Originally Posted by pearl

Just found this forum, thanks all for your very informative posts!

I've been planning/dreaming of owning a beach front home for the longest time and was wondering where I could find property that is water front and where I can get several grounds between 10-20L/gr? Or is my dream going to remain a dream

Originally Posted by Almighty

Sorry buddy, I own property in ECR right in the beginning, Thiruvanmiyur and I dont deal in properties. Just interest in RE like I have in Stocks. As for your question, I will ask you not to go beyond Uthandi and if it does not meet your budget then be in Cash.

Originally Posted by Almighty

I am not going to argue if you disagree with this message. At a place near Mayajal or TOll plaza if land price is 50L per ground, it is amazing and amusing. Either this 50L has become pocket money for many and so they buy at the price or Madrasis are ignorant or both!
Now travel 12 to 13km towards Thiruvanmiyur. Just around Kun Hyundai you can go to a genuine approved layout Kandaswamy nagar. I was not willing to sell my land there an year ago at 1.3C, now I find some who are not able to sell it at 85L. I have a long term interest in holding that land so I dont care if the price there is 1C or 10L or 10C but look at the pricing. It is probably the ONLY approved layout you can find in ECR. Maybe there is one more!!!! DTCP approved. I can attach you to a link which says that though some of this layout maybe under CRZII building is yet permitted at 1.5FSI. Why? Refer to the link
]http://www.cmdachennai.gov.in/CMDA-AM-229.pdf[/url]
Refer page 45. IT IS AN APPROVED LAYOUT AND EVEN IF SOME OF THAT LAYOUT IS WITHIN 100M OF BUCKINGHAM CANAL CMDA GIVES YOU SANCTION. A cut and paste from above link is provided below.

3. As per the inspection report, the site under reference lies at a
distance of 45.40 Mts. from Buckingham Canal. Hence, falls in CRZ-II area.
4. As per the Government of India Notification, in CRZ-II area,
buildings shall be permitted neither on the seaward/canal ward/river ward side of
the existing road (or roads proposed in the approved coastal zone Management
plan of the area) nor on the seaward/canal ward/river ward side of existing
authorised structures. But buildings shall be permitted on the landward side of
the existing and proposed roads/existing authorised structures, subject to the
existing local and Town and Country Planning Regulations, including the existing

norms of Floor Space Index.

Now in this same area near Kun Hyundai most property are either in CRZ III meaning you just cant use them or in CRZII (acquifier area) where you can build in min 440sqmts and that too with FSI of 0.8. Obviously Nahar are not foolish to sell a new project Anusuya in Kandaswamy nagar. Now they charge around 4K mainly because they have browbeaten poor owners like me, who are not as smart as me to sell it for a song. Ask Nahar to buy at the same rate in neighbouring areas and they will scream..I know those guys.
So what is happening. Some funny game. Let me explain.
1. In Kottivakkam, Palavakkam, Uthandi and suburbs there are hardly any approved layouts.
2. The rich hold land even in 100m distance from HTL (high tide line) and now I believe 500m has been reduced to 100m to placate them. They dont need approvals. They enjoy life. Such land technically has become CRZ II from CRZ III. They can be used with 0.8FSI.
3. There are usable pieces of land like Palkalai nagar and VGP layout. Dont know about their approvals but these again have been dragged down to 80L and below by some mafia who are accumulating it. Now Kandaswamy nagar and Palkalai nagar are just clean places around Kun Hyundai.
4. There are other places like Swaminathan nagar and many more, many along the Buckingham canal, mostly without any approval. Now they are the reason for the low price of other land. Now these are unapproved by DTCP or anyone. YOU JUST CANT CONSTRUCT THERE AS YOU NEED CMDA TO APPROVE. CMDA may not approve because these are in acquifier recharge area CRZII and panchayat approval IS NO LONGER VALID HERE. You need to go the St Thomas Mt for approval in CRZII places and acquifier recharge areas. So if I were you I wont even buy them for .
5. Next people go beyond Uthandi. Crazy to tell the least. Here the fellows are some 13km from edge of city. Again CRZ holds good throughout the coast. Infact here it may be CRZ III not II which means no LEGAL BUILDING POSSIBLE. Yet they buy since as I said before 50L has become pocket money.
6. So people buying in Mayajal are essentially fools who are being duped by local mafia. They are made to believe that price here is fair, and there is approval. What approval? GOK!
In summary, in Chennai sense is the last thing that seems to ever prevail. Logic is what all CHennaites mention without understanding the word itself. They will buy at 15km from Thiruvanmiyur, bet on the approval from Panchayats and try to speculate. As all speculations end, the price will dip and price will be increased say at 25km from Thiruvanmiyur. The game never ends. Funnily the price in Thiruvanmiyur is around 2C. So 0-2km from there is less than a C and in some places in Kottivakkam even 25 to 50L and after 15km it is yet steady at 50L.
I cant educate idiots but well I leave it to you to decide. I will rather you buy in Urapakkam for 50L. You can certainly build there, can get Approved property, can get a train to any where in Chennai etc. On ECR around Toll plaza you can only imagine you are in utopia.
Cheers.

Originally Posted by virgosam

Thanks a lot for your valuable information.

Now to sum up please clarify the following;

1.FSI permissible in DDTP APPROVED LAYOUTS OF swaminathan nagar
Kotttivakkam and Kandasamy nagar of Palavakkam both by the same promoters of land prior to 1980.

2.WHETHER STILT+ 2 floors, stilt for car parks and the two levels above for purely residential use for self only and not for outside sale will be
considered.

3.FOR construction cost purpose, will the cost be for 2 residential area
say 1200sft in ech floor or the stilt level of 1200sft will also be added.

Thanks
virgosam

Originally Posted by Almighty

1. FSI permitted is 1.5 (the old one). So you can actually build upto 1.85 since FSI does not include certain building places.
2. YES. Go and see the flats in Kandaswamy nagar. I am not sure about Swaminatha nagar but I ASSUME U R INFORMING ME ABOUT IT BEING THE SAME PROMOTER. Right?
3. I think it depends on type of construction. I assume prices from Rs 1K psft.
Hope it helps you.

Originally Posted by Almighty

Acquifier recharge FSI = 0.8. Old approved areas FSI = 1.5 as before. When FSI is 0.8 actual construction can stretch a bit more to make the real building to land ratio more than 0.8. With FSI of 1.5 one can actually build upto 1.85 times land area. Regarding details take a look at CMDA site.

Originally Posted by sudheer

OK - I'll take a look at the CMDA site - Thanks !! Do you know what the FSI is on ECR beyond CMA boundary (> 500 mts from HTL) ? Does the 0.8 FSI apply to ECR beyond CMA too, or would it be 1.5 (prob DTCP rules are less restrictive than CMDA ??) ? Can't seem to find any site with this info.

Originally Posted by sudheer

OK - I'll take a look at the CMDA site - Thanks !! Do you know what the FSI is on ECR beyond CMA boundary (> 500 mts from HTL) ? Does the 0.8 FSI apply to ECR beyond CMA too, or would it be 1.5 (prob DTCP rules are less restrictive than CMDA ??) ? Can't seem to find any site with this info.