52nd Avenue 2015

Project Report: 52nd Avenue, Noida

MMR Saha Infrastructure Private Limited
January 2015

Contents
Page
1.
2.
3.
4.
5.
6.
7.
8.

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Executive Summary
Preliminary Information Memorandum
Company Profile
Current Status: 52nd Avenue
Industry and Market Analysis
SWOT
Financials of the Project
Annexure

2
3
12
14
16
30
31
32

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1. Executive Summary
Location/ Situation:

Description

Total Land Area:

Total Permissible
FSI
Area:
Land Use / Zone:
Land Type
Market Value
of Plot

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The property is located in Sector 52, Noida. It is located at a distance of approx. 7

kms from Sector 18, the central business district (CBD) of Noida, Zero Km from
Proposed Metro Station & 1 KM from current Metro Station, 1KM from Fortis
hospital and approx. 22 km from Connaught Palace (CBD of New Delhi). We are
developing a mixed use project namely 52nd Avenue on the plot measuring
approx. 8.73 acres. The development would comprise residential apartments,
service apartments, Studio Apartments, commercial space, retail shops, Shopping
mall, Multiplex etc. The subject property is accessible from 2 main roads viz. Golf
Marg (connecting subject property to New Delhi) and another road connecting
subject property to Indirapuram & national highway (NH-24). Some of the
residential developments in vicinity of the subject property under various stages of
construction are Wave City Centre Project, Supertech North Eye, TGB
Meghdutam, Ambience Tiverton etc.
The subject property measures approx. 8.73 acres and is contiguous in nature. As
on date construction activity at the subject property is in progress and the
foundation work and Basement work (Tower1) is already completed. Further,
Commercial space such as High Street-shops cum office (SCOs), Commercial Shops
(52nd Galleria), Office Space and Studio Apartments has already been launched and
we are getting good response from the market. Almost all the relevant approval(s)
from the concerned authorities to develop commercial & retail components on a
mix use land parcel have been received.
8.73 acres or 35,312.1 sq. mtr.
1.86 Million sq. ft. (assuming permissible FSI of 4.9 on entire 8.73 acres)

Commercial Land Use (Mix Land Use Policy is Awaited)

Leasehold
Rs. 918 Crore (Based on report of Registered Government valuation agent)

MMRGROUP

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Preliminary Information Memorandum

Name of the
Company or SPV
undertaking the
project

Name of the
GROUP

MMR Saha Infrastructure Private Limited

MMR GROUP

Constitution

MMR Saha Infrastructure Private Limited is a Private Limited Company

incorporated under the Companies Act, 1956 on 27th April, 2011.

PAN

AAHCM1598F

Registered Office

309, Harsha Corner Complex, DDA Local Shopping Centre, Gazipur, Delhi 110096
MMR House, B-11, Sector 57, Noida, Uttar Pradesh

Corporate Office
Tel : 0120-4256992

Site Office

MMR Saha 52nd AVENUE, Plot no. E-1, Captain Shashi Kant Marg, Sector 52,
Noida, Uttar Pradesh 201307.

Private Limited Company having Authorised Share Capital of Rs. 5 Crore and
presently having fully paid up Equity Share Capital of Rs. 1.60 Crore abd fully
paid up Preference share of Rs. 3 Crore. The shareholding structures are as
under:Ownership
Structure

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Name of
Shareholder
MMR Construction
Co. Pvt Ltd
Mr. Mahipal Singh
Raghav
Mr. Mohit Singh
Raghav
Mr. Rahul Raghav
Total

Percentage of
Holding/Equity Stake
Rs. 1,14,97,000/- (71.85%)

Percentage of
Holding/Pref Stake
1,50,00,000/- (50%)

Rs. 15,01,000/- (9.38%)

50,00,000/- (16.67%)

Rs. 15,01,000/- (9.38%)

50,00,000/- (16.67%)

Rs. 15,01,000/- (9.38%)

Rs.1,60,00,000/- (100%)

50,00,000/- (16.67%)
Rs.3,00,00,000/- (100%)

MMRGROUP

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Following vibrant person constitute the Board of Directors of the Company :

Name
Mr. Mahipal Singh
Raghav
Mr. Mohit Singh
Raghav
Mr. Rahul Singh
Raghav

Designation
Managing Director

Net worth
Rs.61 Crores

Director

Rs.70 Crores

Director

Rs.20 Crores

Mr. Mahipal Singh Raghav, Managing Director

Management &
Board of Directors

Mr. Mahipal Singh Raghav, the key architect and founder of the group, with a
vision to be one of the important cogs in the infrastructure development
wheel in the NCR. Having a vast experience of more than 15 years in the field
of construction industry. A great visionary and seasoned businessman, he has
given the much-required vision to the company to achieve success in this field.
Under his leadership, the group has built a good reputation for itself in the
construction industry. Since its inception, Mr. Mahipal Singh Raghav hard
work, dedication, intelligence and discipline has given great thrust to the
company to become market leader from a small group.
An efficient administrator and manager with multifaceted experience in
corporate world, Shri Mahipal Singh Raghav has made the company an
employee friendly place to work in. Shri Mahipal Singh Raghav is the key
person of the group handling both planning & execution tasks of projects
completed by the group. Besides technical expertise, he is also having vast
experience in the public relations field. He looks after all the policy matters
and day-t-day activities of the company.

Mr. Mohit Singh Raghav, Director

Mohit Singh Raghav, Management Graduate with a strong will and deep
rooted moral values firmly believes in excellence and is all set to take the
company to newer horizons under the astute guidance of his father. He is the
young face of MMR; its torch bearer.

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Mr. Rahul Singh Raghav, Director

Rahul Singh Raghav, Economics Honours Graduate, Post Graduate in
Management & An Avid Lawyer. He is ready to expand companys footprints in
its hardcore business infrastructure & beyond. Involved in micro management
of the group he is learning the skill sets required to take the organization
towards its vision.

