The document outlines a proposed residential complex in Kambalgaon, Boisar, covering aspects such as location, land and regulatory analysis, and market dynamics. It emphasizes the emerging demand for affordable housing in the area and presents detailed financial analyses including estimated project costs and potential returns on investment. The project is positioned as ready for execution with support from Magus Consulting for project management services.

1. Residential Complex at Kambalgaon, Boisar
YOUR LOGO

2. YOUR LOGO
Content
1. Location Analysis
2. Land and Regulatory Analysis
3. Market Analysis
4. Area Allocation & Financial Analysis
5. Conclusions
6. Magus Service Proposal
Page  2

3. YOUR LOGO
Page  3
Location Analysis

4. DISTRICT Maharashtra
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Location on Map
Page  4
Proposed
project site

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Location and Linkages
Linkages Distance from Proposed Site
Road connectivity  Boisar road connecting to NH 8 at a 15 km
Air connectivity Mumbai Airport 100 km approx
Rail connectivity  Boisar Railway Station 3 km
Nearest grocery market at 3 km from site
NH 8
Charoti 33 kms
Manor 21 kms
Boisar 3 km
Towards
Ahmedabad
Towards
Mumbai
Vasai 61 kms
Proposed Site
Location

6. YOUR LOGO
Page  6
Land & Regulatory Analysis

7. YOUR LOGO
Land and Regulatory Analysis
Page  7
• The land admeasuring around 31.77 acres (128600 sq mt) in Boisar,
District Thane
Land Details
• The land is free from any zoning regulations
• DCR of ‘B’ & ‘C’ class Municipal Councils of Maharashtra is applicable
Zone & Land
Use
• NA permission is received for residential use
• FSI = 0.75
• The project would require permission of Ministry of Environment &
Forests, Government of India, if total built up area is more than 20,000
sq m.
Development
Approval

8. YOUR LOGO
Available FSI on Land
Allowable FSI
A Gross Area 1383736 sq ft
B
Net Area (Excluding Open Space & Road
Infrastructure)
Proposed FSI Area Under Different Land Uses
*Saleable Area calculated only on Residential FSI Area
1373799 sq ft
C
FSI for Net Area (For residential apartment,
excluding amenities)
0.75
D
Allowable Built-up Area (For residential
apartment, , excluding amenities) in sq ft
0.75 X 1305109.39 = 978832.14
Sr. No Component Land Area (Sqft) FSI Area(Sqft)
1 Residential Apartments 943925 875943
1.a Type A - 1 BHK Apartments 566355 525566
1.b Type B - 2 BHK Apartments 377570 350377
2 Amenities 68690 22668
Total FSI Area (1+2) 898611
Total Salable Area (1.35 of FSI Area)* 1182524

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Page  9
Market Analysis

10. YOUR LOGO
 Areas Beyond Mira Road & Vasai-Virar
Emerging as First Home Destinations
Emerging first home destination: Places beyond Mira-Bhayander and Vasai-Virar, especially,
Palghar & Boisar are emerging as destinations for affordable homes outside MMR
Push Factors
• Saturation of Mumbai leading to lack of space within Mumbai
• Need for affordable accommodation taking people to areas beyond Mumbai and Thane
Pull Factors
• Industrial development in Boisar generating employment around the region over the last decade
• Proposal of local train connectivity from Boisar to Mumbai (Virar-Dahanu) in early 2013
Current Trends
• Boisar has a lot of industrial development, surrounding which residential projects have emerged in recent times
• Most of the residential development has taken place on the western part of Boisar
• However, its eastern counterpart is witnessing quite a large number of upcoming projects in recent years
• In Boisar East (where the site is located), Tata Housing is most prominent; other projects are gradually coming
up around Tata complex
• In many of the projects, dedicated bus service from the complex to the railway station have been provided (due
to lack of public transport availability)

