City profile

Project Report: City Profile
•Ambernath-Badlapur
•Kalyan-Dombivli

Prepared by:
Mr. Nipun Shivalkar
Management Trainee, Business Development.

Contents:
 An Overview of the cities
 Connectivity and linkages
 City profile and growth trends
 Population: Socio-economic profile & Statistics
 Real estate scenario in the city
 Leisure, Entertainment & Real Estate destinations
 Social Infrastructure
 Development Initiatives
 Potentials and challenges for proposed development
 Identification of growth corridor and land parcels for proposed
development
 Land case studies
 Ranking of land parcels
 Inference
 Recommendations

June 28, 2010.

Mr. Bajrang Bararia, AGM
Kalpataru Ltd.
Santacruz (East), Mumbai.

Respected Sir,
As a part of my Summer Internship with Kalpataru Ltd. for the period of May 2010 to July 2010, I am
submitting the attached report entitled “City Profile: Kalyan-Dombivli, Ambernath-Badlapur”

This report examines the current real estate scenario in Kalyan, Dombivli, Ambernath & Badlapur. It
includes a study of competitive benchmarking projects, social infrastructure and development initiatives
by the respective ULB’s and private players. The emergence of new and future development in these
areas and its implications. Also discussed are the potential and challenges in these areas and inferences
deciphered from the same. The report gives recommendations in perspective of an Integrated Township
development in these areas and its feasibility.

I hope you find this report satisfactory.

Sincerely yours,

Mr. Nipun Shivalkar,
Management Trainee, Business Development (Summer Internship 2010)
National Institute of Construction Management & Research (NICMAR).
Balewadi, Pune.

Procedure adopted for preparing the report:
Secondary Research:
• A study of Demographics of the areas selected.
• Studying the existing projects in the neighborhoods.
• Determining the Market price of properties.
• Determining demand/ supply factors affecting real estate.
• Identifying and comparing the proposed projects in the areas & existing projects of a similar nature.
• Type/ nature of projects in the area.
• Mark major land parcels in the area.
• Study Development plan by the respective Urban Local Body.
• Study and highlight provisions in JNNURM for the areas under consideration.
• Study the proposals of new infrastructure in the selected areas i.e. BRTS, Rail-routes and roads etc.
• The type of development that the existing infrastructure of the area supports
• The understanding of trends in growth of the areas under consideration.
• Collecting information from various websites.

Primary Research:
• Studying the ready-reckoner for identifying the market price of residential property.
• Collecting development reports of the respective areas from its ULB’s.
• Identifying special rules in DCR’s for the areas under consideration.
• Collecting local maps, plans and sanctioned plans of the area.
• Collecting information from major brokerage firms and local real estate agents.
• One to one research with local brokers as per further discussions.
• Identifying MIDC projects in the area.
• Identifying processes of land acquisition, land mapping, land banking going on in the areas under
consideration.

Overview – Kalyan-Dombivli:
•Kalyan is a city in the Thane district of Maharashtra, and a major railway junction in the vicinity of
Mumbai, India.
•It is the capital of Kalyan Taluka, an administrative subdivision of the district. The city has been combined
with its neighbouring township of Dombivli to form the City Corporation of Kalyan-Dombivli i.e.
Kalyan Dombivli Municipal Corporation.
•It is considered a part of the Greater Mumbai metropolitan agglomeration, along with Navi Mumbai and
the cities of Bhiwandi, Thane.
•KDMC is a municipal corporation with its headquarters located in Kalyan in Thane district in the Indian
state of Maharashtra.
•It was formed in 1982 to administer the twin townships of Kalyan and Dombivali. KDMC has a population
1,193,266 (2001 census), and covers 137.15 square km, giving a density of 8,700 people per square km.
•Males constitute 53% of the population and females 47%. Kalyan-Dombivali has an average literacy rate
of 80%, higher than the national average of 59.5%, Male literacy is 84%, and female literacy is 75%.
•In Kalyan-Dombivali, 12% of the population is under 6 years of age. Kalyan-Dombivli is also considered as
the most Faster Developing node of Greater Mumbai.
•There are six CFC’s (Citizen Facilitation Centres) spread across Kalyan & Dombivli. They are well equipped
with the necessary infrastructure to assist the citizens.
•Today, with total 6 CFCs, located in various ward offices of KDMC, connected by Leased Lines, Fiber Optics
or Radio Frequency, KDMC's e-Governance is by far, the most comprehensive & successful
computerization project in Maharashtra and perhaps across India, and has set an example of good
governance for all Government Organizations in India.
•Kalyan – Dombivli is also proud to have over 94 schools & colleges.
•Pallava city is a planned development emerging on the Kalyan- Shil Phata road comprising of world class
residential and commercial Townships & an IT SEZ.
•Dombivli is well known for rapid Industrial growth with major Dye's, Paints, Chemical and Heavy Metal
Factories based in the Industrial Part of the town. Some of the well known of them are Gharda Chemicals,
Vicco Labs, Llyod Steel, Deepak Fertilizers, etc.

Overview: Ambernath- Badlapur
•Like all Mumbai suburbs Ambernath is divided into East Ambernath and West Ambernath by Railway. Ambernath
West is in an Industrial zone and is home to hundreds of small and large chemical factories.
•Many people also live in an area called Ordnance Estate which is meant for the Ordnance Factory nearby that
manufactures artillery and bomb shells.
•WIMCO,India's largest manufacturers of safety matchsticks, is also located in Ambernath on the Kalyan-Badlapur
Road.
•Ambernath is a small self contained township which has very prominent schools like Bhausaheb Paranjape
Vidyalaya, InnerWheel School, Kendriya Vidyalaya (Central School), SICES, Fatima High School and Mahatma Gandhi
Vidyalaya.
•It also has two junior and senior colleges offering bachelors in commerce science and arts.
•As of 2001 India census, Ambernath had a population of 203,795. Males constitute 53% of the population and
females 47%. 13% of the population is over 60 years of age.
•Badlapur city is in Thane district in Maharashtra State and is a railway station on the Mumbai-Pune route of
the Central Railway.
•It is located about 68 km (42.25 M) from Mumbai and is a terminal station for many Mumbai Suburban local trains.
The town is well connected to the Mumbai-Pune expressway and to Vashi through the MIDC road.
•As of 2001 India census, there were 97,917 people residing in Badlapur. Males constituted 53% (51,878) of the
population and females 47% (46,039).
•Badlapur had an overall literacy rate of 76.12%, higher than the national average of 59.5%; with 81.01% of the
males and 72.15% of females literate. 12% (11,999) of the population is under 6 years of age.
•Badlapur is 5 kilometres from the railway station. Due to the population growth in the nearby cities, many people
working in Mumbai have moved to Badlapur for affordable real estate prices, pleasant weather, beautiful location
and quiet neighborhoods.
•Badlapur city encompasses the Old Badlapur Village, Kulgaon, Manjarli, Belavali, Katrap and many other small
villages.