MMR is not only a real estate company but also a group of people who believe
in new ideas. Ideas that change the way of thinking for ages to come. A few
imaginations have already been transformed into beautiful realities and have
earmarked this new chapter in real estate written by MMR. Be it sprawling
neo-modern residential complexes or modern commercial establishments, the
company has constantly endeavored to add more value to the lives of people
setting exemplary credentials in construction and architecture. Some of the
landmark projects by MMR include :

Background of
Group &
Company Profile

MMR Corporate Greens

MMR Corporate Square
MMR Silver Springs
Corporate IT Towers (Noida)
MMR Grand Mall
Raghav Global School, Noida & Bulandshahr
MMR Bungalows & Resorts
MMR Hospitality

The Group under the leadership of Mr. Mahipal Singh Raghav has undertaken
the construction of more than two million square feet area for a total value of
400 Crores.

Staff Employee
strength

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Total 200 staff strength in the Group. Approximately 50 highly qualified and
professionals work with the company. The group is committed to building a
world class team that matches the strength of any Class 1 developer in the
country.

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Name of the
Project

MMR SAHA 52nd AVENUE

Residential | Commercial | Retails-Shopping Complex | Corporate Suits | Luxury Malls | Hyper Market

Project Site

The Company owns the Leasehold project land/plot bearing Plot No E-1,
measuring approximately 8.73 acres allotted New Okhla Development
Authority (NOIDA) dully approved for mixed use development. The Project site
ideally located at Captain Shashi Kant Marg, Sector 52, Noida, Uttar Pradesh
201307, next to the Noida Centre Metro Station. The Total FSI area of the
Project is approximately 18.62 Lacs.

Project Brief

The Subject property is located in Sector 52, Noida. It is located at a distance

of approx. 7 kms from Sector 18, the Central Business District (CBD) of Noida
and approx. 22 km from Connaught Place(New Delhi). MMR intends to
develop a mixed use project namely 52nd Avenue on the plot measuring 8.73
Acres. The Development would comprise residential apartments, services
apartments, commercial space, retail shops and mall, multiplex and hyper
markets.
MMR Saha proposes to Develop the Project 52nd Avenue in the following
format :PARTICUALRS
SALABLE AREA
PERCENTAGE

Project
Specification

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RESIDENTIAL APARTMENT
HIGH STREET
CENTRAL GALLERIA
BUSINESS SQUARE
BUSINESS CENTER
STUDIO APARTMENT
SERVICE APARTMENT
Total for Sale

10,06,665
1,95,512
91,584
1,24,660
56,325
1,62,945
2,77,283
19,14,974

45
9
4
6
3
7
12
86

MULTIPLEX
HIGH END SHOPPING
FOOD COURT
HYPER MKT
ANCHOR SHOP
HOTEL
Total for Lease

21,580
1,39,425
17,500
49,618
38,480
50,000
3,16,603

1
6
1
2
2
2
14

Total

22,31,577

100

MMRGROUP

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Name of the Consultants

Project
Consultants
Engaged

Civtech Consultants Pvt Ltd

Works Assigned being

under
taken for project
Structural Engineering and
project Management

Architect Hafeez Contractor

Architect

Aecom India Pvt Ltd

MEP Consultant

Name of each Cost Component

Estimated Cost

Land Cost

49,046

Lease Rent
Cost of Project

Construction and Development Cost

99,584

Administrative Overheads
Selling Overheads

17,112

Government Costs

Means of Finance

Construction
Period
Primary Security

Collateral Security
Desired
Moratorium
Period
Proposal for
repayment

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Preoperative Expenses (interest during construction)

13,831

Total

1,79,573

Particulars
Promoters Contribution
Term Loan from Banks
Advances from Customers
Total
4 Years

Total
19,160
30,000
1,30,413
1,79,573

Equitable mortgage of Project Land duly approved by statutory authority for

Mixed use development measuring 8.73 acres (35312 Sq Mtr) and having
market value of approximately Rs. 1000 Crores.
Equitable mortgage of land and builtup area of the project 52ND AVENUE
having total saleable area of 22.32 lacs Sqft (Appx)
Average sale Rate @11,688/- Per Sqft.
2 years

The repayment of loan after moratorium period will be done on instalment

basis from surplus cash flows accruing from project sale and amount receivable
against construction linked plan. Any deficiency will be met by the
management from its own resources.

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MAJOR PROJECTS UNDERTAKEN/COMPLETED BY THE GROUP

The Group has undertaken/ completed the following projects

S.NO.
Status
1.
2.
3.
4.

5.
6.

PROJECT PARTICULAR

Total cost (In Crores)

Current

Construction of Mall at Bulandshar

Construction of Comm. Building
(Plot No. 13/14 Sector 127 Noida)
Construction of Comm./IT Building
(Plot 12A Sector 127 Noida)
Construction of Comm. Building
(Plot No. 9 Sector 127, Noida)

2.00 Lac Sft.

2.21 Lac Sft

50.00
56.00

Ready for launching

Handed over in Jan 14

2.00 Lac Sft

50.00

Ready to lease

4.30 LacSft

86.00

Construction of IT Building
(Plot No. 19-20 Sector 127 Noida)
Construction of Commercial Building
(Plot No. C/24 Sector 62 Noida)

.80 Lac Sft

22.00

Civil work completed

Services work in progress
Possession by March. 2015
Handed over

2.10 Lac Sft

65.00

.12 Lac Sft.

10.00

Structure complete. Services

Work under progress. Will Be
ready for use by March.15
Ready for sale

.72 Lac Sft.

24.00

Handed over possession

2.00 Lac Sft.

25.00

Functional.

2.80 Lac Sft.

56.00

.28 Lac Sft

7.00

80% civil work complete

Ready for possession in
March. 2015.
Completed in 2013.

19.33 Lac Sft.

451 Crore

7.

Construction of Residential House

(Sector 52 Noida)
8. Construction of Residential Houses
(6 Plots of 450 Sq. mtrs in Sec 44 Noida)
9. Construction of school Buildings
(1 School in Bulandshar and 1 in Noida)
10. Construction of Commercial Building
(Plot A2B Sector 125 Noida)
11. Construction of 28 flats in Noida

Total area constructe/handed over

*This is not an exhaustive list of all the projects undertaken by the group but is the list of major projects.

