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Nagpur Best place for Real Estate Investment

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  • #61

    #61

    Re : Nagpur Best place for Real Estate Investment

    Fly ash bricks to be mandatory in all constructions in Nagpur

    Managing director of Mahagams Shyam Wardhane told the policy has been implemented as per directives of the central governmentAnjaya Anparthi | TNN | June 15, 2017, 18:00 IST

    NAGPUR: Fly ash bricks will soon be made mandatory for all constructions, be it individual houses, residential flat schemes or commercial complexes, across the city and district. All civic bodies, including Nagpur Municipal Corporation (NMC) and Nagpur Improvement Trust (NIT), will include this condition while giving permission to building plans. Fly ash use will also be made mandatory in cement roads, as per the new Fly Ash Utilization Policy by the state government.

    The Maharashtra State Power Generation Company Limited (Mahagenco) has implemented the policy and its subsidiary Mahagenco Ash Management Services Ltd (Mahagams) is ensuring effective implementation of the policy.

    Managing director of Mahagams Shyam Wardhane told the policy has been implemented as per directives of the central government. "Chief minister Devendra Fadnavis and energy minister Chandrashekar Bawankule are pursuing effective implementation of the policy. Mahagams and NMC have executed a MoU for utilization of fly ash. Similar MoUs will be done with NIT and municipal councils in the district," he said.

    NMC additional municipal commissioner Ramnath Sonawane said town planning department will begin to make use of fly ash bricks mandatory while giving building plan permissions soon. "NMC will also utilize fly ash in all cement concrete road works."

    Wardhane said an industrial cluster for manufacturing fly ash based materials - bricks, blocks, pavers etc - will be developed at Koradi Thermal Power Station (KTPS) land within a month. "Mahagams is taking the initiative to ensure availability of fly ash-based materials, if the civic bodies make its utilization mandatory in constructions. Mahagams has already received proposals from over 400 brick manufacturers to set up units to use fly ash. One of the manufacturers is ready to produce over 2 lakh bricks every day. Manufacturers will be given land free of cost, and concessions in all required resources like water, power, taxes etc," he said.

    Wardhane added fly ash-based bricks will be cheaper and better quality as compared to soil-based bricks. "Fly ash-based bricks are erosion-free, have better thermostatic value, and require less coal/fuel while baking."

    He also said up to 30% fly ash can be utilized in cement concrete roads. "This can bring down costs and also improve quality. Fly ash in cement concrete roads prevents cracks. Fly ash will also be utilized in all housing schemes to come up under Housing For All Project, and all roads to be constructed under Pradhan Mantri Sadak Yojana," he said.









    http://realty.economictimes.indiatim...agpur/59160456



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    • #62

      #62

      Re : Nagpur Best place for Real Estate Investment

      Nagpur civic body shies away from rainwater harvesting, makes it must for pvt properties

      It even failed to introduce rain water harvesting in its seven-storey new administrative buildingProshun Chakraborty | TNN | June 16, 2017, 13:30 IST

      NAGPUR: The civic body, which failed to promote rainwater harvesting (RWH) in the city, has also failed to set up the facility in its own buildings and properties. Despite the fact that most of its properties lack rainwater harvesting provision, the municipal corporation has made it compulsory for all the new properties coming up in the city.

      It even failed to introduce rain water harvesting in its seven-storey new administrative building. The office of Executive engineer (new administrative building) Nagpur Municipal Corporation has admitted this in a RTI reply to a query filed by activist Siddarth Prabhune.

      In its reply, the EE’s office has also admitted that a private firm M/s Deep Construction, Nagpur had been assigned for the job, but it is not done yet.

      The NMC owns more than 400 properties in the city, but more 97% of the places lack rainwater harvesting facility. “Had the municipal body installed the system in all its properties, it would have surpassed the number of new properties that had set up the facility in the previous fiscal,” said Prabhune.

      He questioned that when the NMC could not implement this in its own premises how it will compel private property owners to implement the same.

