Dreamz Shivsthan – A New Project from Dreamz Infra at BTM

Dreamz Infra is a top residential constructor in Bangalore launched a new apartments project at BTM location in Bangalore. Project name is Dreamz Shivsthan. Now Pre-launch offer is running in Dreamz Shivsthan apartments. Both 2BHK flats and 3BHK flats are available. Total number of flats are 102 with 14157 sft plot size.

BTM layout is one of the best residential location in Bangalore, connected with Silk board and outer ring road. Since its nearest location to electronic city many of the employees are staying in BTM. Filed with many PG’s, restaurants and trees. It is one of the high growth neighborhoods in terms of property prices and surrounded by HSR Layout, Koramangala, Bannerghatta Road, Jayanagar and J P Nagar.

Dreamz Infra is a well know builder in Bangalore for affordable housing. The company sells apartments for half the market price. Dreamz started more than 35 projects in Bangalore across all prime locations like JP Nagar, Silk board, Koramangala, Marathahalli, Hebbel, Electronic city etc.

To check the existing customers feedback, click ‘Dreamz Infra Reviews’ and watch customer reviews on their own words.

Bangalore rental values show interesting trends -A Dreamz infra survey

Bangalore

Rental values in Bangalore witnessed some interesting trends in the Apr-Jun 2013 quarter. Localities like Koramangla, Banshankari Stage 2 and Yellahanka recorded a rise in rental values. Koramangla and Banashankari Stage 2 grew by 10 per cent each, while Yellahanka reported a 9 per cent increase in rental values as compared to the quarter ending March 2013.

“Land pockets in Koramangla and Yellahanka are now saturated. The existing supply has to cater to the demand,’’ states Balakrishna Hegde, MD, Of an Realty. “Overall the rent values haven’t really increased. What we are witnessing is an expected marginal fluctuation in the said months.’’
What works in favour of places like Yellahanka and Koramangla is the location.

“Koramangla has very good infrastructure. It is strategically located and almost all main roads in this locality have got commericalised. All these factors are driving the residential market of this locality,’’observes Ravindra Madhudi, Director, of an Realty. “Also, as it is an upmarket area, C-level professionals transferred to Bangalore, prefer to rent houses in the area. This has boosted the rental market of Koramangla.’’

In contrast, rental values in localities like JP Nagar VII Phase, Kanakpura Road and Cambridge Layout have witnessed a significant drop, as compared to the Jan-Mar 2013 quarter. While JP Nagar VII Phase and Cambridge Layout recorded a drop of 7 per cent each, Kanakpura Road reported a 5 per cent fall in rental values.

Places such as JP Nagar and Jayanagar are targeted by the traditional rich. These include several expats and Kannadigas returning home. This segment prefers to buy and doesn’t mind paying extra for the locality. Hence, a house put up for rent, however big, cannot command a big price, as it is not perceived as attractive,’’ states Abhijit Badrinath, Proprietor,of an Real Estate Co.With regards to Cambridge Layout developers attribute an `age-factor’ to the fall in rental values.

Development in Cambridge Layout hasn’t kept up with the rest of the neighboring localities,’’ observes Rawal. “Not only does it have bad infrastructure, the buildings in the area are ageing. These two factors have contributed to down-valuing the locality by the emerging IT segment which primarily drives the rental market in Bangalore.

Source : TOI

Low Cost Housing a Strong challange for Government bodies

There is a huge unmet need for low-cost housing in urban India. A large number of poor but earning households, now renting terrible places in slums, can afford to pay for and own low-cost homes. The technology to produce these exists and the institutional mechanism for them to come up has been partly put in place in the last few years.

But for most of the earning poor in urban India to be able to spend their lives in minimum livable conditions, two more developments need to take place. Government at all three levels - central, state and urban-local - has to come up with more enablers like easier, quicker and simpler building plan sanctioning processes; and removing a lot of the government levies currently being imposed.

