be change the mindset of investors which one of the
source funding. We might observed that in the time-frame of 2-3 days,
many investors pull out their money from NBFC’s because of some
Rumor's.
Not only NBFC’s are struggling through this cyclone but also the related
channels like Developers, Customers & Asset managements are also
getting affected.
Main Customer base & Business are diverted towards newly formed
NBFC’s & Bank’s.
Many customer are transferring their loans to some other banks due to
degradation of Brand value, Loss of trust & Rumor’s i.e. Bank likely to
shut down or stop funding.

19. %Change in Stock Prices of Main Lenders due to Liquidity
Crunch
Real Estate Insights of Mira Bhayander19
DHFL IBHFL LIC HDFC AXIS
0
500
1000
1500
2000
2500
52 Weeks High 52 Weeks Low % Change

20. Real Estate Insights of Mira Bhayander20