      Every time there is a water shortage situation owing to deficient rainfall, the civic body insists on making rainwater harvesting mandatory for new projects, but fails to implement it. After a government resolution in 2007, the NMC had made it mandatory for all new constructions above 1,000 square metres to install rainwater harvesting system to obtain their occupation certificate (OC) in 2008. The GR had also empowered the NMC to impose a levy of not exceeding Rs1000 per annum for 100 sq mt of built up area for the failure of the owner of any building constructed after issuance of the GR.

      In 2016, the then standing committee chairman Sudhir Raut too had announced to implement rain water system in entire 72 wards (now 38 wards). The NMC was supposed to provide 50% fund for the purpose. But nothing has happened later.

      A senior NMC official from town planning department, said the civic body is taking up the initiative very seriously. “The civic body is encouraging the citizens to harvest rainwater. All the new buildings coming up in the city have to set up the facility.”

      To a query, the officer pointed out that the new administrative building is yet to be completed. We will also provide rainwater harvesting facility in our main office,” he claimed. The department too has no data of how many buildings in the city have implemented RWHs.

      Many important locations such as schools, ward offices and hospitals lack the facility, he admitted. But was very quick to inform that NMC has also successfully implemented rainwater harvesting system in its few zonal offices and they included Lakadganj, Nehru Nagar, Ashi Nagar and Hanuman Nagar. Assistant commissioner of Dharampeth zone Mahesh Morone said that his office earlier had the system but due to some work, the main pipe got damaged. Soon, the system will be restored, claimed Morone. The zone offices which have not implemented RWH include Laxmi Nagar, Satranjipura, Gandhibagh, Dhantoli and Mangalwari.

      Even the water works department has helped many private sites implement the project, claimed a senior official from the department and adding these included public well in Navin Nagar, 20 housing societies in Vankatesh Nagar, Vathoda, 20 flat schemes in Bhende Layout in Laxmi Nagar, three public wells in Nehru Nagar zone, and Shitla Mata temple in Gopal Krishna Nagar.










      http://realty.economictimes.indiatim...rties/59175023


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      • #63

        #63

        Re : Nagpur Best place for Real Estate Investment

        Nagpur civic body likely to unearth around two lakh unassessed properties

        The NMC officials, led by additional municipal commissioner Ravindra Kumbhare and assistant commissioner Milind Meshram, have been carrying out the civic body’s first ever intensive property tax revaluation drive for the last one year.Anjaya Anparthi | TNN | June 17, 2017, 13:00 IST

        NAGPUR: The Nagpur Municipal Corporation (NMC) is expecting to unearth around two lakh unassessed properties. The properties had been left out of tax purview for over five years, proving civic body’s negligence towards a major source of revenue.

        The NMC officials, led by additional municipal commissioner Ravindra Kumbhare and assistant commissioner Milind Meshram, have been carrying out the civic body’s first ever intensive property tax revaluation drive for the last one year. Of the 5.35 lakh registered properties in the city, 2.24 lakh have been covered under the drive till date.

        A senior officer from NMC property department told TOI that 54,000 properties were found to be not under property tax purview. “The drive is in full swing in seven out of 10 zones of the city. Unassessed properties are structures and also open plots which are mostly on the city’s outskirts. Most of these properties have been in existence for the last five or more years,” he said.

        The officer added that the number of unassessed properties may cross 2 lakh after covering the entire city under the drive. “We have started assessment of the 54,000 properties and expect to generate an additional revenue of over Rs50 crore from them. The additional revenue may cross Rs150 crore if the unassessed properties are around two lakh,” he said.

        The NMC will also incur revenue loss from these unassessed properties. The property tax has to be levied on the owners from the time the plot was formed. The NMC will calculate the tax of unassessed properties since formation of the plot but as per new rules it cannot recover property tax for the period beyond six years.

        Engineers of the property tax department are to be blamed for the loss. Property tax assessment is a continuous process but the engineers did not identify new properties on a regular basis. Also, the revaluation drive has to be conducted once in five years but it was not done for the last over 10 years.

        As far as existing properties are concerned, the drive has covered 2.24 lakh properties. The deadline to cover remaining properties is September 30. The NMC has prepared assessment register of 1.10 lakh properties and is putting it up for suggestion and objections from owners. Demand notes of the properties are likely to be issued zone-wise from July.