11. YOUR LOGO
 Residential Market in Boisar
• Location of Projects:
• Mostly within 3.5 to 4 Km from station
• Project Size: Projects are as small as 3 to 5 acres as well as larger ones like 35 to 40 acres
• No. of Units: Average around 1000 to 1500
• Type of Units: 1 BHK, 2 BHK & 3 BHK apartments
• Unit Areas:
• 1 BHK - 575 to 695 to sq. ft.
• 2 BHK - 670 to 1095 sq. ft.
• 3 BHK - 850 to 1485 sq. ft.
• Height of Buildings: Mostly G+3 or Stilt +4,i.e., upto 3 or 4 storeys
• Property Rates:
• The property rates are generally higher in BoisarWest in comparison to its eastern counterpart
• Mostly INR 1800 to 2800 per sq.ft .
• INR 2800 to 3800 per sq.ft. (Projects like Tata Housing)
• Price Range of Unit:
• Mostly INR 15 to 36 lacs
• Some (like Tata Housing) are as high as INR 51 lacs
• Amenities: Clubhouse, Jogging tracks, Landscaped Gardens, Convenience Shopping etc.
• Status of Projects: Many projects have started in recent years
Source: www.99acres.com, www.commonfloor.com, www.proptiger.com, www.ecoedencity.com as
on Dec 28, 2012

12. YOUR LOGO
Example 1: New Haven, Boisar East
Particulars Details
Developer Tata Housing Development
Page  12
Corporation Limited
Nearest Station Bioisar Station at Km distance
Total Land Area 35 Acres
Product Mix Residential apartments + Amenities
Total Number of Units 1300
Height G+3
Residential Units 2 BHK & 3 BHK apartments
Area Range •2 BHK – 670 to 930 sq ft
•3 BHK – 1200, 1380 sq ft
Other Amenities Clubhouse , school, health care
centre, shopping arcade, play area,
landscaped gardens , swimming pool
Rate INR 3699 to 3800 per sq. ft.
Price Range INR 25.7 Lacs to 51.05 lacs
Possession 2013
Source: www.proptiger.com, www.99acres.com as on Dec 28, 2012

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Example 2: Eco Eden City, Boisar East
Particulars Details
Developer Mayuresh Group
Nearest Station Boisar (E) Station @ 300 metres
Total Area 22 acres
Product Mix Residential apartments + Amenities
Residential Units 1 BHK , 2 BHK & 3 BHK apartments
No. of Units -
Area Range
Page  13
• 1 BHK - 630, 695 sq ft
• 2 BHK - 960, 995, 1095 sq ft
• 3 BHK - 1395, 1485 sq ft
Other Amenities
Swimming Pool, Play Area, Club
House, Badminton Court , Solar Water
Heater, Solar Street Lights, Yoga /
Mediation centre, shopping arcade
Rate INR 2600 per sq ft
Price Range INR 16.4 lacs to INR 38.6 lacs
Source: www.ecoedencity.com,www.99acres.com as on Dec 28, 2012

14. YOUR LOGO
Example 3: Balaji Complex, Boisar West
Particulars Details
Developer Nirmal Housing Agency
Total Land Area 37 acres
Product Mix
Page  14
Residential apartments + Shops +
Amenities
Residential
Units
1 BHK, 2 BHK & 3 BHK apartments
No. of Units 1500
Height Stilt+2
Area Range Apartments: 575 to 1300 sq ft
Amenities
Lift, car parking, landscaping,
jogging track, shopping
Rate
Apartments - INR 2511 to 2799
per sq ft
Price Range
Apartments – INR 14.4 to 36.4
lacs
Possession 2012 / 2013
Source: www.99acres.com as on Dec 28, 2012

