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Some tips to understand real estate appreciation

What causes property prices to rise in certain areas? This phenomenon -a key concept behind real estate investment – is called appreciation, which is nothing but the enhancement of a property’s market value over time.

Anil Pharande
Pharande Spaces

Real estate investors buy property when they know that the property will gain in capital appreciation - but it is not only property investors who are attracted by this phenomenon.

There is also greater interest for buying property in Pune rather than for rental properties, since real estate appreciation allows them to increase their personal net worth.
 
What causes property prices to rise in certain areas? This phenomenon -a key concept behind real estate investment is called appreciation, which is nothing but the enhancement of a property’s market value over time. Real estate appreciation takes place because of various factors, including:

  • The supply and demand dynamics of a particular location
  • Inflationary pressures
  • Home loan interest rates (cost of borrowing)
  • Arrival of new real estate market drivers in a location
  • Population growth
Demand And Supply: When there is increasing demand for homes in a certain area, property prices go up if the amount of residential real estate projects is not catching up fast enough.

In other words, self-use buyers are willing to pay more for a property because they find living in that location desirable. This demand brings in real estate investors, who buy up properties there to sell them at a profit when supply slows down again.

This causes the property prices in that location to rise even further. The time for self-use buyers to make their purchase is before investor activity starts in earnest at locations with high appreciation potential.
 
Inflation: Inflation is the result of an excessive amount of money in circulation, and this over-abundance of money causes its value to fall. When this happens, prices go up for a number of things including the prices of land, construction materials, labour, legal building permits and number of other things.

However, inflation alone cannot cause the property prices in an area to rise if the area itself has poor accessibility, lacks infrastructure or is facing an oversupply of real estate projects.

Township properties in Pimpri Chinchwad are fully insulated from these negative aspects because of the, superior road networks, infrastructure that is miles ahead of that available within PMC limits, and strict development laws that prevent oversupply.

Home Loan Rates: The behaviour of home loan interest rates also has a direct bearing on property appreciation. When home loan interest rates increase, the demand for property slows down because fewer buyers can afford to shell out the extra money required by the banks. By the same coin, a sufficient decrease in home loan interest rates increases affordability and boosts demand for properties.

Real Estate Market Drivers: Market drivers can be defined as developments in an area that increase the value of living there. In the case of Pune, township properties are now known to encompass many or all of these factors, which can include:

  • The establishment of a new workplace hub (such as an office complex)
  • A shopping mall and/or entertainment complex
  • Zoning regulations that do not permit excessive construction projects, thereby increasing the overall ambience via more open spaces, greenery, etc. (The Pimpri Chinchwad area of Pune is a perfect example of controlled development via forward-looking zoning regulations)
  • Transportation facilities that make the location more accessible via road, air or rail
  • Infrastructure projects that increase the quality of living in the area (such as dedicated water and electricity supply, public gardens, etc.)
  • The proximity of schools, colleges and healthcare facilities that reduce travelling time to essential services.
Population Growth: Similarly, the population growth in area such as PCMC naturally increases the demand for residential properties there, and this translates directly into appreciation in real estate rates.

The author is the chairman of Pharande spaces.

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Property rates
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Mumbai
Capital Values Rate/Sq ft (INR)
Aajiwali
3000 - 5000
Ambernath
3000 - 5000
Badlapur
1000 - 3000
Bhandup (West)
11000 - 13000
Chembur (East)
15000 - 17000
Chembur (West)
11000 - 14000
Dombivali (East)
4000 - 6000
Ghatkopar
13000 - 15000
Heeranandani Gardens Estate - Powai
25000 - 30000
Hiranandani Gardens Estate - Powai
25000 - 30000
Kalyan (East)
2000 - 4000
Kalyan( West)
3000 - 5000
Karjat
1000 - 3000
Khandala
8000 - 10000
Kharegaon
5000 - 7000
King Circle
17000 - 28000
LBS Marg
12000 - 15000
Lonavala
3000 - 5000
Mulund (East)
11000 - 14000
Mulund (West)
11000 - 14000
Mumbai Nasik Highway
3000 - 6000
Powai
15000 - 17000
Senapati Bhagath Singh Road
3000 - 5000
Sion (East)
18000 - 21000
Sion (West)
17000 - 22000
Tilak Nagar
12000 - 22000
Ulhasnagar
3000 - 5000
Vikhroli
11000 - 14000
4 Bunglows
17000 - 28000
7 Bunglows
13000 - 23000
Chandivali
10000 - 15000
Malad (East)
12000 - 14000
Versova
21000 - 24000
Airoli
4000 - 8000
Belapur
6000 - 9000
Ghansoli
6000 - 8000
Kalamboli
4000 - 9000
Kamothe
4000 - 6000
Nerul
7000 - 10000
Palm Beach Road
12000 - 15000
Panvel
3000 - 6000
Sanpada
8000 - 10000
Sea Woods
8000 - 10000
Ulwe
3000 - 6000
Uran
3000 - 6000
Vashi
9000 - 12000
Altamount Road
62000 - 72000
Breach Candy
62000 - 74000
Chowpathy
48000 - 58000
Colaba
42000 - 46000
Cuffe Parade
67000 - 69000
Dadar(East)
32000 - 34000
Dadar(West)
29000 - 32000
Lower Parel
32000 - 34000
Mahalaxmi
38000 - 40000
Malabar Hills
68000 - 75000
Mumbai Central
23000 - 34000
Napean Sea Road
66000 - 74000
Parel
26000 - 34000
Prabhadevi
37000 - 39000
Tardeo
41000 - 49000
Worli
36000 - 41000
Andheri (West)
18000 - 20000
Andheri(East)
15000 - 17000
Bevarly Park
5000 - 7000
Bhayander (East)
5000 - 6000
Bhayander (West)
3000 - 5000
Boisar
1000 - 3000
Borivali (East)
11000 - 13000
Borivali (West)
10000 - 14000
Dahisar
4000 - 8000
Goregaon (East)
13000 - 17000
Goregaon (West)
12000 - 14000
Kandivali (East)
12000 - 14000
Kandiwali (West)
11000 - 12000
Malad(West)
9000 - 14000
Mira Road
5000 - 7000
Naigaon
1000 - 4000
Nala Sopara (Eastt)
3000 - 5000
Nalasopara (West)
3000 - 5000
Poonam Nagar
6000 - 8000
Shanti Nagar
7000 - 9000
Shrishti
6000 - 9000
Vasai Road
1200 - 4000
Virar
1000 - 3000
Note: Price trend are based on asking rate and not necessarily on the transaction date
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