Flat or Apartment buying guide by BiswaPrakash2

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									                               How to Buy a Flat/Apartment?
                                              Basic Gyan:

How to ascertain value of a flat?
       Stamp duty in Orissa, India now is 5%
       Construction going rate is Rs 1400@SqFt in Orissa

Way 1: inquire going rate of rent of such flats

Way 2: inquire going rate of land value

The permanence of the structure (if as per standards) is considered maximum of 30 years. In few
countries the flats are calculated on a typical PV method where the calculation broadly looks like this:

Fixed Cost: Inflation adjusted cost of land / number of dwelling units

Variable Cost: Present rental value X (360- structure age in no. of months)

Other Cost: Cost of free amenities (to be declared)

Let us take a case example. If 18 flats are built on a land costing 18 lacs with an ongoing rental value of
5000 pm. If the amenities values about a lac, each unit should cost 20 lacs i.e. land (1 lac) +variable
(360X5000) +amenities (1 lac). If the same flat is 5 years old then the cost will go up or down on the
basis of the rental value/inflation adjusted proportionate land cost etc.

In any standards the quality of construction at Bhubaneswar be guaranteed for 30 years and the land
cost is not subject to any audit. How can the flats be valued so much when the rentals are still squat.

Calculate Property tax:


Calculate Carpet area:



The livable area of the apartment that does not include the total area of the walls. Carpet area is defined
as "the net usable area measured from the inner faces of wall to wall". However, the trend nowadays is
to calculate area on the basis of built-up area or "super built-up/saleable area".


Apartment space that includes the area covered by the walls. Built-up area is the net area of a flat,
including space covered by the wall thickness. This is generally 15% more than the carpet area of a flat.
This are also includes the "common spaces area".

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There are two types of "common spaces" area:

1.Common Spaces on each floor

2.Common spaces in the building

Common spaces on each floor:

The staircases, lobby, lift, etc. on the floor are to be divided "proportionately" among the flats on the
particular floor. For example, a building may have four flats per floor with different built-up areas. The
built-up areas of the four flats may be 1000, 2000, 3000 and 4000 sq. ft. It means that the proportionate
shares of floor space among the four flats are 10%, 20%, 30% and 40%.

Now, if the area of staircase, lobby, lift, etc., is 100 sq. ft. then it should be shared among the four flats
as per the proportion of floor space enjoyed by them. So, out of 100 sq. ft., 40 sq. ft. goes to the 4000
sq. ft. flat, 30 sq. ft. to the 3000 sq. ft. flat and so on. Therefore, the gross area of the four flats on a
floor becomes 1010 sq. ft., 2020 sq. ft., 3030 sq. ft. and 4040 sq. ft. respectively.

If this is too complicated, just remember that if you have a bigger flat, you have to pay for more of the
common space on each floor. If you have a smaller flat, you have to play for less of the common space
on each floor.

Common spaces in the building:

Every apartment building must have a lobby, a staircase, a pump room, an electrical room, etc., at the
ground level. There must also be one or more stair-room at the terrace level and sometimes, also a lift
machine room. All these areas should be proportionately divided among all the flats.

So, "Super built up area" = built up area + common spaces on each floor + common spaces in the
building all together!

Now, generally, when calculating the cost of the flat, you are charged on the basis of per square feet of
super built up area.

                                     Process of hunting for a flat:
When choosing the location of your flat, you must consider these questions:

    1.    Is there a “daily market” from which you can buy fruits and vegetables near-by?
    2.    Is there a doctor’s clinic or hospital nearby?
    3.    If you and your family rely on public transport, is there a bus stop, railway station etc. close-by?
    4.    If you have small children, are there a playground, park, and garden etc. close-by?
    5.    What about post offices, banks etc.?
    6.    Does the area have proper drainage, sewage and water supply?
    7.    Is there a regular system for garbage disposal in your area?
    8.    What about schools, collages, offices? How far are they from the location?
    9.    What will the daily transport cost be?
    10.   What is the pollution and noise situation in the area?
    11.   How is the neighborhood? Is it a safe place to raise children?