Connectivity – Kalyan-Dombivli:
• Railway
• Kalyan station lies on Mumbai-Bhusawal-Nagpur line and the Mumbai- Pune railway line. Several train
services originate from Kalyan and head towards Mumbai CST.
• Kalyan Junction is a very important railway station for suburban as well as for long distance travel.
• Guwahati Express, Sinhagad Express, Pushpak Express, Panchavati Express, Sahyadri Express, Godavari
Express, Konark Express and Udyan Express are among the trains that halt at this station.

•Airport
• Chhatrapati Shivaji International Airport is the nearest airport from Kalyan.
• The Kalyan-Newali location is being considered for the second international airport for the Mumbai
Metropolitan Region.

•Municipal Transport
• This transport undertaking was started by the Kalyan Dombivli Municipal Corporation (KDMC) in 1997.
• Kalyan has its own KDMC-run bus service - Kalyan Dombivli Municipal Transport (KDMT). The services
are shared between the twin cities of Kalyan and Dombivli as well as the villages around.
• It has its own routes connecting the city to Vashi and Belapur in Navi Mumbai.
• The first bus service started was on the ring route - Kalyan Stn -Durgadi-Birla College-Kalyan Stn.
• There are total 80 buses of the undertaking and 77 buses are operating on the route.

•State Transport
• The state transport bus facility too is easily available from Kalyan.
• Plying to places like Nagar, Murud, Raver, Chiplun, Shirur, Alibaug, Usmanabad, Kolhapur through ST
buses is quite easy for Kalyan residents.

Connectivity: Ambernath- Badlapur
• Railway
• Both Ambernath & Badlapur are a railway station on the Mumbai-Pune route of the Central Railway.
• Badlapur is located about 68 km (42.25 M) from Mumbai, 34 km (21 M) from Thane and 10 km
(6.21 M) from Ulhasnagar.
• Both Ambernath & Badlapur are terminal stations for many Mumbai Suburban local trains.

•Airport
• Nearest Airport is Mumbai International Airport (approx. 65 km)
• The Kalyan-Newali location is being considered for the second international airport for the Mumbai
Metropolitan Region (approx. 20 km).

•Municipal Transport
• Ambernath Bus Station is in Thane District and runs buses regularly from Ambernath to almost all
important places in Maharashtra.
• There are frequent buses from Ambernath to Kalyan, Thane, Matheran and Murbad.

•State Transport
• The state transport bus facility too is available from both Ambernath & Badlapur.
• It should be noted that the level of service, especially in Badlapur, is poor.

City profile & growth – Kalyan-Dombivli:

To Bapgaon, Devrung village
To Bhiwandi To Ambivli

To Murbad

To Badlapur

Kalyan-Shil Phata & NH4

City profile & growth: Land Use plan – Badlapur city
TO AMBERNATH
TO AMBERNATH

TO MUMBAI

VALIVLI YERNZAD

BELAVLI TO NERAL

MANJARLI SONIVLI

BELAVLI KULGAON

BADLAPUR GAON

SHIRGAON

KHARVAI

MANKIVLI

JOVELI
TO KARJAT

Population Statistics – Kalyan-Dombivli:

CITIES WITH MILLION PLUS POPULATION
CITIES 1991(LAKH) 2001(LAKH) DECINNIAL GROWTH(%)
GREATER MUMBAI 99.1 119.14 20.23
NAGPUR 16.22 20.51 26.45
PUNE 15.6 25.4 62.87
KALYAN-DOMBIVLI 10.14 11.93 17.67
THANE 7.97 12.62 58.36
NASHIK 6.47 10.77 66.48
PIMPRI-CHINCHWAD 5.16 10.06 95.06

PER 1000 DISTRIBUTION OF STATUS OF EMPLOYMENT AGED 15YRS &
ABOVE
NAME OF THE CITY/ SELF REGULAR WAGE/
CASUAL LABOUR EMPLOYED PERSONS PER 1000 PERSONS AGED 15YRS & ABOVE
TOWN EMPLOYED SALARY
KALYAN-DOMBIVLI 311 678 11 NAME OF THE CITY/ TOWN MALES FEMALES
MUMBAI 403 517 80 KALYAN-DOMBIVLI 730 203
NAGPUR 421 417 161 MUMBAI 786 267
PUNE 296 591 113 NAGPUR 720 289
THANE 344 607 49 PUNE 712 291
NASHIK 344 402 254 THANE 736 223
PIMPRI- NASHIK 610 187
348 570 83
CHINCHWAD PIMPRI-CHINCHWAD 774 212

Population Statistics – Kalyan-Dombivli:

• Number of households having none of the specified assets (car/ jeep/ van, scooter/ motorcycle/
moped, television, radio/ transistor, bicycle) in Kalyan-Dombivli is only 12.51% which is lesser than
Thane (15.85%) and Nashik (14.58%).
• Percentage of population having scooter/ motorcycle/ moped in Maharashtra:
• Highest – Pune (42.60%)
• Lowest – Kalyan-Dombivli (9.9%)
•Percentage of population having car/ jeep/ van in Maharashtra:
• Highest – Pune (10.96%)
• Lowest – Kalyan-Dombivli (2.45%)

Population Statistics : Ambernath- Badlapur

Population for Ambernath city Projected population for Ambernath city
Year Population Decadal Growth Method of Projection 2011 2021 2031
Numbers Percentage Arithmetic Increase Method 245571 287338 325104
1961 36737 - -
Geometric Bores Method 308106 465788 704169
1971 58797 22060 60.05
Incremental Increase Method 263597 341417 437262
1981 100537 41740 70.99
1991 127665 27128 26.98 Graphical Trend Method 306000 428000 556000
2001 203804 76139 59.64 Geometric Ratio Method 314705 485952 750384

