Case Studies

Case Study 1

SITE - HOSKOTE, Bangalore, Karnataka - Morgan Stanley (DNR Corp)

Total Area

40 Acres

Built Up:

Built Up - 1 Mn Sq Ft

Challenges Encountered

  • Non availability of complete land history specially of last 30 years
  • Government gifted lands to certain communities and complexity in land transfer rules
  • Land interspersed with natural canals (minor) (at times only on revenue map)
  • Challenging process of transfer and conversion for government lands bought by private companies
  • Moratorium of 2 years for new land conversions post issue of new development plan - limiting availability of options
  • Limited land options suitable for warehousing due to shape, efficiency, litigations, encumbrance, HT lines and access to 60 ft road
  • Negotiating with owners on commercials and their decision dilemma in providing the revenue documents

Value Addition

  • Absolute clarity on land acquisition policies and correct documentation to expedite process
  • Facilitating phased wise purchase and transfer of land
  • Ability to carryout intensive due diligence prior to purchase
  • Strength and experience of team in Bangalore

Case Study 2

SITE - KHIJURI, Haryana - MORGAN STANLEY (Under Execution)

Total Area

30 Acres

Built Up:

0.75 Million Sq Ft (Proposed)

Challenges Encountered

  • Client Requirement was for 1 Million Sq Ft (Built Up Area on NH8)
  • Economical Rentals were Required, Connectivity on NH8, and within 50 Kms from New Delhi
  • Client Dilemma in Decision Making (1 Million to 0.25 Million Sq Ft)
  • Lease Period had to be Extended from 30 to 60 Years, Negotiated with Owners
  • While Decision Dilemma of Client & Land Owners, the Area was reduced to 30 Acres from 37 Acres
  • Undivided land with Multiple Owners having Share
  • Land was Mortgaged & had a Bank Loan attached
  • Physical Possession of Land as there were Previous Truck Parking Tenants
  • Cancellation of all Previous Lease Deeds & Agreements on the Site
  • Unauthorized Structure Removal & Demolition

Value Addition

  • Cancellation of Multiple Deeds & Loans from Revenue Records, Negotiating the Deficiency in Physical Possession of Land leading to the Owner Fulfilling the Deficiency within the same Cost, As Per Market Rate, all Projects were executed at the Lowest Possible Rates
  • 30 Days (Land Acquisition for Lease Period of 30 Years)
  • 40 Days (CLU)
  • 15 Days (Revised Land Acquisition for Lease Period of 60 Years)

Case Study 3

SITE - ULUBERIA, Calcutta (Under Execution)

Total Area

17 Acres

Built Up:

0.375 Million Sq Ft

Challenges Encountered

  • Land aggregation to form contiguous one parcel is a challenge
  • Lack of land history for title flow check
  • High water table and interference with natural gradient of terrain causing big water logging
  • History of instability or interference by local people in certain localities around Kolkata
  • Very long and difficult process of transfer and conversion for government lands bought by private companies
  • Land aggregation beyond 500 - 2000 sqm falls under land ceiling ambit, entailing aggregation by local person prior to transfer to company and requirement of NOC from revenue department prior to transfer
  • Unauthorized construction, Illegal possession, Non Clear title land, Tribal and Local issues

Value Addition

  • Absolute clarity on land acquisition policies and correct documentation to expedite process
  • Facilitating phased wise purchase and transfer of land
  • Strength and experience of company’s local associates