Market Research in Ghansoli, Navi Mumbai

Client : XYZ
Sources of Data

Liases Foras conducts primary market survey quarterly to collect the market data using mystery shopping
technique. The data once gets collected go through different round of validation before it gets published. Liases
Foras works closely with NHB, Banks and other HFCs which also acts as the source of validation. Apart from that
Liases Foras also use RERA, registration data for data collection and validation.

The data used in the report primarily depends upon Liases Foras primary market data and data available on RERA
website. Wherever project level data level is available on RERA website, the reports have used RERA data. For
market level trends of absorption ,unsold and price, Liases Foras’s data base have been used.
2
Report outline

Section Contents of the report

Summary

Brief context of the site

Aim and objective of the study

Section 1. Site analysis

1.1 Location context and Connectivity

1.2 Demography around the site

1.3 Social infrastructure around the site

Section 2. Residential market dynamics

2.1 Catchment dynamics

2.2 Product assessment within catchment

2.3 Competition analysis

2.4 Pricing derivation

Section 3. Retail market dynamics assessment

3
Aim and Objective of the study

Aim
• The aim of the study is to conduct a market research and assess the feasibility of the ongoing project.

Objective

• To analyze the current dynamics of residential market with respect to supply, sales and product offerings in the
market.
• Assess the prevailing prices in market and its productivity.
• Detailed analysis of the competitive residential projects with respect to supply, sales , product offerings and
pricing.
• Analyzing the retail fabric focusing on supply, demand, lease rental and outright pricing in the market.

4
Section 1
Site Analysis

• The section will analyze the site on the basis of its Location, Connectivity and Urban settings

5
Location Context Subject site is located in Ghansoli, Navi Mumbai.
N Towards Thane

Airoli

Rabale MIDC

Shil Phata-Mahape Road

CSIA

Subject Site
Rabale
Upcoming Reliance Corporate Park
NMIA
NMMT Bus Depot
Legend Ghansoli Subject Site
Subject Site
Aurum IT Park
Major Roads
Railway Line Ghansoli Railway Station
Railway Station Millenium Business Park &
Map showing subject site with respect to MMR
Dhirubhai Ambani
Airport
Locations Distance Kopar Kairane Towards Belapur Knowledge City

Ghansoli railway station 1.2 km

Map showing subject site in Ghansoli with nearby connectivity
Thane Belapur road 2.6 km
NMMT bus stop 3.2 km
Vashi 8.2 km
Airoli 5 km
CBD Belapur 13.4 km
Thane 14.1 km
CSI airport 23.6 km
Lower parel 30.8 km
Table showing distance of site from major locations

Note: Maps shown above are not to scale 6

Demography around the Site
N

Subject Site

Map showing blown up subject site

Subject site at view point A

Residential
Industrial
No Development
Mixed Use Development
Subject site at view point C Subject site at view point B
Map showing subject site and its immediate surrounding
7
Note: Maps shown above are not to scale Source : Liases Foras
Social Infrastructure – Education
There is an abundant presence of well developed education facilities in 2 km radius of subject site.

N Table below showing distance and travel time of

prominent Schools & Colleges from subject site.

Name of Schools Distance Travel Time

NMMC High School 2.8 km 8 min
2 KM
Tilak International School 3.1 km 8 min

1 KM
St Jude School 3.2 km 8 min
Subject Site
Lokmanya Tilak International
4.1 km 10 min
School

Name of Colleges Distance Travel Time

Indira Gandhi College of
2.8 km 8 min
Engineering
J K College of Science and
3.1 km 9 min
Commerce
Tilak College of education
Legend 3.1 km 9 min
Subject Site
and research
Schools Lokmanya Tilak College of
Colleges 4.1 km 10 min
Engineering
Map showing major Schools & Colleges in 2 km radius of subject site

8
Social Infrastructure – Healthcare
There is an ample presence of reputed Hospitals in 2 km radius of subject site.
N Table below showing distance and travel time of prominent
Hospitals from subject site.