Population for Badlapur city Projected Population for
% Incremental Badlapur city
Area (sq. km.) Total population Population Increase
Increase Increase S.No. Particulars Persons
35.68 1961 12,527 1 Population 2006 1,66,000
35.68 1971 18,077 5,550 44.30 2 2011 2,55,412
35.68 1981 31,460 13,383 74.03 7,833 3 2016 3,49,936
35.68 1991 52,197 20,737 65.92 7,354 4 2021 4,46,617
35.68 2001 97,948 45,751 87.65 25,014 5 2026 5,43,378
AVG. 21,355 65.98 13,400 6 2031 6,29,924

Population Statistics: Badlapur city

Status of Male & Female workforce
Workers (in Nos.) Workers (in %)
Year Total Population
Male Female Total Male Female Total
1991 52,157 14448 3169 17617 33.78
2001 97,948 27917 6097 34014 53.79 13.23 34.73

Main & Marginal workers Access to basic services by slum dwellers, 2006
S.No. Population Persons Male Female S.No. Particulars
1 Total Population 97948 51899 46089 1 Municipal water supply 85%
2 Total Workers 34014 27917 6097 2 Drainage facility 20%
3 Main Workers 32129 26785 5344 3 Community toilets 60%
4 Marginal Workers 1885 1132 753 4 Solid waste management services nil

Leisure, entertainment & real estate: OLD DEVELOPMENT
Kalyan-Dombivli NEW DEVELOPMENT
FUTURE DEVELOPMENT

Leisure, entertainment & real estate: LEISURE PLACES
Ambernath-Badlapur NEW DEVELOPMENT
FUTURE DEVELOPMENT

`

20

Social infrastructure: Dombivli

HOSPITALS IN DOMBIVLI SCHOOLS IN DOMBIVLI

Social infrastructure: Kalyan

HOSPITALS IN KALYAN SCHOOLS IN KALYAN

Social Infrastructure: Ambernath city

HOSPITALS IN AMBERNATH SCHOOLS IN AMBERNATH

Social Infrastructure: Badlapur city

HOSPITALS IN BADLAPUR SCHOOLS IN BADLAPUR

Competitive benchmarking projects – Khadakpada area

Name of
Sr. No. Location Project name Type of units No. of units Price/ Sqft. (INR) Remarks
Developer
1/ 1.5/ 2/ 3 Phase-wise
1 Nirmal Lifestyles Vadavli Lifestyle City Bedroom 840 2000 + FR development,
Apartments Good location
Godrej 2 Bedroom Good
2 Godrej Hill Godrej Riverside 210 2950
Properties Apartments Construction
3/ 4 Bedroom
3 Mohan group Adharwadi Mohan Heights 144 3850 Bad planning
Apartments
1/ 2 Bedroom
112 2500 Bad planning
Apartments
2/ 3/ 4 Bedroom
4 Mohan group Adharwadi Mohan Pride 540 3000 Sold out
Apartments
2/ 3 Bedroom
5 Mohan group Adharwadi Mohan Paradise 246 2952 Sold out
Apartments
1/ 2 Bedroom
6 Mohan group Adharwadi Mohan Regency 450 2550 Remote location
Apartments
2/ 2.5/ 3
7 Madhav group Khadakpada Madhav Sankalp Bedroom 360 3124 Good location
Apartments
1/ 2/ 3 Bedroom
8 Madhav group Khadakpada Madhav Sansar - 2669 Good location
Apartments
1/ 2 Bedroom
9 Madhav group Khadakpada Madhav Shrishti - 2500 Value for money
Apartments
1/ 2/ 3 Bedroom
10 Saket group Adharwadi Saket Paradise 280 2350 Remote location
Apartments
1/ 1.5/ 2
Aashapura Remote location,
11 Adharwadi Crown City Bedroom 406 1881
developers Value for money
Apartments
1/ 2/ 3 Bedroom Value for money,
12 Tharwani Godrej Hill Rosalie 552 2241
Apartments Good amenities

Competitive benchmarking projects – Shil Phata road

Sr. Name of No. of Price/ Sqft.
Location Project name Type of units Remarks
No. Developer units (INR)
A/c Condominiums
1 Lodha group Shil phata road Golflinks 3 Bedroom condos 70 2830

Independent, A/C
4 Bedroom Villas 27 7640
luxurious villas

Casa Bella
2 Lodha group Shil phata road 1-2 Bedroom Apartments 4056 2700 Excellent location
Gold
A/c apartments,
3 Bedroom Apartments 576 2808
good amenities

3 Lodha group Shil phata road Casa Bella 1-2 Bedroom Apartments 2376 2750 Good planning

A/c apartments,
3 Bedroom Apartments 360 2930
Good location

4 Lodha group Shil phata road Casa Rio 1-2 Bedroom Apartments 1824 2520 Good amenities

3 Bedroom Apartments 768 2700 Value for money

Phase-wise
5 Regency group Shil phata road Regency Estate 2-3 Bedroom Apartments 1152 3135 development,
Remote location

Shankeshwar Sanghvi
6 Sanghvi group 2-3 Bedroom Apartments 224 2825 Sold out
nagar Garden

Competitive benchmarking projects: Ambernath-Badlapur

Name of Expected
Sr. No. Location Project name Type of units No. of units Price/ Sqft. (INR)
Developer completion

Arihant
1/ 2 Bedroom
1 Superstructures Badlapur-W Arihant Aksh 330+ 1900 Dec 2011
Apartments
Ltd.
1/ 1.5/ 2/ 3
2 Marathon Badlapur-E Marathon Nagri Bedroom NA 1891 Ready
Apartments

1/ 2 Bedroom Under
3 Panvelkar group Ambernath-E Green City 1000+ 1850
Apartments construction

Shri Mahalaxmi 1/ 2 Bedroom
4 Ambernath-E Royal Park 700+ 1950 Ready
developers Apartments

1/ 2/ 3 Bedroom
5 KK Homes Badlapur-W Mohan Tulsi Vihar 200+ 1400 June 2010
Apartments