The Group has made a niche in construction of residential houses with different themes. The group has many vacant
plots in its kitty and the work on various plots is likely to be commenced shortly.

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2. Company Profile MMR Saha Infrastructure Private Limited

MMR is a highly diversified, dynamic and multifaceted company. MMR is one of the fastest growing real estate
developers in India. Operating within a highly competitive sector, the company is managed by Mr. Mahipal Singh
Raghav and his two sons, with over 30 years of experience in Real Estate.
As company MMR has always placed a premium on innovation and prizes its ability to maximize limited resources
to offer the best possible solutions to its customers. With an objective to be a contributor in country's
infrastructure development, the company is also keenly participating in BOT/ BOOT projects, which directly and
indirectly contribute towards boosting the country's economy.
The vision of the company is to be a company that stands for change, landmarks and not buildings, lifestyles and
not just homes. A company that leads from the front whenever world is looking forward to the future".
The mission of the company is to make a difference in the lifestyles that makes a different world and hence create
structures that become a benchmark for the industry & customer delight, make every project a catalyst in the MMR
chain of transformation & to take pride and not just happiness across the horizons of real estate.
Some of the projects of MMR are listed in the table below:
Name of Project
City
Type of Project
Corporate Square
Sector 127, Noida
IT/ITeS
Silver Springs
Sector 126, Noida
IT/ITeS
Corporate Greens
Sector 62, Noida
IT/ITeS
MMR Grand
Bulandshahr
Commercial/Retail
Corporate IT Tower
Plot 19, Sec-127, Noida
IT/ITeS
Corporate IT Tower
Plot 20, Sec-127, Noida
IT/ITeS
Several other Commercial / Residential Projects

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DIRECTORS
Mr. Mahipal Singh Raghav is the Chairman and the founder of the Company. He has an experience of more
than 30 years in the field of construction industry. Under his leadership, MMR has built a good reputation for
itself in the construction industry.
He is an efficient administrator and manager with multifaceted experience in corporate world. Mr. Mahipal is
the key person of the group handling both planning & execution of projects undertaken by MMR. Besides
technical expertise he also has experience in the public relations field and looks after all the policy matters and
day-to-day activities of the company.

Mr. Mohit Singh Raghav is a MBA. Within a short period of time he has helped in re-shaping the outlook of the
company, and set the base for an exponential development drive. His marketing acumen enhanced the brand
presence of the MMR Group, resulting in an increased interest of stakeholders in the future prospects of the
company.

Mr. Rahul Singh Raghav is a Economy Garduate, MBA and LLB. Infusing young blood to tge organization, he is a
sharp task master who enjoys employees confidence of the group employees. Involved in micro management
of the group he is learning he skills set required to take the organization towards its vision.

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3. Current Status of the Project: 52nd Avenue, Sector 52, Noida

Project Brief:
The subject property is located in Sector 52, Noida. It is located at a distance of approx. 7 kms from Sector 18, the
central business district (CBD) of Noida, Zero Km from Proposed Metro Station & 1 KM from current Metro Station,
1KM from Fortis hospital and approx. 22 km from Connaught Palace (CBD of New Delhi). We intends to develop a
mixed use project namely 52nd Avenue on the plot measuring approx. 8.73 acres. The development would
comprise residential apartments, service apartments, Studio Apartments, commercial space, retail shops, Shopping
mall, Multiplex etc. Some of the residential developments in vicinity of the subject property under various stages of
construction are Wave City Centre Project, Supertech North Eye, TGB Meghdutam etc.
a. Status of work, project components etc.
Civtech Consultants Pvt. Ltd. is a New Delhi based Structural Engineering and Project Management consultancy
organization, providing services for major projects since 1986. They have earned a reputation for designing large
structural engineering projects and have been involved in the design of some of the tallest buildings and some of
the largest column free spans in India.
Thus the promoters ensure best in class solutions to every aspect of building and infrastructure. Following is a
comprehensive list of all the proposed infrastructure development for this project:
b. Architect
Architect Hafeez Contractor (AHC) has conceptualized ,designed and executed a wide range of architectural projects like
bungalows; residential developments; hospitals; hotels; corporate offices; banking and financial institutions; commercial
complexes; shopping malls; educational institutions; recreational and sports facilities; townships; airports; railway
stations, urban planning and civic redevelopment projects.AHC is appointed by the client for designing the architecture
for the subject property.

c.

Street Network
o

Project would have three entries from main road - one entry for residential & two separate entry for
commercial

Separate public and private street network for unrestricted vehicle movement

Methodical planning for safe and easy navigation

o

Covered parking for all housing, designated parking for visitors, parking areas planned for the residential,
commercial areas and retail areas will help in hassle free travelling.

Pedestrianfriendly roads with landscaped footpaths, medians and bioswales, moving around the
township promises to be a breeze for pedestrians and for vehicles.

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d.

MEP Consultant

AECOM is a global provider of professional technical and management support services to a broad range of
markets, including transportation, facilities, environmental, energy, water and government. AECOM provides local
knowledge, innovation and technical excellence in delivering solutions that create, enhance and sustain the world's
built, natural, and social environments.
Collaborating across a wide range of building design skills, and sharing knowledge and a passion for a sustainable
built environment through their international network of offices, building engineering at AECOM creates designs
that work for today and tomorrow.
e. 24X7 Power Supply
MMR would have generator facility to offer 100% power back-up
f. 24X7 Treated Water Supply
Proper supply from Jal Nigam is available. There would be provision of STP & Rain water harvesting pits.
g. Solid Waste Management System
Door to door, ecofriendly waste segregation and collection system to maintain highest hygiene levels
h. Security and Surveillance System
Most modern safety initiatives have been employed, with hitech security system and gadgets, ensuring wellbeing
of every resident. Further, there would be video phone at main lobby & video door bell
iii. List of approvals required and current status:
The relevant approval(s) from the concerned authorities to develop an integrated township on this land have been
received. Some of the approvals received by MMR for development are environmental clearance,
ground water clearance, wild life clearance, airport authority of India, etc