Name of Hospitals Distance Travel Time

Divine Multispecialty Hospital 2.5 km 8 min

NMMC Hospital 2.6 km 8 min

2 KM
Suyash Hospital 3.2 km 9 min

More Hospital 3.4 km 9 min

1 KM

Frisson Multispecialty Hospital 3.5 km 9 min

Sai Snehdeep Hospital 4.3 km 11 min

Subject Site
Mathadi Hospital 5.2 km 14 min

Legend
Subject Site
Hospitals

Map showing major Hospitals in 2 km radius of subject site

9
Social Infrastructure – Retail
There are no Malls in Ghansoli. For daily essential needs, there are convenience stores, Reliance Smart
Point and Dmart Ready within 5 mins from subject site.
N Table below showing distance and travel time of prominent Retail
from subject site
2 KM

Name of Retail Distance Travel Time

1 KM
D Mart 2.7 km 8 min
D Mart Ready 4.3 km 11 min
D Mart 4.5 km 12 min

Reliance Smart Point 3.9 km, 4.5km 10 min, 11 min

Subject Site

Name of Mall Distance Travel Time

Raghuleela Mall 9.8 km 24 min

Inorbit Mall 11.3 km 27 min

Legend
Subject Site
Malls
Convenience stores

Map showing social infrastructure around the subject site

10
Existing Employment Centres
Corporate Parks, IT Parks and MIDC foster the demand for housing in Ghansoli, Koparkhairane and
nearby locations. Thus the development at the subject site is a good investment destination.

Subject Site 1 KM 2 KM

11
[Link]
Section 2
Residential Market dynamics

The section deals with assessment of residential market with respect to :

• Residential market dynamics
• Product assessment
• Competitive projects

12
Section 2.1
Catchment dynamics

The section deals with quantitative analysis of residential market dynamics in the delineated
catchment area and understand the market trends.

13
Catchment analysis
• In this section, we engage in quantitative analysis of the
N residential market dynamics in the delineated catchment
area
• The catchment can be identified as a region having
similar geography and demography which can be said to
experience a similar trend in development in the
subsequent years.
• Main infrastructure corridors and roads and natural
boundaries serve to act as the boundaries of the
catchment. The catchment is so selected that it includes
all ongoing projects and prominent projects that would
serve as competitors to the development at the subject
2 KM site.
• The delineated catchment comprises the Ghansoli,
Koparkhairane and Rabale within 2km radius keeping
total supply, price and proximity from the site as
primary criteria.
• These catchment have been delineated keeping proximity
and price as the primary criteria.

Catchment summary
No. of projects 20
Catchment Projects
No. of developers 19
Subject Site
Sales in Last twelve months (Units) 383
Map showing delineated catchment and projects within.
Unsold Stock as on Nov-22 (Units) 1,522
Months Inventory 48
Weighted Average Saleable Price (INR PSF) 10,581

Table showing summary of the catchment 14

Market Overview: Sales VS Supply

LTM Wt. Avg

Unsold YOY Growth
Sales YOY Growth New Supply Saleable YOY Growth Months Sales
Year Inventory Rate
(in Rate (Sales) (in units) Price Rate (Price) Inventory Velocity
(in units) (Unsold)
units) (INR PSF)*
LTM 17-18 (Q2) 130 890 0 10,601 82 1.06%