1/ 2/ 3/ 4
6 KK Homes Badlapur-E Tulsi Aangan Bedroom 350+ 1711 Dec 2010
Apartments
1 RK/ 1-2-3
Usha Construction UshaKiran
7 Badlapur-E Bedroom 900+ 1650 NA
Co. Residency
Apartments

Siddhitech Homes 1/ 2 Bedroom
8 Badlapur-E Morning Star 75+ 1651 NA
Pvt. Ltd Apartments

1/ 2 Bedroom
9 Pranjee Badlapur-E Garden City 290+ 1894 NA
Apartments

Development initiatives: Kalyan-Dombivli
•A four-lane expressway to enable people to travel between Virar-Vasai-Diva-Bhiwandi-Kalyan-Panvel to Alibaug
in a matter of few hours. The four-lane expressway will have wide footpaths, subways, foot-over bridges and
service roads linking the major towns on the route.
•MMRDA has plans for a multi-modal Bus Rapid Transport System (BRTS) and Mass Rapid Transport System
(MRTS) which will cover Kalyan as well.
•Rs 247.25 crore are being spent on development of roads in KDMC area utilising Jawaharlal Nehru National
Urban Renewal Mission (JNNURM) funds. The project involves developing outer road to Kalyan, Dombivli and
Ambivli.
•A sum of Rs. 74.75 crore is being spent on construction of foot-over bridges, railway over-bridge, bridges, under-
passes and subways.
•Besides this Rs. 19.55 crore will be spent on developing the Kalyan-Dombivli station areas.
•The MMRDA, in a joint venture with Housing Development and Infrastructure Limited (HDIL), is constructing
35,000 homes having area of 160 sq ft each at Ambivli. (rental housing)
•The project of e-Governed Municipal Corporation at Kalyan and Dombivli, the twin suburban cities of Mumbai
stands out on their own for having created an example of use of Information Technology for betterment of
administration and delivery of public services.
• Benefits of E-Governance to Citizens –
• Time bound service delivery.
• Transparency & Accountability in Corporations functioning.
• Hassle free interactions with quicker response time for all the services.
• Objectiveness in decision making, leading to more impartial and transparent governance.
• Benefits of E-Governance to Corporation –
• Increase in Revenue.
• Creation of effective Management Information System.
• Reduction in Manpower requirement.

Advantages of E-Governance by KDMC:
Service Name Parameter Prior to CFC Launch After CFC Launch
Time taken for Process More than 3 Months &
About 21 Days
flow 20 Days
Manpower involved for
62 24
the process
Objections on Bills About 25 % of the New About 2 % of the New
(Average every year) assessments Assessments
December 2002 - $3.7
Assessment Of Property Revenue Collection million January 2004 - $5.94
(April to End of December 2003 - $3.9 million
December) million
Focus on collections at
Focus on door-to-door CFC. Collection spread
Methodology of Revenue collection. The collection over all the 12 months.
Collection was concentrated in Jan, This helps in maintaining
Feb & March. a proper liquidity of
corporation.
Time taken for Process
More than 2 Days About 45 Minutes
flow
Manpower for the
Birth / Death 8 4
process
Registrations &
Certificate Issuance No. of Certificates Issued
About 15,000 More than 37,000
in an year
About INR*30,000/- More than INR 370,000/-
Revenue Collection
(INR 2/- per Certificate) (INR 10/- per Certificate)
Time taken for Process
About 6 weeks About 14 days
flow
New Water Connection Manpower involved for
Service More than 24 About 14
the process
No. of LOI's Issued in an
About 600 About 1500
year

Development initiatives - Kalyan bypass project:
Bhiwandi – Kalyan – Shilphata Road Phase II: Constructing the Kalyan Bypass
MSRDC is planning to widen and strengthen (with major bridge on Ulhas river and an ROB
the Bhiwandi-Kalyan - Shilphata highway on on the Central Railway Line along with the
a BOT basis. approach roads).
The project has two phases:
Phase I: Strengthening the existing 4- Halcrow Consulting India Ltd. is to study
lane divided carriageway and widening the and assess the existing traffic scenario,
existing 2-lane carriageway to a forecast it for the future and estimate the
4-lane divided carriageway. revenues for the stated concession period.

Development initiatives - Kalyan-Bhwandi-Thane MONORAIL project:
• The Mumbai Metropolitan Region Development
Authority has given clearance for building a 30-km
Monorail line between Thane-Bhiwandi-Kalyan at
a cost of Rs 3,750 crore.
• The project is being built by a consortium of
Larsen & Toubro with Scomi Engineering Bhd,
Malaysia
• The Thane-Bhiwandi line will be built on a Public
Private Partnership basis and will be operated by a
private party for a stipulated period of time.
• The MMRDA will call for bids in December.
• As per its plans, the MMRDA will extend the line
from Kalyan to Badlapur.
• The MMRDA is contemplating setting up a 10-15
line Monorail network across the city for east-
west connectivity.
• It has already appointed consultancy firm LEA
Associates to find our probable routes for the
monorail in the city.
• The Monorail’s first phase will have five corridors:
Seepz- Lokhandwala, Thane-Bhiwandi- Kalyan,
Mulund-Goregaon, Virar-Chikaldongri and Thane-
Dahisar, all of which MMRDA hopes to complete
by 2015.
• The second phase will consist of three routes:
KDMC Ring Route, Chembur-Koparkhairane and
Mahape-Kalyan, expected to be complete by
2021.

Methodology adopted for preparation Sector-wise Capital Investment summary
of CDP (KDMC):
Mission Areas/Core Capital Investment
Step 1 - Appointment of Consultant- Sl. % Age
Step 2-Meetings with Official groups - Sectors Estimate (Rs.in Crores)
Step 3-Peoples Participation-
Step 4-Meetings with Corporate groups, 1 Roads 225.75 29
M.L.A., M.P. and office bearers
Step 5-Presentation to General Body of Foot Over Bridge
2 68.25 9
KDMC- Rob’s, Subways
KDMC prioritized its projects for the Station Area
following – 3 Development 17.85 2
Scheme
• Water Supply
• Underground Sewerage scheme Parks and Play
4 5.09 1
• Storm Water Drains Grounds
• Solid Waste Management
• Lake Beautification &
e-Governance 5 6.3 1
• Roads, Traffic & Transport Preservation
• Station Area Development Scheme 6 Electric Works 21 3
• Development of Parks and Playgrounds
• Street Lighting Water Supply
• Urban Poverty & Social Development 7 183.75 23
Department
& Slum Upgrading
• Conservation of Water Bodies Under Ground
8 168 21
Sewerage
The KDMC Vision 2020 is to have the area as
‘An Ecofriendly, High-Tech, Cultural City’. 9 Storm Water Drains 52.5 7

