Reasearch Report and pricing ranges of Pune Market. Upcoming areas to invest

1. Real Estate Market Report
PUNE 2014
Contact: BM Poonacha
Real Estate Heroes
287, 1st main, Defence Colony, Indiranagar, BANGALORE
560 008 INDIA
+91 9449073566
poonacha@realestateheroes.in
4/12/2014
REAL ESTATE HEROES

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CONTENTS
1. Preface...................................................................................................................................... 2
2. Pune City................................................................................................................................... 3
Overview........................................................................................................................................... 3
SWOT Analysis: Pune ....................................................................................................................... 4
Upcoming Infrastructure Developments ............................................................................................. 5
Pune Positioning ............................................................................................................................... 6
3. Pune Urbanisation ..................................................................................................................... 7
3.1. Urban Transformation................................................................................................................ 7
3.2. Urban Prognosis........................................................................................................................ 8
3.3. Spatial Growth ........................................................................................................................... 9
4. Real Estate Micromarkets........................................................................................................ 10
4.1. Residential............................................................................................................................... 10
4.2. Commercial ............................................................................................................................. 11
4.3. Integrated Townships............................................................................................................... 12
5. Market Outlook 2014................................................................................................................ 13

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1. PREFACE
This Information Memorandum on Pune has been prepared after research from various sources,
urban development plans, historical data, market news and expert analysis. The document has been
prepared to cover the following aspects:
 Knowledge of Competition
 Historical Transformation
 Reviewing Market Trends
 Market Outlook and Forecasts
 Market Insight on Valuations
 Distribution of Asset Classes across Micromarkets
 Asset Class Product Positioning
 Infrastructural Focus
 Growth Corridors
 Economic Factors
Most of all this report intends to aid in an “Informed” Decision Making

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2. PUNE CITY
OVERVIEW
Pune is a plateau city situated near the Western margin of the Deccan plateau and a city of historical
eminence. Ranked as Gamma Global City, it is an important economic center, second to Mumbai in
Western India and currently an expanding metropolis which makes it one of the most emergent
among all cities of India.
The temporal evolution of Pune originated from a tiny agriculture settlement called ‘Punnaka’ in the
8th century. Pune noticed significant growth under the rule of Peshwas, after which it became a
municipality in 1858 and a municipal corporation in 1950.
The Pune Urban Agglomeration (PUA) has an estimated population of 6 million brought about by
large influx of population due to 3 Significant Sectors.
 IT & ITeS
 Automobile & Engineering
 Education

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SWOT ANALYSIS: PUNE
Strengths Weaknesses
Opportunities
• Second Significant Urban Center after Mumbai in
the West
• Excellent Connectivity to other cities: Rail & Road
• Established Engineering, Education and ITeS Hub
• Pune comes in the DMIC influence zone
• Spatial Growth opportunities exist
• Emerging Market which is incubator for various
Businesses & Services Sector
• Enormous Strain on Urban Infrastructure
Threats
• Fully Independent Aviation Operation still
underway
• Competition from neighboring Urban Centers especially
Indore, Nashik and Hyderabad
• Rapid urbanization poses threat to environment and
overpopulation unless If counter magnets are not
developed simultaneously

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UPCOMING INFRASTRUCTURE DEVELOPMENTS
 Pune Food Cluster development project at various locations of Pune, funded by the World
Bank with the help of SIDBI.
 Pune Metro
 Pune International Exhibition and Convention Centre (PIECC) on an area of 239 hectares
expected to be completed in 2017 developed by the Pimpri-Chinchwad New Town
Development Authority.
 170-kilometre Ring Road which encompasses Pune City and Pimpri Chinchwad.
 The 4 laning of the Pune Solapur section of NH 9