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4 INDUSTRY AND MARKET ANALYSIS

1

Noida City Overview

The New Okhla Industrial Development Authority (Noida) is located in North Western U.P. and is a
part of the Gautam Budh Nagar district. It was initially a primarily industrial area but has now come
to be known for its IT/ITes, residential and commercial developments as well. Noida was
constituted under the U.P. Industrial Area Development Act in 1976 with a view to develop an
integrated industrial township.
There are three primary access routes to Noida from Delhi:
Delhi - Noida - Delhi Flyway or Toll Bridge
Sarita Vihar or Kalindi Kunj Road
Nizamuddin Flyover

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Noida has become a hub for multinational firms outsourcing IT services. Many large software and BPO companies have their offices
in the city, notable being Accenture, IBM, Nokia Siemens Networks, Fiserv, Adobe Systems, TCS, CSC, HCL, EXL, Birlasoft, Xansa to
name a few. Attractive rentals, larger developments, established physical infrastructure and public transport system, varied
residential and commercial developments and its proximity to Central and South Delhi (Central Business District and Secondary
Business District respectively of Delhi) have all contributed significantly in its growth from being a manufacturing base to IT/ITeS

space. In terms of industrial set-up, Flex Industries has the largest manufacturing enterprise in Noida.

Film city, is a hub for major news channels and studios. News channels such as Zee News, NDTV, TV Today group, CNN-IBN,
CNBC, INDIA TV are situated here.
All the development in the areas of Industry, Commerce and Trade has led Noida to be a model city in Uttar Pradesh. It is a
major revenue earner for the government through taxes. The Noida model is now being replicated across various cities in
Uttar Pradesh, with a proactive development agency working to achieve high growth rates for business, industry and Office
Space ventures.
Demographic Profile
Noida originally consisted of around 100 villages, but now comes under the Gautum Buddh Nagar District of Uttar Pradesh.
Many villages are visible from the Noida Expressway, beginning from Mahamaya flyover to Greater Noida on both sides.
Some of the key demographic parameters are given below:

Attribute
Population Census 2011
State
Planning Agency
Sex Ratio
Literacy Rate
Household Size

Units
0.64 million approximately
Uttar Pradesh
New Okhla Industrial Development
Authority (NOIDA)
822 females per 1000 males
88.58% (Males 92.9%; Females
83.2%)
As per the survey conducted in year
2011, the average household size in
Noida works out to be 4.5 persons.

Economic Profile
Uttar Pradesh is one of the fast developing states in India and has shown a healthy growth path during the last decade. The
average real GDP of the state has grown at around 11% CAGR during the period FY 2002 - FY 2013

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With a decent GSDP growth rate over the recent few years, the primary and secondary sectors contribute to
around 27% to the States GSDP, while the tertiary sector contributes about 45% in year 2012. The state is
strengthening its infrastructure base and making the business environment more conducive to industrial growth.
Uttar Pradesh is also making efforts to rope in foreign and private investors.
Development in industry, commerce and trade has led Noida to be a model city in U.P. It is a major revenue earner for the
government through taxes. The Noida model is now being replicated across various cities in U.P. with a proactive
development agency working to achieve high growth rates for business, industry and commercial ventures. Noida is also a
major hub for multinational firms outsourcing IT services such as EXL Service, TSYS International, IBM, Miracle, AON
Hewitt, Fujitsu, Ebix, CSC, Fiserv, TCS, HCL, Tech, Patni Computers, Corbus, Accenture, Samsung JK Tech, and The Smart
Cube. Further, Noida's proximity to Delhi, which is the political hub of the country, makes it an attractive destination for
news channels. Commercial activities have also risen in recent years, with a spate of new malls and multiplexes.

Industrial Clusters
Noida is a major hub of industry. Noida has quickly emerged as a hub for automobile ancillary units, with
companies like Escorts, Honda-SIEL and New Holland Tractors (JV of FIAT with Ford). Major manufacturers and
others like Alstom, ISGEC, LG, Samsung, Ericsson and music company T-series also have their corporates in the city.
Noida has also become a hub for multinational firms outsourcing IT services.
Prime Developments
Prominent developments areas in Noida across for industrial and commercial developments are given below:

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Sector 18 Commercial Centre

Sector 18 has developed as a prime commercial centre in Noida. A large number of retail outlets and restaurants
are located here. Primarily, this sector was developed by individual builders who had purchased the plots via
auction route. Typically, the buildings located here include low-rise structures spread over three floors/ levels. A
few medium rise building spread over 8 to 9 floor levels are also present. Wave Eleven and Wave One are mixed
developments for commercial and retail spaces. Currently under construction, both properties will cater to retail
and commercial demand in this sector
Sector 2, 3, 4, 5, 6, 7, 8, 9, 10 & 16 Industrial Sectors (Phase I)
The prime industrial sectors in Noida consist of Sectors 2, 3, 5, 6 & 16. These sectors are located in close proximity to
Sector 18. Primarily, these sectors have also been developed by individual owners/developers and therefore the quality of
individual facilities is dependent on the capability of individual owners/developers. Since most of the demand in these
sectors is governed by software and back office operations, the builders have increasingly become conscious of the
quality of developments and the newer constructions reflect the needs of such corporates, such as large floor plates,

provision of power back-up etc. Many Software companies like Adobe, Polaris, RMSI, HCL, Innodata, Techspan and
Tata Infotech are located in these sectors.
Sector 57, 58, 59, 60, 63, 64 & 65 Industrial Sectors (Phase- III)
These sectors are located approx. 6 kms from Sector 18 and are characterized by large independent buildings.
These sectors are located at a distance from the major residential and commercial developments. The buildings
here are more suitable for large facilities.
Sector 1, 16 A & 62 Institutional Sectors
The institutional sectors are characterized by the presence of large public sector institutions like National Thermal
Power Corporation, Bharat Heavy Electricals Limited, Indian Oil Corporation, Bharat Petroleum, and Gujarat Heavy
Chemical Limited. The buildings in these sectors are characterized by larger floor plates and low ground coverage,
thus leaving large area for landscaping & parking. A few of these plots are owned by private companies who have
the option to sale/ lease of built-up office space/plots to corporates. Sector 16 A is undoubtedly the best location in
Noida because of its location, wide connecting roads, green and ambient surroundings.