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It would be best if you choose a flat that satisfies your needs and also suits your life style. You could
use these questions to guide you:

    1. What is the age of the people who will be living in the flat? If they are old, you might want to
        choose a flat that is on the ground floor or first floor?
    2. If the flat is on a high floor, is there a lift service available in the building?
    3. Does the lift service have a generator backup?
    4. If you choose a flat on the first or ground floor, you must consider the possibility of floods
        affecting the area!
    5. How are the flats in the society arranged? Is there privacy or can everyone sees into your
    6. When people are talking in the flat next to yours, can you hear it in your flat? This would mean
        that your conversations too will not be private!
    7. How are the windows of the flat arranged? Does enough sunlight come into the house?
    8. Is there enough ventilation?
    9. What are the amenities the society is providing?
    10. Are there too many corridors in the apartment? You will be paying on basis of area. Corridors
        eat up room-area!
    11. Ideally, there should be at least one common toilet so that the visitors do not have to enter your
        bedroom to use your bathroom.
    12. The kitchen, dining room and entrance should be close to each other. This ensures easy serving
        of food to guests etc…
    13. Ideally, the building design should include “curtain walling”. It is required to protect against
        “seepage” problems!
    14. Check the heights of railings, distance between each railing etc. from the point of view of safety
        of children.
    15. The builder might tend to design the flat such that the bathroom is close to the kitchen. This is
        done to reduce plumbing costs. But this tends to clutter up the house and reduces the
        ventilation of other rooms of the house. Make sure that this is not the case.
    16. Try to draw the furniture on the ground and see how much space is left free. Is the house too
    17. It would be a good idea to check up on the quality of construction before you go in for a
        particular project.
    18. You need to check up on the reputation of the “promoter”, “contractor” and “architect” of the
        construction. Visit other projects by them. Try to find problems and faults in their construction
        by talking to people.
    19. One of the most important criteria is the cement being used in the construction. Try to check up
        often, though surprise visits about the type of cement being used. Ask the builder about this?
        Ask him to explain why he feels the particular cement being used is the best…
    20. Check up on the thickness of the external walls. If they are 6-inches walls, it is not a very stable
        construction. A 9-inch wall is always better.
    21. You must ask for a 'performance guarantee' clause or at least a 'structural liability' clause in the
        sale agreement. This will insure that the builder remains liable for any defect in the building for
        at least one to three years from the day he hands over possession to you.
    22. Having used all the above given points, let us assume that you have finally found your dream
        house. Now, comes the question of paying for it. Most people will go in for a home loan…

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Home loan:
There are many different companies that are providing home loans. There are many different offers
and features. How do you decide what loan you should go in for? To help you answer that, here are a
few things you might want to consider….

Best way to compare offers: Go to the different institutions providing housing loans and ask them to
calculate and give you the “net” amount of money you will have to pay over 10-Yrs and the “net”
amount of money you will have to pay over 20-Yrs. When we say “net” we mean that the money
includes everything, the administration, processing and all other possible fees. Note all the different
rates that all the different organizations give. This will give you the best idea about the different rates.

You will also have to choose between a 10-Yr or 20-Yr loan. A 20-Yr loan will mean lower EMI (equal
monthly installments) but probably a higher interest rate. In the long run, you'll be paying more for your
house because you will be making more interest payments.

With a 10-year loan, the EMI will be higher but the interest rate lower; thus you'll pay less for your
house because it will be paid off in a shorter period of time. You will have to decide what suites your

Find out about “processing fees”, “administration charges” and the “quantum of loan”. Get each
institution to provide you with a written statement of all fees. Then, ask to reduce one or more of the
fees. Use the lowest fees you to negotiate with other institutions. (Don’t be shy. Seriously!) You must

If a sales person asks you to include false information on your home loan application to get quick
approval, do not agree to this. Also don’t get confused into borrowing more money than you need or
can afford.

A lot of Income Tax savings are possible with home loans. The Income Tax saved can be used to pay the
EMI. So do not lose out on the income tax saving opportunities.

Ideally, you should choose the bank which does not require a "guarantor" and offers home loans
without "pre-payment penalty" (or a penalty for repaying loan before it is due). This helps you re-pay
your loan as early as possible.

The following documents will be required if you approach an institution with a home loan request. Try
to take these documents along with you. If you show them that you are a serious buyer, they are more
likely to be open to negotiations:

If you are a Salaried Employee:

1.The latest salary slips showing statutory deductions

2.Form 16 (showing tax deducted at source by employer)

3.Proof of age (birth certificate/voter identity card/passport/school-leaving certificate/valid driving

4.Proof of residence (phone bill/electricity bill/ration card)

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If you are Self-employed:

1.Computation of income for the previous two years, certified by a Chartered Accountant

2.Profit & Loss Account and Balance Sheet for the previous two years, certified by a Chartered

3.Proof of age (birth certificate/voter identity card/passport/school-leaving certificate/valid driving

4.Proof of residence (phone bill/electricity bill/ration card)

Choosing "fixed" or "floating" interest rate!