LTM 18-19 (Q2) 174 34% 778 -13% 240 10,930 3% 54 1.52%

LTM 19-20 (Q2) 348 100% 815 5% 495 10,809 -1% 28 2.49%

LTM 20-21 (Q2) 162 -53% 803 -1% 54 10,340 -4% 59 1.40%

LTM 21-22 (Q2) 245 51% 590 -27% 0 10,034 -3% 29 2.45%

LTM 22-23 (Q2) 383 56% 1,522 158% 815 10,201 2% 48 1.68%

Table- Market trends of the catchment over 5 years

* Base price
15
Market Overview: Price Range Analysis

Saleable Rate analysis in LTM Sept-2022

Sales in Last
Saleable Rate Range % of total Unsold as on % of total Marketable Months Efficiency
Twelve Months
(INR PSF)* Sales Sept-22 (Units) unsold Supply Inventory Percentile
(Units)
Rs 7,001 - Rs 7,500 1 0% 16 1% 17 192 1%
Rs 7,501 - Rs 8,000 19 5% 9 1% 28 6 24%
Rs 8,001 - Rs 8,500 24 6% 41 3% 65 21 27%
Rs 8,501 - Rs 9,000 27 7% 425 28% 452 189 29%
Rs 9,001 - Rs 9,500 34 9% 91 6% 125 32 37%
Rs 9,501 - Rs 10,000 81 21% 97 6% 178 14 94%
Rs 10,001 - Rs 10,500 76 20% 27 2% 103 4 100%
Rs 10,501 - Rs 11,000 55 14% 545 36% 600 119 58%
Rs 11,001 - Rs 11,500 21 5% 216 14% 237 123 22%
Rs 11,501 - Rs 12,000 14 4% 0 0% 14 0 21%
Rs 12,501 - Rs 13,000 31 8% 55 4% 86 21 35%
Grand Total 383 100% 1,522 100%

* Base price
16
Market Overview: New Supply Analysis
.

Chart showing new supply over the years Prominent new supply LTM 22-23 (Q2)
No. of Units Project Name Supply
0 200 400 600 800 1000 Alliance Icon 75
LTM 17-18 LTM 18-19 LTM 19-20 LTM 20-21 LTM 21-22 LTM 22-23

Neelkanth Plot No. 10 332

(Q2)

462 291 Satyam & Gami Plot No. 8 314

Total New Supply = 815 Units Yashraj Heights 94
(Q2)

Prominent new supply in LTM 20-21 (Q2)

Total New Supply = 0 Units
Project Name Supply
Gami aster 54
(Q2)

02628
Total New Supply = 54 Units Prominent new supply in LTM 19-20 (Q2)

Project Name Supply

(Q2)

117 378 Total New Supply = 495 Units Q residency 240

Shakti aura 88
Neelsiddhi anexo 61
(Q2)

120 120 Total New Supply = 240 Units

Prominent new supply in LTM 18-19 (Q2)
Project Name Supply
Q residency 240
(Q2)

0 Total New Supply = 0 Units

1BHK 2BHK 3BHK

* Supply indicates the units launched as per phases 17

Overall Top projects & Developers in the catchment

Top 10 projects in terms of Annual sales Projects having highest unsold stock as Top performing developers in terms of
in LTM Sept-2022 on Sept-22 Value of stock sold in LTM Sept-2022

Sales in LTM Value of stock

Unsold Stock
Project Name Sept-2022 Project Name Developer Name sold in LTM
(as on Sept-22)
(Units) Sept-2022 (In Cr)

Q Residency 75 Neelkanth Plot No. 10 320 Aurum Ventures 99.00

Satyam & Gami Plot No. RNA Builders (N.G.) 85.24
Grand Plaza 45 291
8
Satyam & Gami
Mahavir Sapphire 37 Q Residency 216 * 39.41
Ventures

Neelsiddhi Anexo 27 Gami Aster 215 Chanda Group 38.42

Gami Aster 26 Gami Group 36.31

Yashraj Heights 76

Infinity Tower 26 Alliance Icon 69 Vipul enterprises 31.15

Satyam & Gami Plot No. 8 23 Grand Plaza 55

Neelsiddhi Associates 24.90
Shakti Aura 18 Shakti Aura 43 Neelkanth Infratech 16.09
Yashraj Heights 18 Orchid Imperia 41 Shakti Developers 15.50

The Goldcrest Residency 15 Mahavir Sapphire 40 Bhairaav Group 14.86

*Note : As per data shared by the developer, the unsold units are 130. 18
Construction stage wise absorption trend