Noida Export Processing Zone (NEPZ)/ (NSEZ) (Phase- II)

Established in 1985, NEPZ in NOIDA is located approx. 24 Kms away from Delhi. It provides several incentives to
multi-product EOUs (Export Oriented Units). NEPZ also offers pre-establishment support and operational ease for

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Page 16

day-to-day operations. A large number of units have proposals to set up operations in the NEPZ. A large number of
units are operational in this zone and a few units are at various stages of implementation.
The space is available in the NEPZ either as individual plots or as flatted factories and are available only on lease.
The plots are available in two sizes of 2000 sq. m and 4000 sq. m. The Lessee can build up the plot as per its specific
requirement. This built-up space can be sold to subsequent approved EOUs on negotiated terms. The ground rent
for the plot will still be payable to the concerned authorities. In the case of Flatted Factories, the built-up area is
500 sq.m and 700 sq. mtr.
Noida Expressway
Comprising Sectors 82, 92, 93, 93A, 93B, 96, 97, 98, 99, 100, 104, 105, 107, 108, 110, 128, 130, 133, 134, 135, 137,
143, 143B, 144, 151, 162 and 168, this micro-market is situated on either sides of the NGN Expressway. The
developments on Noida Expressway comprise of both residential and commercial development.

The SEZs on Noida Expressway include Unitech Info space SEZ, 3Cs Oxygen Boulevard SEZ and Logix Techno Park.
Some of the major occupiers include HCL Technologies, Dell Perot Systems, Oracle amongst others.

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Infrastructure

Assessment

Social Infrastructure

Institutional facilities for education, health, religion, etc., have been developed both at sector and city level. Plots
for education and medical facilities have been allotted in all the residential sectors to meet the local requirement.
While high school facilities are available on the basis of population in urban villages, all villages in Noida have
educational facilities at the primary school level. As per the Noida Master Plan 2031 Report, till 2010,
approximately 190 educational institutions covering an area of 512.67 hectares, or 5.57% of the developed area,
have been developed. Of the 512.67 hectares, while 493 hectares has been allotted for different educational
institutions, including eminent schools for higher secondary education, engineering colleges, business schools,
technical institutions and other prominent institutions under both public and private sectors, 19.67 hectares has
been allotted for research and training centre. Some of the existing universities and institutions for higher
education in Noida include Mahamaya Technical University, Amity University, Jaypee Institute of Information
Technology, Jaipuria Institute of Management and JSS Academy of Technical Education. Furthermore, Noida also
houses the additional campus for Indian Institute of Management (IIM), Lucknow.

As per the Noida Master Plan 2031 Report, approximately 21.74 hectares has been developed for different medical
facilities in Noida, which includes 22 hospitals and numerous nursing homes and dispensaries. Furthermore, the
rural tract possesses 35 community health centres, 2 health dispensaries, registered practitioners in 5 villages,
maternity and child welfare centres in 2 villages, and family planning centres in 2 villages. Although dominated by
the private sector, healthcare facilities in Noida are offered by both public and private sectors. Key healthcare
facilities are located in Sectors 11, 12, 27, 29, 34 and 62. At present, including all small and large private and public
hospitals, the total installed capacity in the healthcare industry in Noida is approximately 2,500 beds, where a large
majority of hospitals has an average installed capacity of less than 50 beds. Some of the key hospitals of Noida are
Kailash Hospital, Prakash Hospital, Metro Hospital, Noida Medical Centre, Max Hospital, Sumitra Hospital, Indo Gulf
Hospital, Vinayak Hospital and Fortis Hospital.
Physical Infrastructure
As per the Noida Master Plan 2021, the notified area under Noida does not have a railway station. The nearest
railway station is Hazrat Nizamuddin Railway Station, New Delhi, which is situated at a distance of approximately 20
kms. from Noida. Thus, Noida is accessible through road linkages with Delhi and the adjoining areas in the states of
Uttar Pradesh and Haryana. From the eastern side (i.e., through Sikandrabad and Dadri in Western Uttar Pradesh),

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Noida is approached by Dadri - Surajpur-Chalera (DSC) Road. In the north, it is linked to Ghaziabad, Delhi and, in
fact, whole of the Northern India through National Highway 24 (NH-24), which is approached through two link
roads one running along the left marginal bund of River Yamuna and meeting the Highway at the eastern end of
Nizamuddin bridge and the other, popularly known as Noida Bypass Road, meeting near Ghazipur village. Another
link to east Delhi and Ghaziabad area is through Kondli Road between Sector VIII and Sector IX, connecting through
Patpargunj Group Housing Area. In the south-west side, the Okhla Barrage over the river Yamuna links Noida with
Delhi, Faridabad, and other parts of Haryana and, in fact, the whole of Southern India through National Highway 2
(NH-2). Master Plan Road 3 from the barrage at Kalindi Kunj to its junction with Gautam Buddh Expressway in
Greater Noida on the Hinden Bridge near Sector 121 and its second link with NH-24 near Sector 62 provides an
important regional connectivity to Noida with other areas.
The width of Nizamuddin Bridge has already been increased to more than twice its original dimensions. Moreover,
a wide bridge (Delhi Noida Direct (DND) Flyover) over Yamuna, connecting the Ring Road near Ashram in Delhi, has
been constructed, which has improved the linkage of Noida with Delhi. Furthermore, the Noida-Greater Noida
Expressway (NGN Expressway) is already operational and has linked the two towns to Delhi.
Delhi Metro Rail Corporation (DMRC) has already started the mass rapid transit service (MRTS) from Delhi to City
Centre, Noida, via Mayur Vihar. Furthermore, the Government Authorities of Noida and Greater Noida are planning
to further extend the Metro Rail link from City Centre, Noida, to Greater Noida, via Sectors 50, 78, 101, 82 and 92,
Noida, and then along the NGN Expressway in Noida and Pari Chowk in Greater Noida. This metro link will enhance
easy mobility to and fro Noida, which will help in the establishment and development of employment generating
activities all along this corridor.