But what is perhaps the most important, business - which is till now almost wholly geared to meeting the needs of the better off - has to see the opportunity available and come forward. Till now an opportunity worth Rs 5 lakh crore or more, equal to around 5 per cent of GDP, is largely going begging. This is because India's builders mostly aim for buyers who can afford homes worth Rs 25 lakh or more and constantly seek to add frills to claim premium value and earn higher margins. Overall, the Indian system and its property developers, with some exceptions, are missing out on enormous wealth lying at the bottom of the housing pyramid.

According to a recent study by Deloitte, in the last five years 80,000 homes in the Rs 3-10 lakh range have been created when the gap in the supply of low-cost housing is over 15 million. With the interest subsidy now available, a family earning as little as Rs 8,000 a month can afford a Rs 4 lakh home. Given current land and construction costs, it is possible for housing companies to build 13- 15 million homes in the Rs 4-10 lakh price range. This translates into an opportunity of Rs 8.5 lakh core in housing and Rs 7.6 lakh crore in housing finance.

Before we go any further, one red herring needs to be got out of the way. The foremost constraint with low-cost housing is not land (important as it is) but lengthy and tedious approval processes and rising labour and construction costs. Land is there, both within urban areas - in the existing slums - and the periphery. You can see the land as soon as you stop looking just at metros and two million-plus cities. Their problems are special. For the majority of urban India, land at the periphery is affordable for low-cost housing. What you need is a bit of push to public transport to enable those in the periphery to come to work within the urban area.

As for slums, in an atmosphere in which a non-functioning  government is blamed for most ills, civil society has to come forward and meet its own deficit in delivery. The wherewithal for slum-dwellers to get together and develop decent housing now exists. The Rajiv Awas Yojana (RAY) outlines scope for in situ development of slums by involving slum-dweller through various models - beneficiary-built, community-based and public agency-led. They will have to take ownership of their slum development to create better homes which they will not want to sell and move into another slum. Somebody has to help them form associations, engage builders and access finance so they can own clean, well-designed 300 sq ft carpet area homes of a room, kitchen and bath. RAY speaks of viability gap funding and property rights for slum-dwellers.

The big issue in attracting institutional finance, shareholders' money, to low-cost housing is the risk of borrower default. How do you select a borrower who, along with spouse, earns Rs 8,000-12,000 a month when neither his driver's salary nor his wife's maid salary comes with a pay slip. And between themselves they have absolutely nothing to pledge. Now here's a revelation from Deloitte. The rate of default of housing loans taken out at the bottom of the pyramid is less than 1 per cent.

That is not all. The government moved late last year to create a credit guarantee setup to take care of the under 1 per cent default. Ajay Maken, the then union minister for housing, launched the credit risk guarantee fund scheme for low income housing. The fund, in the form of a trust with an initial corpus of Rs 1,200 crore, will be managed by the National Housing Bank. State Bank of India, Central Bank of India and HDFC have already entered into an agreement with the credit guarantee trust. Backed by the guarantee covering default, the only security that the lenders will have is their charge over the home they have helped construct or upgrade.

But the government still has a long way to go. When two years ago Janaadhar Shubha, led by, among others, Ramesh Ramanathan, co-founder of Janaagraha, launched their low-cost housing project near Bangalore, the cheapest apartment at Rs 7 lakh was way above their initial target. In this, the government took away Rs 1.7 lakh! It is not just stamp duty payable during registration right at the end of the process and the actual fees payable for plan sanction but the opportunity cost of chasing a sanction for 18 months at the minimum.

Ramanathan lists nine agencies which have to sanction building plans, starting from the ministry of environment and forests and the pollution control board to the water and power utilities. To get a plan sanctioned, after land acquisition, it takes between 12 and 24 months. The challenges in affordable housing are complexity of rules, ambiguity in interpretation, enormous delays and uncertainties which reduces the risk appetite of developers and tends to raise returns considered necessary to compensate for the risk. To make affordable housing happen, developers need access to clear land titles, streamlined plan sanctioning processes and simplified procedure to get the subsidies which have been sanctioned. Ideally the whole process - from land acquisition to delivering the property -should not take more than 24 months.