Sales in LTM Sept-2022

Construction Stage
(Units) 2%
9%
14%
Not Started 35
7%
Pre-Floor Slab Excavation 7 2%
(74 units sold / 19% of 12%
the total) Plinth 26

Basement / podium 6 21%

Floor Slab
(81 units sold / 21% of Floor Slab 81
the total) 33%

External Work 126

Post-Floor Slab Not Started Excavation
(228 units sold / 60% of Internal Work 47 Plinth Bsmt/Pod/Ser flr
the total)
Complete 55 Floor Slab Internal Work
External Work Complete
Total 383

19
Section 2.2
Product Assessment
Assessment of product performance, detail analysis based on carpet area and ticket
size.

Note: Ticket size mentioned is the base ticket size and does not include car parking, floor rise, club
house, additional charges & government taxes.

20
Product assessment

Sales in Last Twelve Unsold as on Marketable Months

Unit type Sold % Unsold % Efficiency %
Months (Units) Sept-22 (Units) Supply (Units) Inventory

2BHK 220 57% 776 51% 996 42 100%

1BHK 101 26% 225 15% 326 27 47%
3BHK 53 14% 389 26% 442 88 24%
2 1/2 BHK 4 1% 74 5% 78 222 2%
3 1/2 BHK 3 1% 46 3% 49 184 1%
1RK 1 0% 2 0% 3 24 0%
4 / 41/2 BHK 1 0% 10 1% 11 120 0%
Grand Total 383 100% 1,522 100% 1,905

21
Product Shift in new supply

Graph showing product share over the years in terms of new supply
New Supply New Supply New Supply New Supply New Supply New Supply
0 240 495 54 0 815
units units units units units units
1000
900
800 815
700
600
500 495
400
300
240
200
100
54
0 0 0
LTM 17-18 (Q2) LTM 18-19 (Q2) LTM 19-20 (Q2) LTM 20-21 (Q2) LTM 21-22 (Q2) LTM 22-23 (Q2)
1 BHK 2 BHK 3 BHK Total

22
Product Shift in sales

Graph showing product share over the years in terms of annual sales

New Supply New Supply New Supply New Supply New Supply New Supply
0 240 495 54 0 815
units units units units units units
1000
900
800
700
600
500
400 383
348
300
245
200 174 162
100 130

0
LTM 17-18 (Q2) LTM 18-19 (Q2) LTM 19-20 (Q2) LTM 20-21 (Q2) LTM 21-22 (Q2) LTM 22-23 (Q2)
1BHK 1RK 2 1/2 BHK 2BHK 3 1/2 BHK 3BHK 4 1/2 BHK Total

23
1 BHK Product Assessment

Carpet Size analysis for 1BHK in LTM sept-2022

Carpet Size Sales in LTM Unsold as on Sept- Marketable Months
Sold % Unsold % Efficiency %
Range (sq. ft.) (Units) 22 (Units) Supply Inventory
400-450 34 34% 36 16% 70 13 65%

450 - 500 56 55% 138 61% 194 30 100%

500-600 11 11% 51 23% 62 56 19%

Grand Total 101 100% 225 100% 326 27

Base ticket size range analysis for 1BHK in LTM Sept-2022

Carpet Size Range Base Ticket Size Range (INR)

Total
(sq. ft.) 40-80lacs 80lacs - 1cr
400 - 450 34 90

450 - 500 44 12

500-600 11 11
Grand Total 89 12 101

Mahavir sapphire (23 units)

Q Residency (12 units)

24
1 BHK Product Assessment

Carpet Size trends for 1BHK

Carpet Size Range LTM 17-18 (Q2) LTM 18-19 (Q2) LTM 19-20 (Q2) LTTM 20-21 (Q2) LTM 21-22 (Q2) LTM 22-23 (Q2)
(sq. ft.) Sold (Units) Sold (Units) Sold (Units) Sold (Units) Sold (Units) Sold (Units)
400-450 79% 39% 22% 63% 64% 34%
450 - 500 21% 61% 18% 37% 36% 55%
500-600 29% 11%
600 - 700 31%
Total 33 80 115 41 75 101