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PUNE POSITIONING
Pune is strategically located and is well accessible from a number of cities in West, Central and South
India most of which are well connected by Rail, Road and Air.
Following three National Highways pass through Pune District:
NH4 (Mumbai-Bangalore): The NH-4, passes through the following places in the district: Khandala, Lonavala,
Talegaon, Chinchwad, Pune and Khed-Shivapur. It enters the district from Khopoli
(Dist. Raigad) at Khandala (Tal. Maval) and exits from Sarole (Tal. Bhor) in Pune
disrtict and continues further towards the Satara district. The total length of NH-4 in
the district is around 120 km.
NH9 (Pune-Hyderabad) The NH-9 starts at Pune and passes through Loni, Bhigwan and Indapur. NH-9 ends
in the district at Hingangaon (Tal. Indapur) and continues towards the Solapur
district. The total length of NH-9 in the district is around 152 km.
NH50 (Pune-Nashik) The NH-50 originates at Pune and passes through Chakan, Rajgurunagar, Manchar,
Narayangaon and Alephata, which ends at Alekhind (Tal. Junnar) and continues
further towards Sangamner in the Nashik district. The total length of NH-50 in the
district is around 95 km.
Pune Urban
Agglomeration
Mumbai
IndoreNashik
Bangalore
Nagpur
Hyderabad
Pune Intercity Distance
(Kms)
Mumbai 163
Indore 624
Nashik 202
Bangalore 841
Nagpur 705
Hyderabad 558

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3. PUNE URBANISATION
3.1. URBAN TRANSFORMATION
The urban area of Pune was hardly 5 sq. km. in 1818 and now it stands at about 700 sq. km., with the
total area of the Pune metropolitan region currently covering 1605 sq. Km. Provisional data of the
Census 2011 shows that 5.7 million people live in Pune metropolitan area. Industrialization in Pune
began in the early 1960’s with the establishment of industrial estates in Pimpri – Chinchwad and was
further boosted with the arrival of IT and multinational companies in the last decade.
Figure: Chronological Development of Pune 1820 -2011, Source: Town Planning Department, Pune- 2011

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3.2. URBAN PROGNOSIS
The probability map of urban growth of Pune by 2030 shows that the chances of Pune’s expansion
towards the North and East direction may be higher than the other directions. This may be due to the
presence of the Western Ghats in the South and West direction. Road influenced growth may be
much higher along the NH-9 and SH-27 than the NH-4 towards the Bangalore.
Figure: Probability map
1
of urban growth of Pune by 2030
Rural areas in Urli Knanchan, Wagoli, Rahu and Talegoan Dhandhere revenue areas might be the
main centers of attraction for Pune urbanization in the future; this may be due to presence of Pune-
Ahmednagar State Highway (SH-27), Pune-Hyderabad National Highway (NH-9) and greater
availability of flat ground compared to the West and South sides of Pune. Non built-up land in the rural
areas of Hadapsar, Kothurud and Thergaon revenue areas might be converted in to builtup areas by
2030.
1
Source: International Journal of Geomatics and Geosciences, Volume 2 Issue 2, 2011

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3.3. SPATIAL GROWTH
Pune has been able to expand spatially by way of inclusion and urbanisation of its peripheral villages.
This has served to decrease pressure on the core city by way of a radial urbanization pattern. The
City has already witnessed massive growth towards Pimpri-Chinchwad areas where the Development
Plas are in place. Eastwards on Solapur Road up to Loni Kalbhor will also see major development.
The growth direction of PMC is envisaged towards the present growth along Hinjewadi, PCMC and
Hadapsar. The growths are triggered mainly by IT industry in Hinjewadi, automobile industry in PCMC
and BPO, IT and manufacturing industry in Hadapsar. The growth corridors mainly pass through
North, West and East direction. Southern side of PMC contains hilly area where growth is not
favorable. There is restriction of growth in the Northeast due to the presence of Airport funnel area.
Pune city also has its own limitation for growth; having Pimpri-chinchwad on its north-west direction
with some part of the boundary almost touching each other restricts spatial growth of city in this
direction.