According to Deloitte, despite these hurdles, there has been a pickup in low-cost housing development in the last seven years and builders speak of robust demand. Over time small developers have proliferated and the number of housing finance companies catering to low income customers has crossed 10 with a current loan book of over Rs 1,000 crore. Disbursal by new companies is growing annually at 100-300 per cent. Almost 60 per cent of property developers have met their profit expectations. Most important, 90 per cent of developers want to continue in low-cost housing. Not only do new housing finance companies have near zero non-performing asset, or NPAs, even delayed payments are at 2-5 per cent.

Delivering low-cost housing to the poor is not something which can be achieved in one go. You can't get it right with your first project, which should be treated as a learning process. Two early starters have been Janaadhar Shubha led by Ramanathan and Value and Budget Housing Corporation (VBHC) promoted by Jerry Rao, both former international bankers. At the end of the day they find that the apartments are valued at much more than what they were intended to be and have gone to people above the income group originally targeted.

VBHC initially targeted families with a monthly income of Rs 15,000-40,000 but found that the owners were in the Rs 40,000-70,000 range. "While the target audience continues to be young professionals buying their first homes," Rahul Sabharwal, COO of VBHC, told The Times of India, "20-30 per cent of our buyers are buying the homes as an investment." Price appreciation since the launch in 2010, from Rs 1,500 per square foot to above Rs 2,500 per square foot has contributed towards this investment sentiment. At the time of the launch the apartments were in the Rs 4.5-10 lakh range. Now they are valued in the Rs 12-30 lakh range.

Ramanathan says he has learnt two lessons. One involves the transition period. "A middle class family can pay its EMI and rent during the transition period until the new home is complete. For families earning Rs 12,000 per month, this is very difficult." Even if such a family can somehow manage the transition, it finds it difficult to pay an EMI of Rs 4,000-5,000 after meeting regular family expenses. Armed with the learning, Ramanathan is going to tweak his strategy. "In our next project we will offer smaller 300 square feet homes which would result in a cost reduction of 25 per cent." That will mean lower costs and more affordable EMIs. These would go down further if finance companies could access funds cheaper. They borrow at 9.5 to 14 per cent, add 1-1.5 per cent towards their own cost and lend at 11-17 per cent. Customers, for their part, find the cash component a major problem as also non-transparent maintenance charges.

Ramanathan and others, with their eyes set on making a success of low-cost housing, are learning and adapting. Mainstream builders, however, continue to dwell on their well-worn themes. Navin Raheja, president of the National Real Estate Development Council, said at a recent discussion on affordable housing, "Industry (infrastructure) status should be granted to the realty sector." This will help the sector get incentives, subsidies and tax benefits, which will, in turn, lead to lower cost of funding for builders and cheaper housing loans from financial institutions. Hurdles in the way of promoting affordable housing are current floor area ratios, or FAR, and long approval processes. Since land costs in major cities are high, "an upward revision of FAR, ground coverage and population density norms are required on a priority basis."

The social gains from low-cost housing are enormous. Deloitte found that the new owners like their homes because of better living conditions, better amenities, larger units and good neighbours, though they regretted the remoteness of location and lack of transport to the city. Housing has changed their lifestyles and improved their lives. They have a new sense of belonging, a pride in owning their own place, where they are not embarrassed to have visitors. More robust entrepreneurial interest in low-cost housing can bring about a social revolution - and lead to the gentrification of a large part of the nation.

Source: business-standard.com/article/economy-policy/pot-of-gold-in-a-low-cost-house-113081701104_1.html

Bill in Rajya Sabha to regulate real estate - Review by Dreamz Infra

A bill seeking to protect home buyers from unscrupulous developers and builders and having provisions like jail term of up to three years for offences like putting up misleading advertisements about projects repeatedly, was introduced in Rajya Sabha on Thursday.

The bill also intends to make it mandatory for developers to launch projects only after acquiring all statutory clearances from relevant authorities. It makes it mandatory for builders to clarify the carpet area of the flats as well.

Introducing the Real Estate (Regulation and Development) Bill 2013, Housing Minister Girija Vyas said the bill seeks to establish the Real Estate Regulatory Authority to protect the interest of consumers in the real estate sector.