Top performing projects in LTM Sept-2022 are:

Carpet Size Range (sq. ft.) Project name Sales in LTM (Units)
Neelsiddhi anexo 15
400 - 450
Goldcrest residency 9
Mahavir sapphire 23
450 - 500 Shakti aura 13
Q residency 12
500-600 Yashraj Heights 11

25
2 BHK Product Assessment

Carpet Size analysis for 2BHK in LTM Sept-2022

Carpet Size Sales in LTM Unsold as on Marketable Months

Sold % Unsold % Efficiency %
Range (sq. ft.) (Units) Sept-22 (Units) Supply Inventory

500-600 15 7% 8 1% 23 6 16%
600-700 104 47% 162 21% 266 19 100%
700-800 97 44% 571 74% 668 71 88%
800-900 4 2% 35 5% 39 105 4%
Total 220 100% 776 100%

Base ticket size range analysis for 2BHK in LTM Sept-2022

Base Ticket Size Range (INR)
Carpet Size Range (sq. ft.) Total
1.25cr-1.5cr 1.5cr-1.75cr 1cr-1.25cr 40-80lacs 80lacs - 1cr
500-600 12 3 15
600-700 81 23 104
700-800 35 26 22 14 97
800-900 1 3 4
Total 36 26 118 3 37 220

Infinity tower (23units) Q Residency (59 units)

Mahavir sapphire (14 units)
26
2 BHK Product Assessment

Carpet Size trends for 2BHK

Carpet Size Range LTM 17-18 (Q2) LTM 18-19 (Q2) LTM19-20 (Q2) LTM 20-21 (Q2) LTM 21-22 (Q2) LTM 22-23 (Q2)
(sq. ft.) Sold (Units) Sold (Units) Sold (Units) Sold (Units) Sold (Units) Sold (Units)
500-600 9% 9% 15% 18% 23% 22%
600-700 48% 71% 31% 36% 15% 22%
700-800 6% 15% 45% 25% 23% 38%
800-900 36% 6% 9% 20% 40% 19%
Grand Total 77 89 221 103 155 220

Top performing projects in LTM Sept-2022 are:

Carpet Size Range (sq. ft.) Project name Sales in LTM (Units)
500 - 600 Neelsiddhi anexo 12
Q Residency 59
600 - 700 Mahavir sapphire 14
Mannat 13
Grand plaza 26
700-800 Infinity tower 23
Satyam and Gami plot no.8 11

27
3 BHK Product Assessment

Carpet Size analysis for 3BHK in LTM Sept-2022

Carpet Size Range Sales in LTM Unsold as on Marketable Months

Sold % Unsold % Efficiency %
(sq. ft.) (Units) Sept-22 (Units) Supply Inventory

800-900 10 19% 36 9% 46 43 24%

900-1,000 1 2% 0 0% 1 0 3%
1,000-1,100 42 79% 353 91% 395 101 100%

Grand Total 53 100% 389 100% 442

Base ticket size range analysis for 3BHK in LTM Sept-2022

Carpet Size Range Base Ticket Size Range (INR)
Total
(sq. ft.) 1.25cr-1.5cr 1.5cr-1.75cr 1.75cr-2cr 2cr-2.25cr
800-900 8 2 10
900-1,000 1 1
1,000-1,100 11 12 19 42
Total 9 13 12 19 53

Satyam and Gami plot no.8 (12 units) Grand Plaza (19 units)

