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Land pooling policy stuck because of confusion over classification
While the Delhi Development Authority notified the Land Pooling Policy a month ago after years of waiting, the project cannot proceed further unless Delhi government classifies the identified agricultural lands as ‘urbanisable’.
The DDA had notified the policy in May, and was looking to start registration of lands in 89 villages for pooling by August. The matter then went to the Delhi government for consideration, and the DDA hasn’t heard from them since.
“We are waiting to hear from the Delhi government. Unless that happens, we will not be able to move any further. The land use has to change for us to start building residential and commercial complexes there. As of now, that land is agricultural land,” said a DDA official.
However, sources said the Delhi government was still considering whether to change the land use, lest they be perceived as being anti-farmer.
“The plan is to carry out various mohalla sabhas and find out if the residents of these areas want the policy. Once that happens, a final decision will be taken,” said an official.
“Since the land pooling policy has been notified, land acquisition cannot happen, unless it is compulsory (for public infrastructure projects). So any residential or commercial development in the area will be completely stalled till a decision is taken,” the DDA official added.
DDA has recognised close to 20,000 hectares of land that developed in North, North West, West and some parts of South West Delhi, spanning 89 villages. According to DDA, even if half this area is developed under land pooling, it would be sufficient to meet Delhi’s housing need of 250,000 homes.
Under the land pooling policy, land parcels owned by individuals or group of owners can be handed over to DDA which will take a fraction of it and develop the common areas. The remaining will be handed over to the developers.
The policy is applicable in the proposed urbanisable areas of the urban extensions for which zonal plans have been approved. Even an individual who owns two hectares of land can become a developer, under the project.
According to the DDA’s land pooling model, there are two categories of land pooling — (i) if the developer owns 20 or more than 20 hectares of land, the DDA will return 60% of the land (ii) if the developer’s land parcel is less than 20 hectare, the DDA will return 48% of land
Src: Ht 30-july-2015

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Home Vs Plot: Which is a better investment avenue?
Buying a plot in any part of India can be challenging unless you have sound financial backing for initial investment. Banks do offer a loan for the purchase of a plot and even for construction such as SBI Realty, HDFC Plot Loans, Indian Bank Plot Loan etc. However, the associated tax benefits are subjective to whether you complete constructing a house on the plot or not, and even if you do, the benefits are offered only for the first year.

On the other hand, in case of flats, loans are easier to avail, albeit, at similar interest rates. However, flat purchase attracts a lot of tax benefits, especially for first time home buyers.

Which requires more investment?
Building one’s own house can be a challenge since one has to constantly monitor the construction activities, right from meeting with architects to ensuring raw materials are used correctly. Also, a common problem faced by most first time home builders is the tendency to stretch the budget while constructing the house, resulting in overspending. With flats, a definite rate has to be paid to the builder; and apart from the house and registration costs, the buyer only has to spend on getting the interiors done. At any price range, constructing one’s own house will be more expensive when compared to buying a flat of a similar size and dimensions; however, it gives the owner the freedom to choose the layout and design.

Which has better resale value?
When one considers the resale value of the house, most people who are looking for an independent house prefer to buy a plot and construct their own house as opposed to buying a built house. However, with the cost of construction and land escalating, there are buyers for building independent houses too. In case of a house, the value will have a direct correlation with the amenities within the house and accessibility around it. In case of flats, the value of the property rises as the demand for flats within the colony rises. However, houses have a higher resale value than flats, primarily because the person buying the house also becomes the owner of the plot of land on which the house has been constructed.

Which has a higher rate of return?
In case of constructing a house on a plot, while the land value appreciates, the house value depreciates due to wear and tear. Owners must pay special attention towards space planning, construction quality, and quality of amenities etc. as they are the decisive factors for valuation. One reason why the value of the house is higher than flats is because of the demand-supply differences. The supply of independent houses is lower than that of flats. Also, the owner of the house has the option to get permission for adding additional floors to the house and renting or reselling them.

What to check before buying land?
Buying land has become a risky business in major cities due to the number of instances of fake registration papers. Hence, it is essential to check under whose name the land is registered. Further, one must look out whether the house is stuck in litigation and the seller has sole ownership of the land with no other claimants.

Godrej Oasis Project Sector 88A

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Project Overview

Godrej Oasis Project Sector 88A

Typology

Tentitive Price PSQFT (Rs) 6500/-
Booking Amount 5 Lacs

Unit Size (sq. ft.)
Accomodation
2 BHK - 2.5 BHK
~1300 - 1600

3 BHK - 3.5 BHK
~1800 - 1950
6500/-