Ms. Vyas also said the bill is for regulation and promotion of the real estate sector and to ensure sale of plot, apartment of building, as the case may be, in an efficient and transparent manner.

The bill will also facilitate the establishment of an Appellate Tribunal, which will hear appeals from decisions, directions or orders of the Authority and related matters.

The Union Cabinet had approved Bill on June 4. Under the bill, there will be a model builder—buyer agreement which is expected to reduce ambiguities in real estate transactions.

Real estate agents will also be asked to register with the regulator, a move that is expected to help in curbing money laundering. The bill that seeks to provide a uniform regulatory environment to the sector, was earlier opposed by private developers but the government stuck to it on the argument that it will infuse transparency.

It has provisions under which all relevant clearances for real estate projects would have to be submitted to regulator and also displayed on a website before starting construction.

The bill has tough provisions to deter builders from putting out misleading advertisements related to the projects carrying photographs of the actual site. Failure to do so for the first time would attract a penalty which may be up to 10 per cent of the project cost and a repeat offense could land the developer in jail.

Source  http://www.thehindu.com/news/national/bill-in-rajya-sabha-to-regulate-real-estate/article5022164.ece

Getting Land in Karnataka is Industry’s Biggest Issue

BANGALORE: A big industrialist who is trying to establish a thermal power plant in north Karnataka says that after numerous personal visits to the area over two-three years, he has managed to get consent from farmers to acquire about 150 acres.

“I have scaled down the size of my project because I’m unable to get the amount of land I need. But I still require another at least 60 acres, which the government has agreed to acquire. I have been running behind that for a year, but not even a preliminary notification for land acquisition has been issued,” says the industrialist, who doesn't want to be named.

For medium and large industry, Karnataka today is an inhospitable state, thanks to hurdles in the way of land acquisition. Posco’s exit from its proposed Rs 32,000-crore steel project, and Zuari shelving its Rs 5,000-crore urea project, are reflections of that. Both companies said land acquisition for their projects had gone nowhere.

There also have been instances like Infosys struggling for years to get 300 acres near Sarjapur Road, leading eventually to its employee strength IN Pune growing almost to the size of its Bangalore one.

“Land acquisition for medium and large-scale projects in Karnataka is one of the most cumbersome, time-consuming, expensive and frustrating processes,” says R C Purohit, director in the Bhoruka Group. Once a project is approved, a government order is issued, but there is no time limit for the formalities to be completed by KIADB (the land-acquisition body) and other authorities.

“It depends on the efficiency, or the sources and resources of the entrepreneur to get the process completed,” he adds.

Ficci president Naina Lal Kidwai on Monday said that land acquisition for industrial projects is increasingly becoming a challenging task in Karnataka and noted that the state’s single-window clearance facility has to go a long way to make it as effective as in Rajasthan and Andhra Pradesh.

Karnataka Udyog Mitra managing director H V Raghuram insists the problem is exaggerated and points to the acquisition and allotment of land to industry in areas like Narasapura and Harohalli.

But industry analysts point out that most of this allotment is to small industries that need 5 to 10 acres. Here, too, there’s a big problem. Many allotments are to influential people whose only intent is to sell the land later at a higher price. Karnataka chief minister Siddaramaiah recently established a land audit committee to go into the genuineness of applicants. It remains to be seen how effective it is.

Siddaramaiah told TOI that the government had handed over 2,000 acres of land in Bellary district to global steel giant ArcelorMittal for a Rs 30,000-crore project. But the company had wanted 4,800 acres as per an MoU signed at the Global Investors Meet (GIM) in 2010. It has taken three years since then to obtain less than half of that.

An entrepreneur said farmers today often expect unreasonable rates for land. “What’s worse, local politicians invariably get into the negotiations and drive the prices up.”

The Zuari project, from its inception, faced problems from a motley group of farmers, egged on by local politicians. Basavaraj Javali, president, Belgaum Small-Scale Industries Association, said the association tried for a settlement with the politicians, “but the demand was so high that the company did not accept it”.