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Residential Projects in Boisar -
Comparison
Project Developer
Total
Area
(Acres)
Total
No. of
Units
Type of
Units
Unit
Areas
(sq ft)
Cost per
Unit
(INR
Lacs)
Rate
(INR /
sq ft)
Height
/ No.
of
Floors
Amenities
Shubh
Griha (Sold
Out)
Tata Housing
Development
Corporation
- 1000
1, 2 & 3
BHK
apts
- - 2796 3 (G+2)
Garden , play area , health facilities,
recreation facilities , security , club
house, rain water harvesting , bank/
Atm
New
Haven
Tata Housing
Development
Corporation
35 1300
2 BHK
apts
670 to
930
25.7 to
51.05
3699
to
3800
4 (G+3)
Clubhouse , school, health care centre,
shopping arcade, play area, landscaped
gardens , swimming pool
3 BHK
apts
1200,
1380
Roop Rajat
Park
Roop Rajat
Builders
- -
2 & 3
BHK
apts
605 to
885
15.12 to
22.12
2500 4 (S+4)
Bus services to Boisar Station, Vastu
compliant , lift , Video security System,
convenient shopping, primary school,
gymnasium, garden
Eco Eden
City
Mayuresh
Group
22 -
1 BHK
apts
630,
695
16.4 to
18
2600 -
Swimming Pool, Play Area, Club House,
Badminton Court , Solar Water Heater,
Solar Street Lights, Yoga / Mediation
centre, shopping arcade
2 BHK
apts
960 to
1095
2.5 to
28.5
3 BHK
apts
1395,
1485
36.3 to
38.6
Balaji
Complex
Nirmal
Housing
Agency
37 1500
1, 2 & 3
BHK
575 to
1300
14.4 to
36.4
2511
to
2799 2 (S+2)
Lift, car parking, landscaping, jogging
track, shopping
Shops
195 to
400
- -
Source: www.proptiger.com, www.ecoedencity.com,www.99acres.com as on Dec 28, 2012

16. YOUR LOGO
Page  16
Area Allocation & Financial Analysis

17. S. No. Particulars Percentage (%) Land Area (Acres) Land Area (Sq Ft)
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Area Statement
Plot Area Calculation as per 7/12 extract
Particulars Area(Sqmtr) Area(Acres) Area(Sqft)
Gross Area 128600.00 31.77 1383736.00
Area Under existing road 503.17 0.12 5414.11
Area not in Possession 420.31 0.10 4522.54
Net Area 127676.52 31.54 1373799.36
Area Distribution
1 Net Plot Area 100% 31.54 1373799
2 Open Space 11% 3.56 155115
3 Amenities 5% 1.58 68690
4 Roads and infrastructure 15% 4.73 206070
5 Residential Apartments 69% 21.67 943925
5.a Type A - 1 BHK Apartments 60% 13.00 566355
5.b Type B - 2 BHK Apartments 40% 8.67 377570
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18. YOUR LOGO
Area Statement
Permissible & Proposed FSI as per NA order
FSI (on Net Plot) 0.75 0.65
Built Up Area in sq. m. (excluding amenities) 90969.53 81407.38
Built Up Area sq. ft. (excluding amenities) 978832.14 875943.41
* As per NA order proposed built up of 81407.38 sq m (for residential) to be considered final
Assumptions for Saleable Area Calculation
Particulars
Loading
(Construction)
Saleable Area Calculation
Loading
(Saleable)
Ground
Coverage
Residential 10% 35% 33%
Amenities 10% 33%
S. No. Particulars
Land Area
(Sq Ft)
Ground
Coverage
No. of
Floors
Total No.
of Units
Total FSI
Area
Construction
Area
Unit Sale
Area
Total
Sale Area
1 Net Plot Area 1373799 1850 898611 988472 1182524
2 Open Space 155115
3 Amenities 68690 22668 1 22668 24934
4 Roads and infrastructure 206070
5 Residential Apartments 943925 1850 875943 963538 1182524
5.a Type A - 1 BHK Apartments 566355 1250 525566 578123 568 709514
5.b Type B - 2 BHK Apartments 377570 600 350377 385415 788 473009

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Profitability Statement
S.N Particulars Area (Sqft) Rate (Rs/ Sqft) Total (Cr)
Sales Revenue
Sale of Apartments 1182524 2900.00 342.93
1 Total Revenue 1182524 342.93
Project Cost
2 Land Cost 1383736.00 500.00 69.19
3 Approval Cost 1383736.00 15.00 2.08
4 Infrastructure & Site Development Cost 1383736.00 100.00 13.84
6 Construction Cost
6.a Apartments 963537.75 1100.00 105.99
6.b Amenities 24934.46 1100.00 2.74
7 Consulting Fees
7.a Land Consulting On Land Cost 3% 2.08
7.b Design-Engineering & Contracting Services
* Land cost is the asking price by land owner
Project Cost per sqft. on Salable area of Rs. 1958.19
Page  19
On Construction &
Infra. Cost
3% 3.68
7.c Project Management Fees
On Construction &
Infra. Cost
3% 3.68
7.d Project Marketing On Sales Revenue 5% 17.15
8 Project Overhead On Total Cost 3% 6.61
9 Contingency Cost On Total Cost 2% 4.54
10 Total Project Cost 231.56
11 Profit Before Tax (1-10) 111.37