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Govt. Initiatives for Infrastructure

Development
Extension of the Delhi Metro to
Sector-32

Present Status

Assessment

Operational from 13th November

2009.

Extension of the Delhi metro to

Greater Noida

In the planning stage

Metro line expansion to Sector 62

Construction Work Started

Yamuna
Expressway)

Operational

With the advent of metro rail,

connectivity between
Delhi and
Noida has improved considerably. It
has brought down travel time for the
commuters and has reduced onroad traffic on this stretch.
Once developed, Noida will be
connected to Greater Noida. Metro
rail would connect five new stations
in Noida that include Sector 50,
Sector 78, Sector 101, Sector 82
and Sector 92 to Pari Chowk in
Greater Noida. As per the Delhi
Metro Rail
Corporation
detailed
project report, the project is
expected to be complete by 2014
In a bid to make travelling more swift
and convenient for the commuters of
Ghaziabad, Noida and Delhi. Noida
City Centre metro station will be
linked to Sector 62, Noida. This
would
further
improve
the
connectivity within the NCR region.
Construction for the same is
expected to be complete by 2015
165
kms
long
Yamuna
Expressway
(Taj Expressway)
connecting Greater Noida to Agra
became
operational in
August,
2012. This
development has
improved the
connectivity and
reduced the travel time between
Agra and Greater Noida

Expressway

(Taj

High-speed road between Uttar

Pradesh and Haryana

Ganga Expressway (Uttar

state government initiative)

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Government
has
decided to
construct
Eastern
Peripheral
Expressway (EPE) to link the
districts between Uttar Pradesh and
Haryana

Pradesh Launched in year 2007 the project is

expected to attain the environmental
clearance in the near future.

In a bid to boost the infrastructure,

the Ministry of State for Road
Transport
and
Highways has
decided to construct 135 km long
high speed road between Uttar
Pradesh and Haryana connecting
districts
such
as
Baghpat,
Ghaziabad
and
Gautam Budh
Nagar in Uttar Pradesh and
Faridabad and Palwal in Haryana.

The project aims to construct a

1,047 km access controlled eightlaned expressway running along the
Ganga river. The expressway will
connect Greater Noida to Ballia thus
ensuring high
speed connectivity
between the Eastern and Western
boundaries of Uttar Pradesh.

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Future Initiatives
Healthcare
Jaypee Medical Centre is a planned and designed as a 1000 bed tertiary level - multi specialty healthcare facility and is
currently in the process of building over 500 beds in the first phase. Located in Sector 128 it shall start functioning by the
third quarter of 2013. Society to Prevent Cruelty on Animals SPCA is a vetenary centre in sector 124 behind Amity
International Business School.
Social
Golf has become a large income generation source in NCR. Many townships have linkages to Golf Courses. Jaypee Greens
is the benchmark for golf courses in Greater Noida and Sector -28. Other golf courses include Noida Golf Course in sector
38. Unitech Group Golf course has night playing facility in sector-97 and also provides concert grounds for international
music festivals.
To boost international tourism, there is proposed land parcel for opening a Night safari. The night safari will be set up on
over 222 hectares of land, and is located along the Yamuna Expressway near Gautam Budh University. It will also have
casinos and restaurants to attract visitors.
The Botanical Garden is being implemented and is being used by the various residents around the area as a
walking/jogging park. The Botanic Garden of Indian Republic (BGIR) is being set up on 200 acres of prime land in Sector
38A by the Botanical Survey of India under the Ministry of Environment and Forests, Government of India. Its vast canvas
will include such components as woodlands, arboreta, water bodies, display sections, experimental plots, and nurseries
as well as civil structures like an administration-cum-herbarium-library complex, interpretation centre, reception
counters, conservatories, parking complex and gazebos.
Education
The development of Noida has allowed for large investments made in educational infrastructure. The city boasts 134
educational institutes. Due to the proximity to Delhi, large numbers of students migrate to these institutions. Amity
International Business School has led the education charge in the city with international standard facilities. The Noida
Educational Area boasts over 10 institutions such as Sharda University, IILM, DIT School of Engineering & Business, Lloyd
Institute of Management and Technology etc. On the Yamuna Expressway, the Gautam Buddha University is spread over
650 acres of land is currently under construction.
Industry

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The development of Noida has allowed for large investments made in Industry Sector. Infosys has been recently allotted
28acres of land in Sector-85 where in it is investing approx 1400 crore in infrastructure which in turn will raise the
demand for residential and commercial spaces in Noida.

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Real Estate Overview- Non SEZ (IT/ITes and Commercial) and IT/ITeS SEZ: Noida Historical Year on Year city level
Non SEZ (IT/ITes and commercial) and SEZ Supply

Based on the market study undertaken by CWI, we understand that the total Grade A commercial, IT/ITes and SEZ Stock
in Noida during 2008 2013 was approx. 20.2 million sq. ft. The following chart highlights the year on year supply of Non
SEZ and SEZ in Noida:

Historical Year on Year city level Non SEZ (IT/ITes and commercial) and SEZ Demand
Based on the market study undertaken by CWI, we understand that the total Grade A commercial, IT/ITes and SEZ
absorption in Noida during 2008 2013 was approx. 8.8 million sq. ft. A sharp decline was seen in 2009 due to global
economic recession; as the annual absorption for both Grade A non SEZ and SEZ fell to 0.27 and 0.20 million sq. ft.,
respectively. The following chart highlights the year on year demand of Non SEZ and SEZ in Noida:

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Price Trend ~ Commercial and IT/ITeS & SEZ