Many applaud the efforts of industry secretary M N Vidyashankar and commissioner for industrial development Maheshwar Rao. “But the problem is the system of approvals down the line. The least the government can do is to find a way to make these approvals time-bound,” says an industrialist.

http://timesofindia.indiatimes.com/city/bangalore/Getting-land-in-Karnataka-is-industrys-biggest-issue/articleshow/21288783.cms

We Love Dreamz Infra, Is what kids Review for Us...

We take this opportunity to humbly apologize to all our readers for being misled by fraudulent online reviewing updates from fake profiles in an attempt to malign our image. An expression of gratitude also goes out to each and every member of our client family for trusting us throughout our endeavors. DreamzGK Infra feels privileged to sustain their faith and vows towards sieving out further spamming act.

Our inclination towards social welfare prompted us to execute in-house projects as well. The plot registered in Kanakpura Road saw the demolition of ‘SaiSangam’ residential complex, followed by the construction of ‘Sai Baba Temple’ and an adjoining orphanage to accommodate 3000 girls. 

The act might gain a stamp of ‘insanity’ from the aspect of commercial business, but the thought of safeguarding the future of innocent lives guided our conscience to justify ruining down our own project plan which by then had already registered majority bookings for its square-feet. As we proceeded with our revamped designs, associated clients were provided options to switch over their reservations to similar projects under our brand within the vicinity. While some admitted to the proposal, few opted to cancel their reservations against the refund of complete booking amount. Today we can tick-out a complete list of stakeholders, who initially indulged in our pre-launching offers by paying a booking price 25-30% less than market price, and on cancelling the same, were paid back the entire amount loaded with standard rates of interest.

Physical evidences prove our existence in the realty domain, our ongoing projects scattered all over the metro, our behavioral courtesy towards clients and uncompromisingly apt financial transactions be it reservation or cancellation, relentless efforts to uplift CSR levels of private firms risking our own revenues…… And yet we get maligned in the name of forgery. Intentional mud-spilling can be cleaned, but it takes a bleeding perseverance to fix a crucified reputation; we are doing it the hard way.

Bagging only the positive appraisals have never been the sole motto propelling the performance of DreamzGKInfra. Our nascent journey since 2011 has witnessed staggering growth across the real estate landscape, during which ‘beginner level’ mistakes were negligibly less but still we preferred embracing negative feedbacks in order to strengthen infrastructural standards and widen the scopes of improvisations. Milestones and felicitations achieved as a result have indeed been rewarding, and this persists us to toil ahead in the path of excellence, overlooking the wrath of baseless online allegations.

A DAY CARE CENTRE AT YOUR DREAM HOME - DREAMZ INFRA INITIATIVE

For parents who work for a periodic salary or may like to work, childcare is a widespread anxiety. Organizations that have either full time or on a drop-in basis on-site child care available, find it valuable to staffs and the company's extremity.

Employees report reduced parental fretfulness, feeling much more contented at work and feeling less worried about balancing family and job.

A workplace can have many benefits for companies by providing day care within the premises. It helps the organization to preserve the experienced work force, cultivating employee self-confidence and appealing to an extensive variety of aspirants.

Even though given that workplace day care can be costly, many enterprises find that it actually saves money in reducing employee absenteeism and the company’s turnover, Improves Productivity, Helps Retain and Attract Employees, Creates Good Morale, Offers Emotional Security.

Staff Benefits

For many staffs, a workplace day care is a significant advantage letting them to devote extra time with their children on a weekly workday as well. Some programs within the company permit staffs to spend lunch and breaks with their kids or for new mothers to meet them and even breastfeed. Parents can increase the amount of time they spend together by travelling to and from work along with their children. Workplace day care also reduces their concern for some parents, improving their talent to focus more on their jobs and thus be more successful.

Company Benefits

Workplace day care can develop employee optimism and reduce the nonattendance and increase the revenue because many staffs need to take time off to take careof their children which might lead to lower company expenses. There are instances where couple of enormous companies saved lakhs of rupees in salaries by providing on-site day care. Other huge cost cutting is in getting new mothers back to work earlier, permitting companies to save in employing and training the alternates.