        As per norms, the NMC has to distribute demand notes for first six months (April to September) by April end and for the next six months (October to March) by October end. The distribution of demand notes has been delayed due to the revaluation drive.

        The demand notes will be as per the new tax system and likely to be 3-5 times higher than the earlier tax. The demand notes will also comprise of difference in the amount for the last two fiscal.






        http://realty.economictimes.indiatim...rties/59190508



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        • #64

          #64

          Re : Nagpur Best place for Real Estate Investment

          32 builders in Nagpur under SIT scanner for fraud, cheating

          SIT, after being opened earlier this year, has so far received around 701 applications from 2,500 applicants seeking redressal of their grievances pertaining to land-grabbing, cheating, fraudsTNN | June 21, 2017, 17:09 IST

          NAGPUR: Special investigation team (SIT) attached to crime branch has so far received complaints against 32 builders for various matters of fraud, cheating and land-grabbing. Some of the top names are now either booked for offences or are under scanner.

          SIT, after being opened earlier this year, has so far received around 701 applications from 2,500 applicants seeking redressal of their grievances pertaining to land-grabbing, cheating, frauds, forgeries and threatening among others against several builders, developers, estate agents, realtors and all sorts of property dealers. SIT officials claim that every day fresh complaints are flooding their office.

          Assistant CP Somnath Waghchaure, who is spearheading the SIT team under DCP (crime) Sambhaji Kadam, said they have taken a systematic approach while functioning the specialized unit. “We have now formed three categories with distinct approaches. Some of the more complicated cases involving bigger societies with more than 10 complainants or a group are included in ‘A’ type while the ‘B’ type would include matters pertaining to ones where offences can be immediately registered,” he said.

          “The ‘C’ type cases shall include the ones that are related to trivial matters and smaller disputes within the family,” he said. “C types would be referred to police stations for further action. The review of the status of the complaint would be taken too,” he said.

          Waghchaure also said meetings with other agencies like NMC, NIT, collector office, city survey department and land records have already taken place. “Every department has assigned one of their officials as nodal officer for coordination with SIT. They have also extended assurances for cooperation,” said the ACP.

          In another crucial decision, SIT is also set to inform collector office regarding fraud cases related to property that are being chargesheeted. “We will suggest collector office for cancellation of property registrations and deeds once the chargesheet is sent. Though the collector office would act only upon the decision of civil courts, our correspondence would also act as the basis for cancelling fraud deeds,” he said. “In any case, we are seeking details from collector’s office during the course of investigation,” Waghchaure added.

          Out of 701, around 290 are against Gwalbanshi family, including Dilip, along with their aides. Dilip has also been slapped with Maharashtra control of organized crime Act (MCOCA). SIT has already registered 21 offences so far and invoked MCOCA two cases including one against Jerman Japan gang at different police stations.

          SIT was formed, as a separate entity other than ‘Property cell’, by CP K Venkatesh to tackle land-grabbers and real estate frauds involving goons. SIT has arrested 25 persons among 157 accused in 21 cases that have been registered. Around 412 have already got relief as many got their lands back and could begin construction.








          http://realty.economictimes.indiatim...ating/59253916

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          • #65

            #65

            Re : Nagpur Best place for Real Estate Investment

            Nagpur: Empress City residents cry foul against builder

            The residents said not a single portion of the entre project spread in three phases has been completed entirely.TNN | June 23, 2017, 11:29 IST

            NAGPUR: Residents of Empress City — Nagpur’s first luxury township — said they have moved the court against the builder for breach of commitment and cheating. Two separate cases have been filed in the district and consumer courts last year.

            However, even as nearly a year has passed after the litigations were filed, the builder’s lawyer has not appeared in any of the hearings. So far 5 hearings have taken place in both courts but counsel for the builder — M/s KSL Reality & Infrastructure Limited was present in none, said Pawan Kumar Jain the president of Empress City Flat Owners Association. The residents held a press conference at the township on Thursday. “This shows that the builder is only avoiding the matter,” he said.

            The residents said not a single portion of the entre project spread in three phases has been completed entirely. The builder has not even executed sale deed since last four years despite repeated reminders. Many residents had availed bank loans to buy the flats, and they are now facing legal consequences for want of sale deed.