Just in case you are not sure about what these mean, let us explain them first. A "fixed" rate would be a
rate that would be set right at the beginning when you apply for the loan. Suppose you apply for the
loan and choose a “pure fixed” rate, then if the rate of interest is 9% at the time of application, it will
remain 9% for the complete period of the loan.

This could be good if the interest rates increase during the period for which you are paying the loan. This
could be bad if the interest rates reduce during the period for which you are paying the loan. But, if you
want a safe option, then you should go for this.

However, there is another version of “fixed” interest rates. These are “semi fixed”. This means that the
interest rates remain the same for 3 or 5 years. And at the end of every 3 or 5 years, the interest rates
are changed again. If you decide to go in for “fixed” rates, be very clear about the kind of “fixed” rates
you are choosing.

In the case of “floating” interest rates, the interest rates change depending on basis of some other
external interest rate. For example, some banks decide the “floating” interest rate on basis of their fixed
deposit interest rate. And the fixed deposit interest rate generally depends on the market.

However, in some banks, the “floating” rate may depend on some "internal interest rate" that is not
market dependent. This is as good as a “fixed” interest rate. It will just give an impression of a “floating”
rate. So, make sure you know what the “floating” rate is dependent on, when you go for it.

Now a days, some banks even allow you to split your loan amount and pay part of it on the “fixed” and
the other part on basis of the “floating” rate. Ask about this. Also ask whether there is a way to switch
from “fixed” to “floating” interest rates in the middle of the tenure. If that is possible, you should be
constantly vigilant of changes and make switches appropriately for getting the best rate!

Basically, the choice of “fixed” or “floating” rate depends on your situation and how much risk you can

Keep these few things in mind. If you are not clear about the procedure of taking a loan, do not worry
about that. Just go to an institution, and tell them you want a home loan, they will be more than happy
to tell you everything you want to know!

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Check for legal problems...
Before you short-list a particular property, you need to make sure that the land, on which the property
is being built, is free of any legal problems. If you do not do this, a few years down the line, in a Govt.
drive to remove illegal property, your home may be destroyed. So it is better to be safe than sorry.

The first thing you need to check is the "permitted use of the land" in the government records. Land
CANNOT be used for real estate, unless it is "buildable" land as per government records.

You should ALSO get your lawyer to find out from the land registration office whether the land has been
sold or mortgaged to other parties, or whether any other fact has been left undisclosed by the owner of
the land.

If the land area is more than 500 sq. m. check with the builder on whether he has obtained the "ULC
Clearance" for development on the land.

Make sure that all the required property taxes to the municipality departments are properly paid and
up-to-date! Ask the builder to provide you with the receipt of the latest tax payments to make sure that
they are being payed.

Inquiries should also be made in various departments of the municipality to find out whether any
notices or problems relating to the property have been issued and not yet satisfied by the builder.
Finally, it should be checked whether the property in the name of the seller according to government
and municipal records.

Any land that is clear from all these issues mentioned above would be an ideal site for building.

There is a simpler way to go about all of this investigation. You see, most municipal authorities seek
"clearances" and "no objection certificates" from the relevant departments before sanctioning a
building plan. So, if a promoter/builder is able to show you a sanctioned building plan, this could
indicate that the land is free from legal issues. However, of course, some bribery etc.. may have been
used to obtain the sanction of the building plan. So to be really sure you should investigate yourself.

But, if you do not want to take the trouble, at least ask the builder to produce the sanctioned building

Now a days it's very easy to verify the land records through “http://bhulekh.ori.nic.in” Thanks for the

Other costs:
You will have to pay a "stamp duty" of 6% to 12% of the total cost of the sale. Besides that, you will also
have to pay around 1% as registration fees. All these will increase the total cost you pay, so they must be

There will also be "maintenance costs", property taxes...and many other minor things. So, when
calculating how much you can afford to spend, calculate all these things. Also when negotiating with the
seller, negotiate on the basis of these things and ask the seller to give you a complete break up of all the
prices involved.

After everything else is done....

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After you find out how much the property costs you, after you negotiate over the price, it would be a
good idea to take down all your negotiations "in writing" from the seller. If the seller has promised
certain things like parking, a certain rate per square foot etc., take all that down in writing. Do not rely
on the "seller's promise".

The next step is to prepare the "agreement of sale". Basically it is an agreement that covers everything
you have negotiated and decided and other legal formalities...

If the seller insists on drafting the agreement, get it checked properly by your lawyer. There may be
certain loop holes in the agreement because of which you may end up in trouble. You could also draft
the agreement though your lawyer. Once the agreement is ready and accepted by you and the seller,
you need to officially get the flat to be transferred to your name though the "registration" of the
agreement though the Govt. Sub-Registrar in your city. Pay the money and the flat is yours.