Solid Waste
10 20 3
Management

11 e-Governance 4.7 1
Total Capital Investment Estimate 773.19 100

Development initiatives by Private players: Shil Phata road
• Located at the junction of Navi Mumbai and
Dombivali, Palava by Lodha Developers is envisioned BRIDGE CONNECTING
to become the largest ever private, completely LIFESTYLE CITY & KHADAKPADA
planned development in urban India.
• Extends over a vast 5,000 acres, ranking as
Maharashtra’s first mega-city.
• An area of 2,200 acres is already earmarked for
development in the first phase, to be completed over
the next 8 years.
• Home to over 1 lac residents.
• Efforts such as rain water harvesting, vermi-
composting and 100% sewage recycling systems
making it an environment-sensitive haven.
• Walking distance to Nilje railway station, along the
Diva-Panvel railway line. Giving an easy connectivity to
Diva and, from there, on to Thane and CST.
• A wide 6-lane entrance road leads from Kalyan-Shil
Road into Palava.
• Private bus service, taking people from home to
Dombivali station.
• Less than 20 kms. away from Mumbai’s proposed new
international airport. PALAVA CITY
• A tie-up with a leading independent power company
assures 24-hour power supply, with world-class
transmission and distribution networks .
• A world-class ICSE school, Shopping mall and Health
care facility part of the project.

Development initiatives: Ambernath (MIDC)

• MSEB proposed new Power Supply sources at MIDC with the capacity of 220 / 22 KVA at additional Ambernath
MIDC direct from PADHGHA via JAMBUL. All L.T. Connections will be underground.
• The MIDC has made its own arrangement for supplying filtered & disinfected water to the industrial units in the
area. Water lifted from Barvi River through Jackwell is brought to the water treatment plant.
• MIDC has provided asphalt roads of length having width varying from 3.75 to 16 mts. In Additional Ambernath
Industrial Area asphalt roads are mainly two lane roads having central verge with plantation of bougainvillea and
raised footpath on both sides of road.
• Considering planned development in Ambernath, the requirement of fire station was necessary, MIDC has
constructed fire station having an area of 3600 sq.mts.
• Ambernath is having recreation clubs of the companies like Ordinance Factory of Ambernath Wimco, DMCC &
Clubs like Rotary & Lions.
• Drainage MIDC has constructed common effluent treatment plant of capacity 7.5 mld. On order to treat
effluent from Knitwear, Leather and Chemical zones. This confirms to standards prescribed by
Maharashtra Pollution Control Board ( MPCB ).
• Common Facility Centre A common facility centre has been developed by MIDC near the helipad with
pleasant elevation. This structure has ground + 3 stories.
• Helipad MIDC has constructed its own helipad. This will facilitate visits by both entrepreneurs andtheir
customers.
• Institutional Zone One building to accommodate Research Training Institute & design studies has
beenConstructed by MIDC to promote excellence in quality and design branches ofCentral Leather
Research Institute (CLRI ). Footwear Design and Development Institute (FDDI) LIDCOM can also operate within
the complex.

Eco-Sensitive initiatives: KBMC

HARVESTING RAIN FOR 24/7 WATER:
•Kulgaon-Badlapur, one of the faster growing towns in Mumbai, has taken the age-old tradition of rainwater
harvesting to a whole new level.
•In March 2007, Badlapur residents installed a rainwater harvesting demonstration unit in their town using
modern methods.
•About 2,000 residents-beneficiaries now get water 24 hours a day, 7 days a week from Badlapur’s rainwater
harvesting system, which provides about 100 liters per person per day—more than enough to meet washing,
toileting, and other domestic water needs.
•It also unburdens the demand for water from the piped system, which is now only used for drinking and
cooking purposes. A big plus of the system is that less water is taken from groundwater sources.

PERCOLATING PRECIPITATION:
•The project cost Rs.1.7 million (about US$40,000) to build, but help from the Mumbai Metropolitan Region
Development Authority (MMRDA) made constructing the system possible.
•The MMRDA provided Rs.1 million fund and another Rs.0.5 million loan without interest.
•KBMC raised the rest of the amount. Each household pays only 2 to 3 rupees a day, which is enough to cover
maintenance costs and full loan payment within 2 years.

BADLAPUR IS ALSO TAKING ON A NUMBER OF OTHER CHALLENGING DEVELOPMENT ACTIVITIES, SUCH AS:
•A school-based eco-sanitation project that aims to transform human urine & excreta into biogas fuel that can
be used for street lighting, cooking, etc.
•Construction and/or rehabilitation of public toilets, houses for the poor, Public Welfare Centers,
public libraries, and a decentralized drainage system
•Capacity development for solid waste management, sanitation, health, and environmental Mgmt.
•Establishment of various women’s livelihood and saving groups and creation of computer training programs for
the poor.

Development initiatives: Ongoing projects by KBMC
• Proposed Building Of Kulgaon Badlapur Municipal Council
@ S.No.39, Kulgaon. 7777 sq m plot area.
• Skywalk: In order to lessen the increasing crowd at western
and central railway station area, construction of Skywalk has
already started.
• Vegetable & Fruit Market: City Survey No. 408, Area 1450
sq. m. Includes in all 45 stalls and 2 multi purpose halls.
• Parking Facility: 3000 feet covered parking and 1000 feet
open parking.Survey No 41, Hissa No. 2, Kulgaon Station
Area.
• D. P. Road: Asphalting Road & WBM 50 feet D. P. Road from
Yashwant Plaza Sankul, Ashtivinayak Building to Chaitanya
Sankul in KBMC Area.

Development initiatives: Future projects by KBMC
• “A sustainable slum-less city“ rehabilitation program
for slums in various locations in the city.
• Providing affordable, safe, self-owned,
adequate shelter to urban poor.
• Master plan for integrated basic services & civic
amenities.
• Keeping eco-friendly city environment KBMC to
introduce land as a capital asset.
• Project financing through JNNURM funds +
beneficiaries contribution (by availing loan) +
ULB contribution.