28
3 BHK Product Assessment

Carpet Size trends for 3BHK over the years

Carpet Size Range LTM 17-18 (Q2) LTM 18-19 (Q2) LTM 19-20 (Q2) LTM 20-21 (Q2) LTM 21-22 (Q2) LTM 22-23 (Q2)
(sq. ft.) Sold (Units) Sold (Units) Sold (Units) Sold (Units) Sold (Units) Sold (Units)
800-900 17% 13% 19%
900-1000 2%
1,000-1,100 75% 83% 87% 79%
1,100-1,200 100% 100% 25%
Total 20 5 12 18 15 53

Top performing projects in LTM Sept-2022 are:

Carpet Size Range (sq. ft.) Project name Sales in LTM (Units)
800 - 900 Gami aster 10
900-1,000 Gami aster 1
Grand Plaza 19
1,000 – 1,100 Satyam and Gami plotno.8 12
Neelkanth plot no.10 6

29
4 / 4.5 BHK Product Assessment

Carpet Size analysis for 4 / 4.5BHK in LTM Sept-2022

Carpet Size Range Sales in LTM Unsold as on Marketable Months

Sold % Unsold % Efficiency %
(sq. ft.) (Units) Sept-22 (Units) Supply Inventory

1,400-1,500 1 100% 10 100% 11 120 100%

Grand Total 1 100% 10 100% 442

Base ticket size range analysis for 4BHK in LTM Sept-2022

Carpet Size Range Base Ticket Size Range (INR)
Total
(sq. ft.) 2cr-2.25cr
1,400 – 1,500 1 1

Q residency
Top performing projects in LTM Sept-2022 are:
Carpet Size Range (sq. ft.) Project name Sales in LTM (Units)
1,400 – 1,500 Q residency 1

30
 Product Assessment: Summary

Catchment offerings Products offered by XYZ

Top performing
Typology Product Top performing In sync with
base ticket Product type Carpet size
preference type Carpet Size range the market
size*
600-700 1cr. – 1.25 cr.
1st Preference 2 BHK 2 BHK 642 Yes
700-800 1.25 cr. – 1.5cr.

2nd
1 BHK 450-500 40lacs – 80lacs 1 BHK 435 Yes
Preference

3rd 800 - 900 1.25 cr. – 1.5cr 3.5 BHK 1,111 Yes
3 BHK
Preference 2cr. – 2.5 cr 4.5 BHK 1,312 Risky
1,000-1,100

* Ticket sizes mentioned above are base ticket sizes and doesn’t include carpark, club house and other charges
[Link]
Section 2.3
Competitive Projects Assessment

• The section will analyze the offerings of the key competitive projects in terms of their sales,
supply and prices. It will also analyze their units size and ticket size.

32
Competitive projects overview

Project name Developer name

Arihant Advika Arihant Superstructures Ltd

Subject site
Suncity Infrastructure (Mumbai)
Godrej Bayview
LLP/ Godrej Developer
Today global anandam

Arihant advika One Palm Beach Dsb Consultancy Private Limited

Sai world empire

Godrej bayview Raheja Solaris K. Raheja Universal Pvt. Ltd.

Seawoods residences Sai World Empire Paradise Group

Seawoods Residences (Phase - I) L&T Realty

Raheja solaris

One plam beach Today Global Anandam Today Global

Map showing competitive projects Table showing apartment competitive projects

 The shortlisting of 7 competitive projects have been done on

the basis of their supply size and scale of the project.

33
 Competitive projects overview of Apartments

Current Base Unsold

Expected Total Sold as on
Developer Avg Price Inventory as Sales
Project Name Launch Date possession Supply Nov-22 % Sold
Name Saleable on June 22 Velocity
Date (units) (units)
([Link]) (units)
Arihant
Arihant Advika Superstructures Apr-21 Dec-25 Rs. 15,500 345 51 15% 294 1.2%
Ltd
Suncity
Infrastructure
Godrej Bayview (Mumbai) LLP/ Dec-21 Dec-24 Rs. 17,248 244 81 33% 163 3.0%
Godrej
Developer
Dsb Consultancy
One Palm Beach May-22 Dec-25 Rs. 14,177 272 28 10% 244 1.7%
Private Limited
K. Raheja
Raheja Solaris Universal Pvt. Sep-21 Dec-26 Rs. 14,432 698 426 61% 272 4.3%
Ltd.
Sai World Empire Paradise Group Nov-15 Dec-26 Rs. 10,250 1,098 535 49% 563 0.6%