This process is a little more "long-drawn" than it seems by reading the above paragraph. However, it is
not too complicated and you can easily ask your lawyer to help you with the process. What is more
important is that you keep in mind the points discussed in the previous pages about the choice of flat,
home loans etc.

Check List:
1. Conveyance / Sale deed : Document by which the title of a property is conveyed by the seller to the

2. ULC [Urban Land (Ceiling & Regulation) Act]

3. 7/12 extract is a document, which shows the names of the owners of the property. It contains details
such as the Survey numbers, area, date from which the current owner’s names were registered as
owners. The 7/12 extract is issued by the Tehsildar or the concerned land authorities.

4. Index II – Index II is a document issued by the office of the Sub- Registrar of Assurances. It mainly
mentions the names of the sellers & purchasers of a property for which the document is registered.

5. Search report & Title certificate – A Title certificate is issued by an advocate after conducting a search
of the title of the property, which is intended to be purchased. The title certificate would state if the
property is unencumbered and has a clear marketable title.(30 years)

6. Non Agricultural (N.A) permission –

7. Development Agreement : entered into by the builder with the landowner. It contains details
regarding the terms and conditions on which the landowner has permitted development of his property.
This is where the landowner engages a third party (i.e. the developer) to develop and build on their plot
of land. This agreement is generally accompanied by a Power of Attorney in favor of the developer.

8. Approved building plans need to be checked necessarily. The plans must be approved by the
Municipal Corporation/ Town Planning authority or other concerned authorities like CIDCO, MHADA,
HUDCO, Gram Panchayat, etc. as applicable depending on the location of the project. Approved plan of
the building along with the number of floors. Check if occupancy certificate has been issued by the
municipality authority with the approved of Building Plan.

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9. Commencement certificate is given by the Municipal Corporation permitting the developer to begin

10. Completion/occupation certificate is given by the concerned authorities to the developer once the
said building is complete in all respects and fit for occupation.

11. Stamp Duty & Registration:

12. Registration of an agreement

13. Approved layout plan

14. ownership documents. Check if the land on which the builder is building is his or he has undertaken
an agreement with a landlord. If so, check the title of the land ownership with the help of an advocate.

15. Ensure that urban land ceiling NOC (if applicable) has been obtained or not.

16. NOC from water and electricity authorities also have to be obtained.

17. NOC from lift authorities.

18. Has your builder/promoter acquired the approvals from Municipal Corporation, Area Development
Authorities, Electricity Boards, Water Supply & Sewerage Boards, and Airport Area Authorities?

19. Ensure execution of proper sale agreements on your initial payments.

20. IOD (Intimation of disapproval)

21. Encumbrance certificate

Checklist if it’s a builder:

1.Original copy of your agreement with the builder

2.7/12 extract or property register card of the land under construction

3.Index II extract of your agreement with the builder

4.Copy of N.A.(Non Agricultural) permission for the land from the collector

5.Search and title report (with the details of documents) for the last 30 years

6.Development agreement between the owner of land and the builder

7.Copy of order under the Urban land Ceiling Act

8.Copy of building plans sanctioned by the competent authority

9.Commencement certificate granted by Corporation / Nagar Palika

10.Building completion certificate (if available)

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11.The latest receipts of taxes paid

12.Partnership deed or memorandum of association of the builders firm

A When you are buying a flat from a builder in a building under construction, you have to check the

       Approved plan of the building along with the number of floors.
       Check if the land on which the builder is building is his or he has undertaken an agreement with
        a landlord. If so, check the title of the land ownership with the help of an advocate.
       Check the building byelaws as applicable in that area and ensure that the builder is building
        without any violation of front setback, side setbacks, height, etc.
       Check specifications given in the agreement to sell of the sale brochure. Is he providing the
        same actually on the ground or not?
       Check the reputation of the builder.
       Ensure that urban land ceiling NOC (if applicable) has been obtained or not.
       NOC from water and electricity authorities also have to be obtained.
       NOC from lift authorities.

Before you buy an apartment in a co-operative housing society, here are a few questions you must

1. Is there a transfer fee?

Many societies charge a fee from the person selling his/ her apartment or from the person buying the
apartment. Some societies charge this fee from both individuals.

You need to find out if there is a transfer fee being levied on you, the buyer. If so, you need to know the

2. What is the maintenance charge?

Societies levy maintenance charges on its members. These could be monthly, quarterly or semi-annual

The charges are based on the area of your home.

Find out how much it amounts to and when it has to be paid.