            The flat owners have alleged that the builders also did not meet a number of commitments, and the construction was substandard. There were seepages in the flats and basement parking. The staircase was uneven, with unused construction material dumped in the emergency exit area. There were poor security arrangements apart from other issues.

            A builders’ representative said much of the things can be sorted out if the residents contributed a bit more for maintenance. Many other works to be done from the builders’ side are expected to be competed soon, he said.







            http://realty.economictimes.indiatim...ilder/59279603


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            • #66

              #66

              Re : Nagpur Best place for Real Estate Investment

              Nagpur civic body to target 38 Dhantoli bldgs for blocking parking space

              According to data compiled by the zone, there are 38 buildings that have violated sanctioned plansProshun Chakraborty | TNN | June 23, 2017, 17:00 IST

              NAGPUR: Dharampeth zone of Nagpur Municipal Corporation (NMC) is set to act against unauthorized constructions in Dhantoli area. The zone, led by assistant municipal commissioner Mahesh Moroney, has prepared a list of buildings, mostly commercial ones and hospitals, that have unauthorized constructions in basement parking.

              According to data compiled by the zone, there are 38 buildings that have violated sanctioned plans. Though Moroney was not available for comments, a senior official from the anti-encroachment department confirmed the development and said despite giving notices under the MRTP Act, most violators had not razed the illegal constructions.

              On Wednesday, Dharampeth zone had handed over the list of buildings to NMC’s anti-encroachment department. The officer pointed out that most violators had either approached the courts for a stay or submitted revised plans with NMC’s town planning department or Maharashtra government’s urban development department (UDD). According to the list, Suretech Hospital, Narayan Hospital, Bharuka Bhavan and Shatayu Hospital had approached the UDD seeking revision of their sanctioned plans. Two establishments including Crescent Hospital and Avista Eye Hospital had submitted revised plans with the NMC’s town planning department.

              Sources said filing for revision of sanctioned plan is simply a way to thwart demolition action against unauthorized construction. Sources cited example of Suretech Hospital on which Dhantoli zone had served notice twice but it approached NMC’s town planning department seeking revision of sanctioned plan. It was rejected twice and it approached the UDD where it is still pending. In all there is 1047.42 sqm of unauthorized construction in the building.

              As their pleas have not been cleared within the stipulated period of two months, the zone office has now decided to take action against unauthorized constructions. The motive of the drive will be to clear off street parking in Dhantoli. Resident Mandar Chitley blamed NMC for the mess. He said zone office was issuing notices for unauthorized constructions for years but no concrete action had been taken.

              Nagpur traffic police too has launched a drive to streamline traffic in Dhantoli. After declaring declaring 19 internal lanes as one-way, the police led by senior PI Jayesh Bhandarkar have started penalizing violators. Till June 17, the police had penalized 1101 drivers for parking in no-parking zones. Besides, the cops also booked 776 people for wrong side driving, said Bhandarkar.












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              • #67

                #67

                Re : Nagpur Best place for Real Estate Investment

                Nagpur civic body to reward defaulters again, not honest payers

                Presenting the budget a few days ago, standing committee chairman Sandip Jadhav had announced an amnesty scheme for defaulters of property tax and water bills between July 6 and 15 this yearAnjaya Anparthi | TNN | June 28, 2017, 17:00 IST

                NAGPUR: The Nagpur Municipal Corporation (NMC) seems to believe in encouraging the defaulters rather than not incentivising the citizens who clear the amenity bills or taxes in time. This is clearly evident from the fact that the NMC has announced second round of amnesty scheme for defaulters while last year’s proposal to offer rebate to regular payers of water bills still remains on paper.

                For the first time, the NMC had launched amnesty scheme for defaulters of water bills in June last year. At the same time, the civic body had also announced a plan to reward regular payers of water bills by way of rebate. The NMC had also introduced amnesty scheme for defaulters of property tax last year.

                Presenting the budget a few days ago, standing committee chairman Sandip Jadhav had announced an amnesty scheme for defaulters of property tax and water bills between July 6 and 15 this year. However, nothing was done for rewarding the regular payers who have been clearing the dues in time.