• Mono Rail: Efforts to build Mono Rail on BOT terms. • Club House & Open Marriage Hall

Development initiatives: KBMC - Successful projects
• On 13 Aug 2009, Ram Patkar, President of KBMC & S S
Dhupe, Chief Officer received 'Special Mention Award'
from Hon. President of India - Pratibhatai Patil for KBMC' s
initiative in implementing eco-sanitation technologies for
institutional sanitation.
• National Awards For The Welfare Of Persons With
Disabilities - 2002.
Ministry Of Social Justice And Empowerment Government Of
India New Delhi. BARRIER - FREE
ENVIRONMENT (Government Sector).
• Rainwater Harvesting project of KBMC, funded by MMR
Environment Improvement Society. 'Best Water
Management Municipal' by Water Awards & recognised by
UNESCO for Outstanding Contribution in the field of water in
India in the year 2007 - 08.
• National Urban Water Award in the year 2008. KBMC
President Shri Nandkishor (Ram) Patkar receiving award for
24 X 7 Water Supply in Shiv Darshan Society due to efficient
Rainwater Harvesting.
• This project is about a “Ecological Sanitation” system for
Adarsh College of Arts & Commerce in Badlapur,
Maharashtra, established in the context of the EU pilot
project “ASIA PRO ECO II”.
• Railway Over Bridge connects East - West of Kulgaon -
Badlapur. This intiative by Kulgaon Badlapur Municipal
Council has solved the long reigning traffic problems of the
fast moving citizens of Kulgaon Badlapur.

Sector-wise capital investment: Ambernath city

Amount Amount Total Investment Required (Rs. in
Sr. No. Sector
Phase I Phase II Million)
1269.43 90.54 1359.97
1 Water Supply
(31.87) (15.57) (29.79)
711.82 189.88 901.70
2 Sewerage
(17.87) (32.65) (19.75)
410.00 410.00
3 Storm Water Drainage -
(10.29) (8.98)
1439.50 281.00 1720.50
4 Roads and Street Lights
(36.14) (48.32) (37.69)
52.00 20.00 72.0
5 Solid Waste Management
(1.30) (3.43) (1.57)
100.00 100.00
6 Other Municipal Projects -
(2.51) (2.19)
3982.75 581.42 4564.17
Total
(100.00) (100.00) (100.00)

Sector-wise capital investment: Badlapur city

Sl. Capital Investment
Nature of Investment % Age
No. Estimate (Rs. Crores)
1. Road Projects 53.70 17.12

2. Transport and traffic management 12.00 3.83

3. Water Supply Department 15.00 4.78

4. Sewerage & drainage 136.00 43.35

5. Street lighting 6.00 1.91

6. Solid Waste Management 5.00 1.59

7. Markets 2.50 0.80

8. Others including urban governance 37.25 11.87

9. Urban governance 14.00 4.46

10. BSUP 32.25 10.28

Total Capital Investment Estimate 313.70 100.00

Potential: Kalyan-Dombivli
• Good connectivity by rail and road.
• Very important junction with most of the outgoing trains stopping at it.
• Growth along the major transport corridors and outskirts.
• Robust demand of residential properties.
• About 5-6 % increase in property rates in the last Quarter.
• An ideal range of homes for MIG, LIG.
• Good vision and development proposals by ULB, MMRDA and private players.
• Second international airport for Mumbai proposed near Kalyan (Nevali).
• Positioning of Kalyan-Dombivli as Socio-economic capital of State
• Second cultural capital of India after Pune
• A monorail service from Shil Junction to Mahape to Kalyan will pass through Palava city,
giving yet another travel option.
• Frequent helicopter services are also operational from Mahalaxmi and Juhu, getting people to
Palava city in just 15 minutes.
• Also nearby are commercial hubs like:
• Mahape, home to many IT companies.
• Airoli, a growing commercial hub.
• Dhirubhai Ambani Knowledge City and other Reliance headquarters.
• A developing IT SEZ.
• With its own Central Business District, developed over 200 acres, Palava city developed by
Lodha Developers will offer over 2.5 lac professionals their choice of employment in luxurious,
fully-equipped office complexes that are home to global IT and ITES companies, financial
institutions and other corporations.

Challenges: Kalyan-Dombivli
• Many competitors in the residential market – Godrej, Lok group, Ajmera group, Mohan
group, Deshmukh Brothers, D.S.K. group, Mantri group, Ravi Constructions, Lodha group,
Nirmal Lifestyles.
• Traditionally developed areas in vicinity of the railway stations are congested leaving no scope for
new planned development.
• The location of an apt land parcel required for development in the Kalyan-Dombivli belt may be
relatively remote in nature.
• Providing world class amenities at competitive property rates to be at par with similar projects.
• Moreover, these property rates maybe required to be further discounted.
• Infrastructure development needs to be at par with the recent trends in Real Estate.
• Traffic engineering concept needs to be applied as road infrastructure forms the lifeline of a city.
• Un-interupted power supply to be assured and unplanned power-cuts to be avoided as these are
major concerns in this area.

Potential: Ambernath-Badlapur
• Well connected by rail and road.
• Terminal station for many Suburban trains on this route.
• Concentric growth along existing Residential Zones, therefore easy NA + clear title.
• Robust demand of open land parcels and residential properties.
• Good market for future investment/ development as land is available at a lower price.
• Good market for a integrated township project.
• Land parcels available in plenty.
• About 20-25% appreciation in residential property rates over the last year.
• An apt market for residential property - LIG, MIG.
• Good vision and development initiatives by KBMC.
• Second international airport for Mumbai proposed near Kalyan-Nevali (25 km).
• A monorail service from Thane-Bhiwandi-Kalyan to be extended to Badlapur
• Scenic environment, quiet neighbourhoods & green landscape – enticing factors for a choice of
residence here.

Challenges: Ambernath-Badlapur
• Competitive projects are by Shree Mahalaxmi Developers, Panvelkar group, KK Homes, Arihant Superstructures,
Raj group, Marathon, Pranjee & Mohan group.
• Developed areas in vicinity of the railway stations are congested leaving no scope for new development.
• The region is yet to see an entry by a major player of the real estate sector.
• The location of an apt land parcel required for development may be remote in nature.
• Developed infrastructure ,e.g. good road network, is absent, as per current situation.
• Amenities are scattered and insufficient.
• Infrastructure development is steady yet slow.
• Transportation options are limited, bare minimum for the existing population.
• Un-interupted power supply to be assured and unplanned power-cuts to be avoided as these are major
concerns as this area suffers load shedding for almost 5 hours in a day..