The average rental values of commercial and IT/ITeS & SEZ space in Noida has witnessed an upward trend since 2009. The
average rental value witnessed a 4 year CAGR (2009 2013) for commercial and IT/ITeS & SEZ space of approx. 3.5% and
5%, respectively.
The rental value of commercial office space witnessed a fall in rental by 14% in year 2009, but increased thereafter to
reach from INR 60 per sq. ft. per month in year 2009 to INR 69 per sq. ft. per month in year 2013. The rental value of
IT/ITeS & SEZ space increased consistently from year 2009 (INR 33 per sq. ft. per month) to reach from INR 40 per sq. ft.
per month in year 2013.
IT/ITeS developments in Noida are mainly concentrated in sector 62 and sectors 57, 58, 59, 60, 63, 64 & 65 (industrial
sectors where IT/ITeS activities are permissible) and sectors located along Noida expressway. The graph below shows the
trend of increase in rentals IT/ITeS & SEZ and commercial office space in Noida.

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Prominent transactions in Year 2012 & 2013The following table highlights some of the prominent transactions witnessed
in the city:

S.No.

Tower Name

Location

Building Type

Correnthum

Sector-62, Noida

Logix

Sector-62, Noida

IHDP

Sector-127, Noida

Great India Place

Sector-18, Noida

Wave Silver Tower

Sector-18, Noida

Commercial
Space
Commercial
Space
Commercial
Space
Commercial
Shopping Mall
Commercial
Space

Office

Deal Price
(INR Per Sq Ft.
per Month)
75

Office

65

Office

90
100

Office

100

Real Estate Overview - Residential: Noida

With Noida gaining prominence as a preferred business destination, its residential market has also witnessed
unprecedented growth in the past couple of years. As a residential destination, Noida offers several advantages, which
are as follows:

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1.

Affordable Residential Projects: Noida offers residential developments catering to income categories ranging from lower
income to higher income bracket

2.

Infrastructure Initiatives: Existing and planned infrastructure initiatives such as metro and road connectivity have made
Noida an attractive residential destination

3.

Captive Demand: Demand for office space developments is expected to generate demand for residential segment in
Noida

4.

Social Infrastructure: A well developed social infrastructure such as hospitals, schools and district parks, makes Noida a
self sustaining city for its residents

5.

Floor Area Ratio (FAR): Relative to the FAR for group housing schemes in Gurgaon, the FAR for residential group housing
schemes in Noida is higher, thus making the residential units in Noida more affordable

As per the draft Noida Master Plan 2031, by the year 2010, approximately 9,210.74 hectares had been developed of
which approx. 3,357.64 hectares, or 36.45% of the total developed area, falls under residential use. Further, by the year
2031, the residential use area is proposed to be approx. 5,722.14 hectares or 37.45% of the total proposed area for
development and would accommodate a projected population of 2.5 million. To accommodate the projected population,
sectors are divided in the following two categories of population density:
o

High Density (> 500 people per hectare): Sectors 45, 74, 75, 76, 77, 78, 86, 93B, 107, 112, 113, 115, 116, 117, 118, 143,
144, 151, 158, 162 and 168;

Medium Density (< 500 people per hectare): All other residential sectors.
The average size of a residential sector in Noida measures 55 hectares approximately. To cater to an appropriate
socio-economic mix, each sector is proposed to have a mixed form of development by type and size of dwelling
units and by pattern and mode of development viz. group housing or plotted, and public housing or privately
constructed. Furthermore, in order to achieve integrated socio-economic development, the sectors have been
planned by identifying people of different income categories, such as Economically Weaker Section (EWS), Low
Income Group (LIG), Middle Income Group (MIG) and High Income Group (HIG), to reside in each sector. All
residential sectors have land earmarked as provision for sector-level commercial, recreational and other physical
and social infrastructure facilities and services. Besides residential developments, other facilities proposed at the
sector level are schools (primary, nursery and senior secondary), dispensaries and nursing homes, community halls,
libraries, local shopping centers (LSCs), auto-rickshaw and taxi stands, etc. Furthermore, parks and playgrounds
have been provided at convenient distances from the residential pockets within the sectors.
Looking over the development of Noida, the New Okhla Industrial Development Authority has played a significant role. By
the year 2010, it had constructed more than 34,500 residential units and developed approximately 30,000 residential

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plots for different income categories. Although promoting both group housing schemes and plotted developments, the
New Okhla Industrial Development Authority, with the objective of efficient utilization of available land to accommodate
more people and to provide affordable housing units, has laid greater emphasis on group housing schemes. By the year
2010, approximately 1025.45 hectares, which is projected to house a population of approximately 1 million, had been
allotted under the group housing scheme.
Noidas residential real estate segment can be broadly categorized into the following micromarkets:

Established Micro-market: Comprising Sectors 11, 12, 14, 15, 15A, 17, 19, 20, 21, 22, 23, 25, 26, 27, 28, 29, 30, 31, 33, 34,
35, 36, 37, 39, 40, 41, 51, 52 (subject micro market), 53, 55, 56 and 61 and located around the current CBD, this micromarket covers the established residential areas of Noida. The residential developments comprise both plotted
development and apartments under co-operative group housing schemes. A large majority of the area falling under this
micro-market has been developed by the New Okhla Industrial Development Authority.

Sectors 42, 43, 44, 45, 46, 47, 48 and 50: Barring a few sectors, such as Sectors 42 and 43, this micro-market too is
established with residential developments comprising both plotted developments and group housing schemes.
Furthermore, in this micro-market, there are several upcoming residential group housing projects by prominent private
developers
FNG Expressway: Comprising Sectors 70, 71, 72, 73, 74, 75, 76, 77, 78, 112, 113, 115, 116, 117, 118, 119, 120, 121 and
122, this micro-market is upcoming. It is situated near the under construction Faridabad-NOIDA-Ghaziabad Expressway
(FNG Expressway). Many sectors (Sectors 74, 75, 76, 77, 78, 112, 113, 115, 116, 117 and 118) falling under this micromarket fall under high density residential sectors. Therefore, a significant majority of the proposed developments in this
micro-market comprises group housing projects. The average capital values (BSP only) prevailing in this micro-market
range from INR 4,000 per sq. ft. to INR 5,000 per sq. ft.