                Arrears of Rs 400 crore are due in property tax and water works department. Of the total 2.80 lakh water consumers, arrears are due from around 50,000 since long. The NMC received very poor response to the last year’s amnesty scheme. At that time, the NMC had even waived 50% of the due amount along with 100% waiver on interest. In property tax, the number of defaulters was 1.74 lakh of the total 5.30 lakh. During the amnesty scheme, only 36,000 defaulters cleared the arrears.

                The property tax and water works departments have once again geared up for the second round of amnesty scheme — between July 6 and 15. Defaulters of water bills will get 100% waiver on interest while 90% interest waiver will be offered to property tax defaulters. Ironically, the NMC has done nothing to implement the rebate proposal.

                Nagpur Environmental Services Limited (NESL) board of directors has approved the proposal in a meeting held in April. The proposal will be submitted to the state government for its approval. Amendment will be done in water bylaws for the launch of rebate,” an official from the water works department said. Had the NMC completed the process, the honest payers would have received a rebate of 1% for timely clearing the dues. Though initially it was proposed to offer 5% rebate.











                http://realty.economictimes.indiatim...ayers/59352033

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                • #68

                  #68

                  Re : Nagpur Best place for Real Estate Investment

                  Despite anti-profiteering rules, tax on new flats in Nagpur higher under GST

                  Though not covered by GST, stamp duty is a major tax component in buying a homeShishir Arya | TNN | July 03, 2017, 13:30 IST

                  NAGPUR: The anti-profiteering provisions of Goods and Services Tax (GST) call for builders to pass on the benefit on account of input tax credit (ITC) to buyers. However, the final benefit to a buyer would be nil, if the stamp duty is also taken into account, say calculations cited by builders and other experts.

                  Though not covered by GST, stamp duty is a major tax component in buying a home. Loaded with cess for NMC, Metro Rail, NIT and registration charges, it comes to 8.5% of the cost of a house in the city.

                  In pre-GST era, there was also 1% VAT and 4.5% service tax to account for, taking the entire tax component to 14%, including stamp duty. Now, the GST applicable is 18%, but after passing on the input credit, tax-cum-stamp duty would come to 14.5% or even higher, say realtors here.

                  This is how it works out, according to calculations by CREDAI, considering the scenario in Nagpur. GST is applicable at a rate of 18%. A deduction of 30% on the sale price is available as abatement towards land cost. This brings the effective base rate of GST to 12%. Now, if input credit is deducted, net GST rate chargeable from the buyer comes anywhere between 7% to 10%. If the stamp duty and registration component is added to GST, the tax would be 15.5% to 18.5%, says Gaurav Agarwala, secretary of CREDAI Nagpur.

                  In Nagpur, construction cost does not go beyond Rs1,500 a square feet. So, for a flat worth Rs3,000 a square feet, net GST after deducting the credit comes to 7% to 8%. It comes to 8% to 9% for floor price of Rs6,000 to 7,000 per square feet, and nearly 10% for flats in the range of 9,000 square feet and above. On this, 8.5% stamp duty would be added, said Agarwala. There is a demand to remove NMC cess, which would give relief of 1%, he said.

                  The input credit benefit would be less in premium localities since the component of land cost is higher here. The abatement available is fixed at 30% of the sale price. However, in high-end localities, a big chunk of the sale price constitutes the land price with input on materials or services remaining the same everywhere, said Amit Agrawal, a chartered accountant practising on indirect tax front.

                  The government needs to increase the abatement on land price to at least 50% of the sale price, so that the buyer gets benefits. At present, the builders will also get a transitional input credit for stock purchased before GST. Input credit is a rebate available on indirect tax paid on raw materials and services used during construction. If not passed on, it can lead to action under anti-profiteering laws, said Agrawal.









                  http://realty.economictimes.indiatim...r-gst/59420908


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                  • #69

                    #69

                    Re : Nagpur Best place for Real Estate Investment

                    Cash-starved Nagpur civic body to levy 1% tree cess on property tax

                    The cash-strapped Nagpur Municipal Corporation (NMC) has proposed to levy one per cent ‘tree cess’ on property tax from current financial year.TNN | July 13, 2017, 15:00 IST

                    NAGPUR: The cash-strapped Nagpur Municipal Corporation(NMC) has proposed to levy one per cent ‘tree cess’ on property tax from current financial year. After standing committee’s nod, the civic administration has tabled this proposal before the general body meeting to be convened on July 20. If cleared, property tax of citizens will increase by 1 %.