Future Growth corridor: Kalyan-Dombivli
• Shil Phata road, Dombivli. Bapgaon village
Devrung village
• Khadakpada & Adharwadi in Kalyan. 3
4
Adharwadi
2
Other potential locations:
• Ambivali.
• Bapgaon.
• Devrung.
• Nandivli.
5
Land parcels identified: 1 Nandivli village
• Near Regency Estate (20 Acres)
• Adharwadi road (120 Acres) Shil-phata road

• Near Bapgaon village (500 Acres)
• Near Devrung village (200 Acres)
• Near Relax Hotel, Nandivli village (100 Acres)

Observations:
• Huge land parcels available on both sides of
Shil-Phata road, Nandivali village, Adharwadi
village area, Godrej Hill area, Bapgaon-
Devrung village and Khadakpada areas.

Comparative study of land parcels: Kalyan-Dombivli

Land near Regency estate

Dnyaneshwar Nagar, Near Shivaji Rao S.
Location Jondhale College of Engineering, Kalyan -
Shil Road

Land Area 20 Acres

Present usage Open plot

Proposed usage Residential/ Housing

2-4 lane from Shil-Phata road, 4-6 lane Kalyan -
Access
Shil Phata road.

Basic Financial -

Distance from Highway 9.6 Kms from NH4

Immediate vicinity Regency Estate

Ownership Title -

Mode of Disposal -

Approvals - Location is adjacent to Regency Estate. A fast
developing locality with many Lodha Projects in
Status For Sale
vicinity. Good connectivity to NH4 via Kalyan-Shil
Phata road.


Land near Mutha college

Opposite Seth Hirachand Mutha College,
Location
Umbarde Gaon

Land Area 120 Acres

Present usage Open plot with sparse vegetation

Proposed usage Residential/ Housing (Township)

Road facing land parcel, connected via 2 lane
Access
road from Adharwadi jail road

Basic Financial -


near upcoming Crown city project by
Immediate vicinity
Aashapura developers

Ownership Title -

Mode of Disposal -

Approvals -
Location is very near to Khadakpada area. The site
Under negotiation with KABRA developers for faces road on one side. Good connectivity to NH3
Status
sale
and NH222.


Land near Bapgaon EHV area

Location Beyond Gandhari bridge, Bapgaon, Kalyan

Land Area Approx. 500 Acres

Present usage Open land with small village of ' Agri ' people

Proposed usage Residential/ Mixed Use Township

Connected by Gandhari Bridge to Khadakpada
Access
and Adharwadi jail road

Basic Financial -


Immediate vicinity Bapgaon EHV

Ownership Title -

Mode of Disposal -

Approvals -
Status
Under talks for sale, with Hiranandani faces road on one side and stream on the other.
Developers Also nearby is the location of Nirmal Lifestyle city.


Land near Devrung village
Location Beyond Gandhari bridge, Bapgaon, Kalyan


Present usage Open land with very few houses

Proposed usage Residential/ Mixed Use Township

Connected by Gandhari Bridge to Khadakpada
Access
and Adharwadi jail road

Basic Financial -


Bapgaon and Devrung villages and diagonally
Immediate vicinity
opposite to proposed Nirmal Lifestyle City

Ownership Title -

Mode of Disposal -

Approvals -
Under talks for sale, with Hiranandani faces road on one side and stream on the other.
Status
Developers Also nearby is the location of Nirmal Lifestyle city.


Land near Relax Hotel, Kalyan-East

Haji Malang road, Nandivli village area,
Location Near Relax Hotel Kalyan-East, off Kalyan -
Shil Road


Present usage Open plot

Proposed usage Residential Township/ Bungalow scheme

2-4 lane Haji Malang road, 4-6 lane Kalyan -
Access
Shil Phata road.

Basic Financial -


Immediate vicinity Relax Hotel, Essar petrol pump, Brick kilns

Ownership Title -

Mode of Disposal -

Approvals - Location is Nandivli Village. A fast developing
locality with many Lodha Projects in vicinity. Good
Status For Sale
connectivity to NH4 via Kalyan-Shil Phata road.

Ranking of selected land parcels:
Land parcels considered for proposed Integrated Township development

SR. No. Parameter Near Opposite Near
Bapgaon Devrung
Regency Mutha Nandivli
village village
Estate college village
1 Location
Access Road (status and ROW of the
2
road)
3 Frontage of the property
4 Contiguity of the land parcel
5 Catchments for the property
Residential
Commercial
6 Title of the property/ownership NA NA NA NA NA
Suitability of the property for a
7
township development today
Pricing (considering the achievable
8
sale price)
9 Final score / rank 5 2 3 4 1

Base on the above methodology, the ranking of parcels is as follows:
Rank 1 LAND NEAR RELAX HOTEL, NANDIVLI VILLAGE 3 High
Rank 2 LAND OPPSITE MUTHA COLLEGE, ADHARWADI 2 Mid
Rank 3 LAND NEAR BAPGAON VILLAGE 1 Low