Day Care Options

A bigger company with a good number of employees may choose to start an on-site day care center helping only its own staffs. For other companies, a better possibility is to open in partnership with a local company or school to offer such services. Minor companies situated close to each other can consider joining to open a nearby day care cooperative. Another option is partnering with a resident day care to admit staff’s kids at a concessional amount.

Disadvantages

Organizations with the study and research need to check if it is necessary and a good decision to open a day care at the workplace. If there are very fewer employees who take up the day care places, it might end up costing a lot of money. The day care center must have the tractability to plea to a varied choice of parents. On-site day care is not a choice for parents with much grown-up children. The organization needs to think of ways to lodge parents with younger school-age children who cannot use day care but still need observation after school. Providing for a day care at workplace should be an extensive policy, which can take time and funds to advance.

Amidst all the options, Advantages/Disadvantages for the day care center for your kids. Dreamz infra has realised the concern and the problem faced by many parents now a days. Dreamz Infra has taken a innovative move to setup and build Day Care Centers within the building complexes. Which would completely eliminate all the worries and anxiety for the budding parents in towards fast faced society. 

Understanding Home Security: Coping with home security Loopholes - Dreamz Infra Tips

Buying a Dream Home is a bigger task to many.  But once dreams come true we get into many other daunting tasks. Home design, interior decoration and most importantly the security services.
The small security coops at the gateways of towering community complexes perhaps are the last features to draw our attentions compared to the flaunting of amenities, but a strong assurance of safety from the deft security guards is what helps us get a good night's sleep.

home security tips infographic

Karnataka yet to Setup a Functional Property Tax board

Karnataka Government is still yet to establish a fully fledged property tax board, which would eventually help in the transparency over fixing tax slabs for commercial, residential and other establishments. The setup time has already  seen a 2 years of wait.

The Karnataka legislature had taken initiative in setting up the board way back in 2011 and had also passed a bill. Which comprised of tax officials and field experts with main focus over periodically revising the tax slabs depending on nature of the property, zoning regulations and inviting public objections.  Been a very important move the developments just remained on papers and has not materialised yet.


How would the board Help ?

• Board would ensure transparency over fixing tax slabs for commercial, residential and other establishments.
• Citizens would have active participation over taxation slabs and periodic revision of tax slabs.
• Properties and rates would come under scientific enumeration.
• Suggestion for suitable basis for capital valuation of properties.
• Central grants could be released on performance metrics.

More grants could rack in via Property tax board:

A status update about the board by the development department officials referred " Implementation is yet to be achieved though the law is already been conceived."

Civic Expert Dr A K Pani added, reviewing the property tax system and suggesting suitable basis  for capital valuation of properties or the annual taxable value for the properties with added benefits of scientific enumeration of the properties and rates are the advantages which could be ripped through the constitution of the board.

The setting up of the board would also open access of getting additional grants for Karnataka from the central government. This is been facilitated through the directive released by the 13th Finance commission to set up state-level property tax boards to get performance grant to urban local bodies.

Property tax boards across 18 states in the country are established and are functioning effectively, and melancholy Karnataka has not tagged itself in the list.  

Dreamz Infra Reviews, Complaints, Frauds, Cheats and Consumer grievance - We will answer your Queries

Dearest viewers,

 DreamzGK expresses heartfelt gratitude to one and all who have ‘completed’, ‘in the process’ or    ‘looking forward’ to experiencing its service. At the same time, we send out a note of apology to every  single truth-seeking individual facing the inconvenience of misconceptions created by vividly creative comments being bombarded from fake discussion forums.

 Our tree of ‘Dreamz’ is steadily growing tall widening its branches within the real estate arena, and  undoubtedly is gearing up to cleanse away the mushrooming up fake social networking profiles  attempting to malign its image. Sound ethics of DreamzGK Infra has prompted us to launch a ‘Help  Desk Platform’ where interested readers can login for getting readily answered for all kinds of queries.

We look forward to active cooperation from all in validating the authenticity of any such scathing remarks which focuses more on attention seeking rather than informing!!

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