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Estimated Project Cost & Means of
Finance
Estimated Project Cost :
Estimated Means of Finance:
Page  20
Project Cost Amount %
Land Cost 69.19 29.88%
Approval Cost 2.08 0.90%
Infrastructure &
13.84 5.98%
Development Cost
Construction Cost 108.73 46.96%
Consulting Fees 26.58 11.48%
Project Overhead 6.61 2.86%
Contingency Fees 4.54 1.96%
Total project Cost 231.56 100.00%
Means of Finance Amount %
Promoter's Contribution 89.37 39%
Advance from Customers 142.19 61%
Total Means of Finance 231.56 100%

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Key Financials & Peak Investment
Key Financials:
Peak Investment:
Page  21
Key Financials
Estimated Project Revenue (Cr) 342.93
Estimated Project Cost (Cr) 231.56
Profit Before Tax (Cr) 111.37
Profit Margin 32%
ROE 125%
Peak Investment % Amount (Cr)
Land Cost 100% 69.19
Approval Cost 100% 2.08
Infrastructure & Site
25% 3.46
Development Cost
Construction Cost 10% 10.87
Consulting Fees 10% 2.66
Project Overhead 10% 0.66
Contingency Cost 10% 0.45
Total Peak Investment 89.37

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Conclusions

23. • N.A. land for residential use at about 3 km of distance from the Asangaon station is the
greatest attraction for affordable home project
• The project is ready for execution right away with MAGUS as PMC would offer all services from
Concept to Completion and promoter is expected to contribute only the peak investment – The
biggest USP of the proposal
• Most of the projects targeting affordable housing market have been launched recently in the
area; it shows that the location is in high demand for this market segment
• The feasibility analysis of the proposed project suggests that promoter can earn 125% ROE (Rs.
101.84 Cr.) on his investment of Rs. 98.24 Cr.
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Conclusions
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24. YOUR LOGO
Page  24
Magus Service Proposal

25. USPs of the Magus Offer:
• No Waiting Time: The project is ready to be executed with land issues already cleared
• No Efforts Required by the Investor/Developer: As PMC, Magus would execute the project from Concept to
Commissioning on turn key basis on behalf of the developer.
Client’s Role Magus Role & Services
• Finalizes the land purchase
• Pays the amount for promoter’s
contribution
Associating with Magus Adds following Values:
• All Project development Solutions and Services under one roof
• Savings on Time, Efforts & Money
• Assurance of quality of highest standards
• Hand-holding of the client throughout the lifecycle of the Project from Conceptualization to
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USPs of Magus Service Offer
Completion.
Note:
• The service is subjected to exclusive mandate of buyer and PMC fees as detailed in cost of the project
• A separate service agreement would be signed between SPV and Magus Consulting for PMC services.
Page  25
• Deal closure
• NA revisions & other approvals
• Design & Engineering Services
• Project Fund Raising
• Project Marketing
• Project Commissioning
Win- Win
Situation

26.  Project Funding Services: Brings necessary expertise in acquiring funding for your projects by liasoning
with entrepreneurs, developers, financiers, government bodies and the investor community.
Central Projects: Specifically designed to help you get all the available central/state government grants
and fiscal benefits within the sector that you operate in, including awareness, legalities, liasoning and
paper-work involved.
Acquire & Approve: Built with teams having on-ground understanding and expertise in
conceptualizing and planning the project, ensuring economies in acquisition and all requisite
approvals.
 Design & Build: A highly sophisticated design and engineering team with best global practices
exposure to create robust framework for your business to thrive in.
 Sales & Occupier Support Services: The marketing teams ensure robust returns in order to make the
project profitable.
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About Magus
Magus delivers ten services through its five Strategic business units:
Page  26

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THANK YOU