Om AhujaJLL India
The global capital and currency markets have been volatile for last the few months, also triggering serious turbulence in the rupee. Current account deficit and the fact that foreign institutional investors are selling heavily on the Indian bond market have been the key triggers for the rupee's repeated depreciation. Factors such as negative export and industrial growth have triggered even more uncertainty, specifically in the currency trend pattern.
Will The Rupee Depreciate Further?
The Central Government has passed the Food Security Bill, which effectively increases subsidy for the nation. The fact that the Lok Shabha elections will be held in in 2014 may be cause for more of such populist measures - nevertheless, the country’s overall financial status does not look very exciting right now. We may continue to see volatility over the mid-term. Moves such as importing of fuel would further hurt the economy.
NRIs And Real Estate
When it comes to Indian real estate, NRIs take centre-stage when the rupee depreciates. The foreign exchange that they tend to funnel into the sector increases significantly when the rupee slides. In times of rupee volatility, banks institutions and developers tend to announce various schemes aimed at attracting NRIs.
At the same time, NRIs are also attracted to the higher interest rates on NRE (Non-Resident External) and FCNR (Foreign Currency Non-Resident) deposits, as the standalone rupee returns look quite lucrative to them.
Paradoxically, data covering the last two decades indicates that NRIs have, in fact, been losing out when they funneled their foreign exchange into such accounts during such volatile times. They have erroneously assumed that they are capitalizing the rupee's volatility by locking into high yielding deposits.
However, this route has caused NRIs to miss out on overall capital returns, because the perceived benefits of high interest rates are actually eroded by the depreciating rupee.
It is therefore wrong for NRIs to assume that they can garner good returns by locking their foreign exchange into high-yielding deposit. The reason why more and more NRIs are choosing to invest in
Indian real estate instead is because they are now aware that this is the only route that assures them of optimal benefits.
As long as they maintain a broad investment horizon and have chosen their properties well, the capital appreciation on real estate translates into multi-fold that put all other asset classes in the shade.
Traps On The Path For NRIs
NRIs have always been soft targets for hyped-up real estate marketing by developers. The objective of such marketing is to make NRIs believe that the projects being offered have been specially created for them - that are not standard offerings on the market.
Projects being marketed directly to NRIs are trumped up as the best options that money can buy in India.
The fact is that most of these projects are not professionally managed, which has extremely negative implications for someone who is not physically present in India. Lack of proper project and facilities management results in accelerated dilapidation of neglected units, and security also becomes an issue.
There are often no provisions for paying society dues from abroad. Likewise, NRIs who have made a sentiment-driven property purchase in their own Indian hometowns often overlook that paying dues such as property tax online may not be an option in these locations. The end result is that the property turns out to be a depreciating and legally compromised money trap.
For these and many other reasons, NRIs should not give in to sentiments or manipulative marketing while making a decision on buying property in India. Such decisions need to be based on sound advice from professionals, with the objective of reaping good returns on investment.
For NRIs, the Indian real estate market definitely holds the highest possible investment potential. However, no such investment should be done on impulse, and it is at all times advisable to maintain a healthy long-term investment horizon of between 7-10 years.
The author is the CEO-Residential Services at Jones Lang LaSalle India.
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