Noida Greater Noida (NGN) Expressway: Comprising Sectors 82, 92, 93, 93A, 93B, 96, 97, 98, 99, 100, 104, 105, 107,
108, 110, 128, 130, 133, 134, 135, 137, 143, 143B, 144, 151, 162 and 168, this micro-market is situated on either sides of
the NGN Expressway. Residential development in this micro-market comprises both plotted developments and group
housing projects. An upcoming area, this micro-market, like the FNG Expressway micro-market is currently witnessing
significant real estate activity. The subject development falls under this micro-market.

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The following map marks the residential micro-markets of Noida detailed above:

Price Trends
To arrive at a price trend of residential capital values in Noida, based on location, project specifications, amenities, target
segment, developer profile, etc., we have distinguished between high-end and mid-end residential group housing projects.
Given the large number of developments in Noida, following are the group housing projects that we have shortlisted to
include in a sample to arrive at average capital values that reflect the capital value trend for the Noida residential real
estate segment as a whole:

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As can be seen in the graph above, at the end of 2013, while high-end residential capital values stood at INR 7,750 per sq.
ft., the mid-end residential capital values stood at INR 5,500 per sq. ft. The average capital value witnessed a 4 year CAGR
(2009 2013) of approx. 7.2% for high-end projects and approx. 6.0% for mid-end projects.
5

Micro Market Overview Sector 52, Noida

Sector 52 is situated in north east of sector 18 (CBD of Noida) and NGN expressway. It is well connected by road
network viz. Golf Marg and metro viz. Noida city centre station. Further, sector 52 is located at a distance of approx. 5 km
from six-lane NGN expressway, which is approx. 25 kms long and connects Noida to Greater Noida.
Sector 52 primarily comprise of plotted residential developments and few group housing societies such as Antriksh
Nature. Adarsh Public School is located in sector 52. Further, located in close vicinity of sector 52 are sectors 50, 34, 32,
71, 75, 74, 76, 77 etc., which primarily comprise of group housing projects by prominent developers such as Wave,
Supertech, Omaxe and Amrapali. Some of the group housing projects located in these sectors are Wave City Centre,
Amrapali Silicon, Supertech Capetown, Supertech North Eye, Mahagun Mestro, Windsor Greens, Amrapali
Eden Park, ATS Greens, Gardenia Gateway and Ajnara Grand Heritage and 34 Pavilion, Assotech Windsor Court etc. These
projects have capital values in the range of INR 6,000 to INR 9,000 per sq. ft. depending upon the location and type of
development of the project. Apart from above, in high end luxury apartment TGB Meghdutam is operating ar a price
range of 11,000/- to 12,000/- in sector-50, Noida.

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5. SWOT Analysis
The Strength-Weakness-Opportunity-Threats matrix below is aimed at capturing the essence of the general site and location

features.

Strength
Location: Contiguous land parcel located in
on Golf Marg in close vicinity to Noida city
centre metro station and Noida golf course.
Also, proposed metro station of Sector-71
will be just at the edge of this project.

Weakness
Approvals: The approvals for Mix
land use is waited and expected to be
passed very soon.

Infrastructure: The area surrounding the

subject property has the requisite
Infrastructure,
and
the
proposed
infrastructure developments such as metro
and high speed roads will further enhance
connectivity with the CBD of New Delhi and
other parts of NCR

Opportunity
Real Estate Activity: Prime residential,
commercial and retail developments taking
place in close vicinity of the subject
property, which would make the subject
micro market an established hub for real
estate development

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Threats
Competition from other residential/
township developments: 52nd
Avenue might face competition from
similar developments like Wave City
Centre, Supertech North Eye, etc

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Financial Projections of 52nd Avenue

PARTICUALRS

SALABLE AREA 2014-15

2015-16

2016-17 2017-18

2018-19 2019-20

TOTAL

TOWER-1
RESIDENTIAL APARTMENT

7,75,068

4,639

9,237

18,166

27,639

28,096

87,776

TOTAL

7,75,068

4,639

9,237

18,166

27,639

28,096

87,776

TOWER -2
FOR SELLING
HIGH STREET
Central Galleria
Business Square
Business Center
Studio Apartment
Service Apartment

1,95,512
91,584
1,24,660
56,325
1,62,945
1,31,040

3,670
2,426
524
482
407
0

7,467
4,834
1,058
576
1,499
566

3,813
1,851
2,990
1,381
3,808
2,160

6,497
4,313
4,148
1,448
5,503
3,302

5,136
3,066
3,381
1,519
4,616
3,931

0
0
0
0
0
4,259

26,582
16,490
12,101
5,406
15,833
14,218

21,580
17,500
49,618
38,480

0
0
0
0

0
0
0
0

0
0
0
0

0
0
0
0

581
224
324
351

831
312
378
459

1,412
537
702
810

TOTAL

8,89,244

7,508

16,001

16,003

25,210

23,129

6,239

94,091

TOWER -3
RESIDENTIAL APARTMENT
Service Apartment
HIGH END SHOPPING
HOTEL

2,31,597
1,46,243
1,39,425
50,000

0
0
0
0

848
456
0
0

2,334
1,597
0
0

5,712
3,328
0
0

9,461
5,733
3,585
327

8,395
4,753
3,944
432

26,749
15,867
7,529
759

TOTAL

5,67,265

1,304

3,931

9,041

19,106

17,524

50,904

GRAND TOTAL

22,31,577

7,508

21,944

29,170

52,417

69,874

51,859

2,32,772

FOR LEASING
MULTIPLEX
FOOD COURT
HYPER MKT
ANCHOR SHOP

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Annexure 1:
Map

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Property Location

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Annexure 2:

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Property Layout Map

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Annexure 3:

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Proposed Draft Noida Master Plan 2031

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