                    Apart from this, the administration will table another six proposals. One is to entrust the task of preparing environment status report (ESR) of Nagpur city for 2016-17 to National Environmental Engineering Research Institute (NEERI). In the past, NMC got this done by a private company Maharashtra Enviro Power Ltd (MEPL). It faced public wrath after major goof-ups were reported in the ESR in the last couple of years.

                    Other proposals include increase in allotment of land for waste to energy project at Bhandewadi from six to 10 acres, construction of market for self-help groups for individual producers under the central government’s Dindayal Antyoday Yojana — Rashtriya Upjivika Abhiyan (DAY-NULM) by the social welfare department as well as Social Mobilization and Institution Development. Another proposal is to seek house’s nod to install solar panels in NMC offices where energy consumption is above 1 kw and also at water treatment plants.







                    http://realty.economictimes.indiatim...y-tax/59575838


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                    • #70

                      #70

                      Re : Nagpur Best place for Real Estate Investment

                      Maha CM uses new FSI scheme for home reconstruction

                      Fadnavis is among 28 to have availed the scheme for construction of new and mixed use buildings. A major change has been made in the scheme recently to encourage citizens to avail of its benefits.Anjaya Anparthi | TNN | July 17, 2017, 10:30 IST

                      NAGPUR: Chief minister Devendra Fadnavis launched the premium floor space index (FSI) scheme for the city ten months ago and became one of its beneficiaries shortly thereafter availing extra FSI to build a new house in Dharampeth where his old one stood.

                      Fadnavis is among 28 to have availed the scheme for construction of new and mixed use buildings. A major change has been made in the scheme recently to encourage citizens to avail of its benefits. Under the scheme, a plot owner gets an additional 0.30 FSI. The beneficiary has to pay 60% of ready reckoner value of increased FSI to Nagpur Municipal Corporation (NMC) or Nagpur Improvement Trust (NIT). NMC gets to keep half the revenue while state gets the other half.

                      NMC on December 5, 2014, had proposed the scheme to boost realty market, help residential and commercial plot owners to expand structures or go for new bigger buildings and also to regularize any unauthorized but compoundable constructions. Civic body hoped to get good revenue from the scheme.

                      On September 27, 2016, state’s urban development department (UDD) under the CM approved NMC’s proposed scheme. On May 24 this year, UDD empowered municipal commissioner and NIT chairman to give relaxation in side and rear margins under the scheme. Interestingly, they can give such relaxation even retrospectively.

                      The notification said, “No condonation in the required open space, parking and other requirements as in these regulations shall be allowed in the case of grant of such additional FSI except in the case of relaxation in side and rear margin where the chairman of NIT and municipal commissioner is satisfied that there is a constraint on development.”

                      An NMC official told TOI that with this, the number of applicants for premium FSI scheme were expected to increase. “Scheme is for non-congested areas so there is much scope for plot owners. Most of 28 cases are residential or residential-cum-commercial constructions. Pure commercial plot owners are not eligible as they already get 2.50 FSI. The town planning department has so far earned Rs 3.58 crore from the scheme,” the official said.

                      Fadnavis’ case is an example of how the scheme can help people get a bigger house in the same plot. Sources close to CM said, existing home was short of space since opening of his office on the ground floor. “Fadnavis wanted more space for his office as well as residence. He also wanted to create parking within the premises. Now entire ground floor will be for parking while office will be on first floor and home on second floor,” they said.

                      Fadnavis along with his friend Sandip Joshi, ruling party leader in the NMC, visited the site recently when demolition of entire old structure was completed.

                      The civic chief has approved Fadnavis’ new building plan. Building permit is yet to be issued from the town planning department. He will have to pay Rs 16.10 lakh to the NMC for approval.










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