Seawoods Residences
L&T Realty Mar-19 Dec-27 Rs. 15,035 1,183 449 38% 734 0.8%
(Phase - I)
Today Global
Today Global Mar-19 Dec-24 Rs. 7,103 674 390 58% 284 1.3%
Anandam

Table showing competitive projects of apartment

34
Supply

Distribution of Total Supply

Total supply
Project Name 1 BHK 2 BHK 3 BHK 4 BHK Others
of units

Arihant Advika 73% 27% 345

Godrej Bayview 62% 38% 244

One Palm Beach 23% 44% 22% 11% 272

Raheja Solaris 27% 44% 14% 2% 14% 698

Sai World Empire 39% 52% 9% 1098

Seawoods Residences
39% 55% 6% 1183
(Phase - I)

Today Global
34% 55% 11% 674
Anandam

Total 9% 45% 38% 5% 3% 4,514

35
Sales

Distribution of Sold Units

Total
Sold Units Sold
Project Name 1 BHK 2 BHK 3BHK 4 BHK Others supply of
% Units
units
Arihant Advika 9% 6% 15% 51 345

Godrej Bayview 17% 16% 33% 81 244

One Palm Beach 3% 6% 2% 10% 28 272

Raheja Solaris 19% 24% 4% 1% 13% 61% 426 698

Sai World Empire 22% 21% 5% 49% 535 1,098

Seawoods
Residences (Phase 14% 23% 1% 38% 449 1,183
- I)

Today Global
21% 31% 6% 58% 390 674
Anandam

Total 6% 19% 14% 2% 2% 1,960 4,514

36
Product assessment for Unit types

Last Twelve Marketable

Unsold as on Months
Unit type Months sales Sold % Unsold % supply Efficiency %
Nov-2022 inventory
(Units) (Units)

1BHK 95 23% 140 5% 235 18 57%

2BHK 178 43% 1,165 46% 1,343 79 100%

3BHK 119 29% 1,051 41% 1,170 106 67%

4BHK 21 5% 161 6% 182 92 12%

Others 3 1% 37 1% 40 148 2%

Grand Total 416 100% 2,554 100% 2,970

37
Product Assessment of Unit types on basis of Carpet area
Carpet size analysis for 2BHK in Annual Sales
Last twelve Marketable
Carpet Unsold as on Months
months sales Sold % Unsold % supply Efficiency %
area range Nov-2022 inventory
(Units) (Units)
600-700 99 56% 302 26% 401 37 100%
700-800 40 22% 474 41% 514 142 39%
800-900 39 22% 389 33% 428 120 38%
Grand Total 178 100% 1,165 100% 1,343 79

Carpet size analysis for 3 BHK in Annual Sales

Last twelve Marketable
Carpet Unsold as on Months
months sales Sold % Unsold % supply Efficiency %
area range Nov-2022 inventory
(Units) (Units)
700-800 7 6% 0 0% 7 0 22%
900-1000 13 11% 83 8% 96 77 30%
1,000-1,100 44 37% 611 58% 655 167 100%
1,100-1,200 28 24% 92 9% 120 39 65%
1,200-1,300 27 23% 265 25% 292 118 61%
Grand Total 119 100% 1,051 100% 44

38
Product Assessment of Unit types on basis of Saleable size and Ticket price
Base ticket size range analysis for 2BHK in Annual Sales

Carpet Size Base ticket price in (INR)

range 1.25cr-1.5cr 1.5cr-1.75cr 1.75cr-2cr 1cr-1.25cr 2.25cr-2.5cr 2cr-2.25cr 40-80lacs Total
600-700 10 14 49 26 99
700-800 8 2 17 3 10 40
800-900 32 1 6 39
Grand Total 50 2 31 50 3 16 26 178

