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Today, the property's price is down 40 per cent. And yet there are no takers. In Hyderabad, the price of residential property in the prestigious Jubilee Hills area is down from Rs 7, a sq ft to Rs 5, a sq ft.
Commercial space in Himayatnagar is at Rs 11, a sq ft, down Rs 4, from levels. With developers refusing to scale down prices, there are hardly any sales to speak of. A year later, a similar flat went for Rs 60 lakh. And in June this year, a sq ft flat was bought at a little under Rs 50 lakh.
The list is endless.
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Partner, Prestige Properties In a sense, those who made big investments in the business during the boom phase are themselves to blame for their current plight. When they waded into the real estate sector, they behaved much in the manner small investors did during the fag end of the bull run orchestrated by broker Harshad Mehta in the capital markets. When the economy failed to pick up and the money stopped flowing, those looking for short-term gains began offloading their holdings, triggering the crash.
When the market starts flattening or falling, they get jittery and start selling at discounts.
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And this creates panic. And today oversupply is the biggest problem developers and builders are facing in cities like Bangalore, Pune, Hyderabad and Ahmedabad. In Bangalore, for instance, several projects have been shelved or halted mid-stride. Only a quarter of the flats in apartment blocks put up by Prestige Properties-Monte Carlo and Acropolis - have been sold. Over 1, flats are lying unsold in just three areas of Ahmedabad: Satellite, Vastrapur and Bodakdev.
Even in Delhi, where the crash in prices has not been as dramatic as in Mumbai or Bangalore, top builders like the Ansals have been able to sell only a little over 30 per cent of the space at the Ansals Plaza on Siri Fort Road. Kamath of Canfin Homes, a subsidiary of Canara Bank: The duo were planning to part ways after selling their joint inheritance. Three years back, a neighbour offered them Rs 42 lakh, but the brothers thought they could do better.
Last year, the best offer they got was Rs 32 lakh. Today, the brothers have six brokers scouring the market for buyers. The brothers Tambe now realise that there are too many people offering to sell, and too few willing to buy.
The oversupply problem, which is depressing prices, has been aggravated by another trend, that of corporates leaving traditional business hubs like Nariman Point or Connaught Place and taking up space in the cheaper suburbs. Others are moving further north into Andheri: Bahri, managing director of the Delhi-based builders Unitech: This has contributed to the crash. In Mumbai, for instance, Powai which also boasts of a lake was advertised as "heaven on earth", and eager investors queued up to book their dream plots.
But soon enough they realised that getting back from heaven was a hellish experience given the traffic and the state of the roads.
In Bangalore, investors were lured by the "fastest growing city in India" tag. The reality was over eight hours of power cuts, poor roads and a shortage of water, things that turned the tide from feverish buying to nervous sales. Says Narsimhan Venkatramanan, a top architect in the city: ROAD, Ahmedabad Click here to Enlarge Those concerned about the pattern of development sparked off by the building boom may well welcome the respite, but builders - who have sunk their money into the vacant buildings-can-not afford such luxury.
They have to sell their properties before the values are further eroded. And the way they are going about it, ironically, augurs well for genuine customers.
Builders of the Hill View apartments in Aundh, Pune, are offering to pay stamp duty, registration charges, legal fees and deposits for electricity connections to customers buying flats. Nirmiti Builders, which is constructing apartment complexes in Pune, offers each customer a telephone connection and an aqua purifier free. And the HDFC has allowed eight top construction companies to subsidise the monthly instalments and interest rates of those who book property in their projects and avail of HDFC loans.
Hardsell, it seems, does pay. Thompson says there has been a rise in trans-actions-though not of prices, which remain depressed - in the last six months.
In other words, genuine buyers, and not investors, are looking for property; and they are bargaining hard. Kamath of Canfin Homes provides another clue to the return of the genuine buyer: Now more than 80 per cent is being taken by the salaried class. This has prompted the big guns of the business - the Rahejas, the Hiranandanis, the Ansals - to push entire buildings and complexes to corporates for captive use.
Smaller players are resorting to several other tactics to at least defray their carrying cost, or interest burden. Vaghela, Chairman, Labh Constructions Classifieds in Mumbai and Bangalore are awash with ads that offer both the sale and lease options: Also, buy-back options are being offered to investors looking for an exit.
And at least in Mumbai, they are seeking the Government's help to bail out of sticky purchases, especially in the badly hit Bandra-Kurla complex and New Mumbai. For instance, a state government agency is persuaded to either buy, or at least "reserve" a plot, allowing the builder to exit with a minimum loss. These are strategies builders will have to hone over the coming months.