Inference: Kalyan-Dombivli
• Residential property markets in Kalyan-Dombivli witnessed steady demand over last 3-4 years with an
increase in migration of working class population.
• Land in prime locations in Khadakpada, Godrej Hill and Shil Phata areas is extremely costly with per Sq.Ft
cost is as high as Rs.3200
• Rapid growth is observed in Khadakpada, Godrej hill, Adharwadi, Ambivli, Kalyan-Bhiwandi Shil Phata road
and Nandivli areas.
• A strong demand for 2-BHK and 3BHK homes in the range of 900 sft to 1500 sft.
• Amenities such as swimming pool, jogging track, Acupressure Park, children’s play area, cycling track,
community hall, etc. are on offer.
• Some projects also provide bus service to station. We would also highlight the fact that bus service is one
of the most preferred amenities amongst the prospective home buyers.
• The average property rate for residential projects are in the range of Rs. 2100–2900 per sqft.
• The average rate for projects in Kalyan-Dombivali belt is around Rs. 2400 per sq ft. and for projects in
Badlapur-Ambernath belt is around Rs. 1700 per sq ft.
• We have observed that the property prices of projects located in Mumbai beyond Thane have increased in
the range of 5-6% as compared to previous quarter, possibly a pointer to improving sentiments in the
market.
• The area presents various affordable options to home buyers. Most of the buyers belong to the Lower
Income Group (household income upto Rs. 25,000/- p.m.) and the Middle Income Group (household
income Rs. 25,000 to Rs. 50,000 p.m.).
• Given the base capital value of each type of apartment i.e. 1 BHK (12.75 lacs), 2 BHK (19.08 lacs) and 3 BHK
(24.82 lacs), the average monthly income levels required to purchase the property, assuming that the
home buyer opts for a home loan equal to 80% of the Property value for a term of 20 years, would be as
below –
• 1 BHK @ 12.75 lacs onwards >= 24500
• 2 BHK @ 19.08 lacs onwards >= 37000
• 3 BHK @ 24.82 lacs onwards >= 48000
• Most of the developers are expecting majority of the transactions to happen during the festive season
(Dussera to Diwali).
• Construction quality is largely average.
• It is also observed that there is a deficiency of quality Shopping Malls and multiplexes in the area and
hence, of spaces like Lifestyles, In Orbit, Korum mall etc.

Inference: Ambernath-Badlapur
• Residential property markets in Ambernath-Badlapur witnessed steady demand over last 3-4 years with an
increase in migration of working Middleclass population.
• A strong demand for 1-BHK and 2-BHK homes in the range of 400 sft to 900 sft.
• Also, a healthy supply of 3-BHK homes and Row houses is noticed.
• Amenities such as swimming pool, club house, children’s play area & gymnasium etc. are on offer.
• We would also highlight the fact that bus service to station would be one of the best selling points and a
preferred amenity amongst the prospective home buyers.
• The average property rate for residential projects are in the range of Rs. 1200–2100 per sqft.
• The average rate for projects in Badlapur-Ambernath belt is around Rs. 1800 per sq ft.
• We have observed that the residential property prices in the Ambernath-Badlapur belt have increased
by 20-25% over the previous year.
• The area presents various affordable options to home buyers. Most of the buyers belong to the Lower
Income Group (household income upto Rs. 25,000/- p.m.) and the Middle Income Group (household
income Rs. 25,000 to Rs. 50,000 p.m.).
• Given the base capital value of each type of apartment i.e. 1 BHK (11.77 lacs), 2 BHK (15.93 lacs), the
average monthly income levels required to purchase the property, assuming that the home buyer opts for
a home loan equal to 80% of the Property value for a term of 20 years, would be as below –
• 1 BHK @ 11.77 lacs onwards >= 22,716
• 2 BHK @ 15.93 lacs onwards >= 30,745
• Most of the developers are expecting major transactions to happen during the festive season.
• Construction quality is largely poor to average.
• The value of land parcels in the green zone or in the vicinity of green zone is comparatively cheaper than
that in the residential zone, especially the ones in vicinity of river Ulhas.

Recommendations: Kalyan-Dombivli
• The residential property market in Kalyan-Dombivli is highly attractive for immediate commencement of
a large integrated township development supported with world-class amenities.
• Large size land parcels are available at and around Khadakpada/ Godrej Hill area & Kalyan-Shil Phata
areas which are highly suitable for the proposed township development.
• Good connectivity and fast developing infrastructure facilities support immediate development and
project take-off, keeping in mind the improving sentiments of the real estate sector.
• An Integrated Township with a combination of 1, 2 & 3 BHK homes targeted towards LIG/ MIG with good
amenities and open spaces will be successful even in remote locations like Adharwadi and Nandivali and
can be classified as a premium residential project in the Kalyan-Dombivli belt taking into account the
amenities offered in the project.
• Such areas have good future potential owing to the current projects in Khadakpada and Kalyan-Bhiwandi
Shil Phata road, respectively and ongoing projects of a simlar kind have received a very good response.
• The average property rate of projects with similar amenities is in the range of Rs. 2900 – Rs. 3100 per
sqft.
• However we opine that, to arrive at a competitive rate to be at par with similar kind of residential
development, this rate may be discounted on account of the reasons given below-
• Location: Considering the location of the proposed township which may be comparatively remote; the
rate prevalent for such kind of development in Kalyan-Dombivli needs to be discounted.
• Stage of Construction: The construction of the project is yet to commence, thus we opine that there is
a need to discount the property rate further.
• On account of all the above-mentioned factors, even after considering the amenities provided, overall
the property rate for the proposed township needs to be discounted by 10-15%.
• The competitive rate thus works out to be in the range of Rs. 2610 - 2790 per sq ft.

Recommendations: Ambernath-Badlapur
• The residential property market in Ambernath-Badlapur is highly attractive for development like a large
integrated township development.
• Large size land parcels are available at and around Badlapur village that are highly suitable for the
proposed township development.
• Good connectivity and developing infrastructure facilities supports such an investment in land parcel.
• An Integrated Township with a combination of 1, 2 & 3 BHK homes, Villas, Bungalows, Row houses
targeted towards LIG/ MIG with good amenities + open spaces will be successful in remote locations like
Badlapur village or even Shirgaon for example.
• It will be considered as a premium residential project in the Ambernath-Badlapur belt taking into account
the amenities offered in the project and will have a good future potential + land value appreciation.
• The average property rate of projects with similar amenities is in the range of Rs. 1200 – Rs. 2100 per
sqft.
• However we opine that, to arrive at a competitive rate to be at par with similar kind of residential
development in the future, this rate may be discounted on account of the reasons given below-
• Location: Considering the location of the proposed township which may be comparatively remote; the
rate prevalent for such kind of development in Ambernath-Badlapur needs to be discounted.
• Stage of Construction: The construction of the project is yet to commence, thus we opine that there is
a need to discount the property rate further.
• On account of all the above-mentioned factors, even after considering the amenities provided, overall
the property rate for the proposed township needs to be discounted by approx. 10%.
• The competitive rate thus works out to be in the range of Rs. 1080 - 1890 per sq ft approx.
• It would also recommended that discounted rate is to be provided only if the development in this
region is of the same nature and competence level.

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