Raheja solaris (49 units)

Seawoods residency (11 units)

Base ticket size range analysis for 3BHK in Annual Sales

Carpet Size Base ticket price in lakhs (INR)

range 1.75cr-2cr 2.25cr-2.5cr 2.5cr-2.75cr 2.75cr-3cr 2cr-2.25cr 3cr.-3.5cr 80lacs - 1cr Total
700-800 7 7
900-1000 7 3 3 13
1,000-1,100 6 12 21 5 44
1,100-1,200 11 3 14 28
1,200-1,300 27 27
Grand Total 44 12 31 14 12 3 3 119

One palm beach (12 units)

39
Product Summary recommendation
Based on top performing products in the competitive projects.

Top Performing in Competitiive

Typology
Carpet Area (Sqft) Base Ticket Price

2 BHK 600 - 700 1cr. – 1.25cr.

2 BHK 700 - 800 1.75 cr. – 2cr.

3BHK 1,000 – 1,100 2.5 cr. – 2.75 cr.

3BHK 1,100-1,200 2.75 cr. – 3cr.

40
Section 2.4
Price Derivation
Based on the analysis on product and price assessment from catchment, competitive
projects, we would recommend the launch price.

The launch price on the site has been determined using grading of competitive projects.
Premium Discounting method: This method benchmarks the project with nearby comparable
projects and the final price is derived based on the premium/discount achieved by comparing the
projects.

41
Assessment of launch price at Site
Table showing reasoning of comparable projects

Attributes Subject Site Gold crest Grandplaza

BSP on Saleable Area 13,419 13,000
Construction Stage Excavation External work Complete

12 m wide road 24m wide road

Access Road 24 m wide main road
Subject site has better access road Same as the subject site

1.8 km 2km
Connectivity to nearest railway
1.2km Not in better proximity to station than Not in better proximity to station
station
subject site than subject site

Developing industrial and IT Developed mid and high end

ED & social fabric Developed mid and high end residential
cluster residential

Proximity to proposed metro Not in close proximity to proposed Not in close proximity to proposed
In Close proxomity
stations metro stations metro stations

Proximity to developed IT parks In Close proximity Not in close proximity Not in close proximity

Ample amenities + retail high

Amenities Can be achieved on subject site Can be achieved on subject site
street

Developer brand Aurum ventures Bhairav group RNA builders

Discount Premium No Premium or discount

42
Assessment of launch price at Site

Attributes Gold crest Grandplaza

Developer name Bhairav group RNA builders

BSP on Saleable 13,419 13,000

Construction Stage -15.0% -20.0%

Access road 2.5% 0.0%

Connectivity to nearest railway station 2.5% 2.5%

ED & Social Fabric -10.0% -10.0%

Proximity to proposed metro 2.5% 2.5%

Proximity to IT parks 2.5% 2.5%

Amenities 5.0% 2.5%

Developer Brand 5.0% 5.0%

Final Correction -5.0% -15.0%

Corrected Price 12,748 11,050

Recommended launch BSP on
Saleable Area
Rs. 11,899
Recommended launch BSP on
carpet area
Rs.19,633

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Product viability .
Catchment offerings Product offering by XYZ in R6 & R7
In sync with
Typology Product Top performing Carpet size market
Product type
preference type Carpet Size range range
1st 600-700
2 BHK 2 BHK 642 Yes
Preference 700-800
2nd
1 BHK 450-500 1 BHK 435 Yes
Preference
3.5 BHK 1,111 Yes
4.5 BHK 1,312 Risky

Catchment Sales Competition sales Current product Expected Project Sales

Product velocity Velocity
velocity velocity For XYZ
Of XYZ
1 BHK 2.58 % 3.37 % 2.64%
2BHK 1.84 % 1.10 % 1.8 % 1.45%
3 BHK 1.0 % 0.85 % 1.0%

44