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4. REAL ESTATE MICROMARKETS
4.1. RESIDENTIAL
Eversince, major expressways and highways rather growth corridors shaped Pune’s geographical
territory. Areas like Baner, Pimple Saudagar, Wakad, Kharadi, Warje etc. emerged as the new gold
mines on Pune’s realty scene.
Major Micromarkets
North Pimpri, Nigdi, Moshi, Dighi. Chinchwad, Akurdi, Pradhikaran, Talegaon, Chakan, and Ravet
Central Bund Garden Road, Koregaon Park, Deccan, Kothrud, Swargate, Bhosale Nagar, Deccan, Model Colony,
Prabhat Road, and Shivaji Nagar
South Warje, Katraj, Kondhwa, NIBM Road, Undri, Ambegaon, Katraj, Kondhwa, Parvati, Salisbury Park, Sinhagad
Road, Mohammadwadi, and Warje
East Kalyani Nagar, Yerwada, Viman Nagar, Kharadi, Wagholi, Hadapsar, Koregaon Park, Boat Club
West Aundh, Baner, Bavdhan, Wakad, Ravet, Balewadi, Hinjewadi, Kothrud, Pashan, Pimple-Saudagar, and Wakad.
Focus Micromarkets
Baner Aundh Sample
Emergence After Aundh started saturating,
Baner emerged as a natural
growth area. Additionally it is
located at the
entry point to Pune
close to Mumbai-Pune
Expressway
Baner is also located along the
Mumbai-Bangalore highway
Due to its proximity with
Hinjewadi IT Park it became
significant
Typical Asset Classes Baner quite remarkably
developed a Hi-End social
profile and is the preferred
location for Hi End Residential
properties
Mixed Class Housing
Access Easy access to the city via
Ganeshkhind Road
Market Characteristics Highest appreciation for high-
end properties

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4.2. COMMERCIAL
As is with most Indian Cities Pune developed with a radial profile with Government offices (Pune
Municipal Corporation,Passport Office, Registrar of Companies, Town Planning and Valuations
Department to name a few), District court and hospitals all are located centrally in the old city area.
Accessing any residential catchment area is very easy as it is centrally located and well connected.
Districts Micromarkets
CBD Laxmi Road, Camp, Bund Garden Road, Boat Club, Koregaon Park, Wakdewadi, Shivaji Nagar and Senapati
Bapat Marg
SBD – I Karve Road, Deccan Gymkhana, FC Road, Jungli Maharaj Road, Ganeshkhind Road, SB Road, Wakdewadi
SBD – II Yerwada, Kalyani Nagar, Airport Road
SBD – III Kondhwa, NIBM, Wanowrie, Hadapsar
SBD – IV Mundhwa, Viman Nagar, Kharadi, Nagar Road
SBD – IV Aundh, Baner, Pimpale Nilakh, Pashan, Sus, Bavdhan, Pimpri
PBD – I Hinjewadi, Wakad, Talegaon
PBD – II Saswad Road, Sholapur Road, Phursungi
New Commercial Micromarkets which are emerging are split between two choices primarily:
Preference Factor
East Pune Airport
West Mumbai expressway.

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4.3. INTEGRATED TOWNSHIPS
As per the Special Township Policy Act of the Maharashtra government, a minimum area of 100 acre,
investment in public infrastructure, such as roads, water, and sewage is required for development of
townships. Following is the list of significant Township Projects in and around Pune at various stages
of their existence.
Township Developer Land Area Gross
Development
Value
(as at inception)
Location Project
Status
Magarpatta City Magarpatta Township
Development and
Construction Company
Limited
400 Acres INR 4000 Crores Hadapsar Existing
Lavasa HCC 25000 Acres INR 50,000
Crores
Pune District Partially
Operational
Oxford Knowledge City Oxford Pvt Ltd. NA NA Lavle Partially
Operational
Defence City Defence City Developers 226 Acres NA Wagholi Ongoing
Amanora Park Town City Development Corporation 400 Acres INR 10,000
Crores
Hadapsar Ongoing
Forest Trails Paranjape Schemes 138 Acres INR 3,200 Crores Bhugoan Ongoing
Blue Ridge Pegasus Properties (ABIL) 150 Acres INR 1,500 Crores Hinjewadi Ongoing
KUL Ecoloch Kumar Builders 124 Acres NA Baner Ongoing
KUL Nation Kumar Builders 110 Acres NA Kharadi Ongoing
Life Republic Kolte Patil & ICICI Ventures 450 Acres NA Hinjewadi Ongoing
Nanded City Magarpatta Township
Development and
Construction Company
Limited
700 Acres INR 9000 Crores Nanded Ongoing
Palace Gardens HIRCO NA NA NA Upcoming

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5. MARKET OUTLOOK 2014
 IT and ITeS to be the dominant driver
 Occupier Interest among all asset classes follows
 Peripheral Micromarkets and Exurban areas to witness most growth
 Activity Areas will be the East and West due to land availability, intra-city connectivity and
Infrastructural facilitation
 Lot of anticipations from this market compared to all metros