3. What's included in the maintenance charge?

The maintenance will generally cover the municipal tax, property tax, assessment tax, water charges,
common electricity charges, elevator charges and charges for hired help like the garbage cleaner and

It will be steeper if your society offers additional facilities like a garden, play area for children, swimming
pool, gym, club house, etc.

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Check in detail what is and what is not included in the charge. For instance, car parking charges will not
be included in the maintenance fee.

All members will also have to contribute to a 'sinking fund'; this fund is used to finance all heavy repairs
in the building and in its premises. The amount varies with each society.

4. Are pets allowed?

Even if you don't have one now, you may think of having one in the future. Check if pets are permitted.
If they are, does the society charge a fee?

5. Is car parking provided?

Some societies do not have car parking. Those that do charge for it. Find out how much this is. This will
be separately billed to you when you get your society maintenance bill.

Check with the seller of the apartment if his/ her parking slot will be made available to you.

If your previous owner did not have a vehicle, speak to the secretary of the society and ask if a slot can
be made available to you.

6. What sort of security is provided?

Is day and night security provided? You may specially consider it if you and your spouse work and leave
your little child at home with a maid. Or if you have elderly parents staying with you.

You can also check if they have the intercom system, or if they check before letting someone up to your

7. Is there a water problem?

Does the society have a tank to store water? Is water supply available all 24 hours?

8. Can you park your child's bicycle?

Will the society allow you to park it in the corridor? If not, then in the compound? Will they charge you
for it?

9. What is the connectivity?

Does the building have a cable connection? What about broadband? There exists more than that meets
the naked eye.

Will the seller be leaving the telephone connection behind?

10. Are all the bills settled?

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Ask for proof from the seller that all electricity bills and telephone bills have been cleared. From the
Date of Possession (when you obtain ownership of the apartment), all the bills become your

Also check with the secretary if all other society dues have been settled.

Once you move in, inform the local electricity board of the change in name of the occupant. Find out if
there is an electric meter deposit and how much it is. And, if the telephone has been left behind, get it
transferred to your name. Also, get in touch with the cable operator for broadband and television. If the
society has a gas pipeline, you need to get it transferred in your name.

Buying a house is an emotional decision. But it needs to be a practical decision too. And, need I say, it
is time consuming one as well. Here, we give you tips on what to look at when scouting around for a

       Scrutinize the apartment

       Visualize yourself in the apartment. Do you see yourself making a home here?

       Do you like the layout of the rooms? Are you happy with the long corridors or passages? Where
        will you dry your clothes? Does it bother you that there are no balconies? Or that all the
        balconies are enclosed? Is there a lot of wastage of space? Would you be able to renovate the
        apartment according to your taste? Do you find the rooms too small?

       Look at the wiring and the switch board. Do they need to be changed? Will you have to make
        many more plug points?

       Does the house desperately need a new coat of paint? Is the plaster peeling? Do you spot any
        leakages? What about the tiling?

       What about the plumbing? Do the pipes look totally rusted? How many outlets (taps) are there
        for water? How many bathrooms and toilets? Do they need to be totally redone?

       The greater the amount of renovation, the more you can bargain for a lower sale rate. So get a
        proper estimate of what your renovation will cost before you start negotiating on the sale price.

       A word of caution here. If your renovation includes touching any of the load-bearing pillars, you
        will have to obtain municipal permission.

       If you don't, the managing committee of the society can object to the changes; in some cases,
        some societies have even ordered that the work be stopped.

       After all, changes in the civil structure can affect the building and may also create cracks and

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      If you want to enclose a balcony or do some plumbing work, it is sufficient enough to get the
       society's permission (in such cases, you do not need municipal permission).

      Other work like replastering or a simple paint job do not require permission.

      Take a good look at the building

      Giving the building a low-down.

      Does it look shabby? Does it look like it will collapse any time? Are there cracks in the pillars or
       beams? When was the last time it was repaired and painted?

      If the society has not made any changes recently, they may do so in the near future and you may
       be asked to contribute to it. They do this by asking flat owners to make staggered (spread over a
       few months) or lump sum payments for major repairs or paint jobs.

      Is the staircase clean? Do they have an elevator?

      The locality matters

      If your building does not have ample ground for children to play, see if there is a park nearby.

      A friend of mine lives with an ailing mother and so ensured that the place she looked for was not
       too far from a hospital or nursing home. Another friend said that school proximity was more of
       an issue.

      Is there a market in the vicinity? Are there a few grocery stores around?

      Is it very close to the main road? Is the noise a problem?

      How accessible is the home to public transport? Is the nearest bus stop or train station miles
       away? Are taxis or auto rickshaws easily available? It may be a quiet and serene location but will
       it be a tedious effort getting to work? Of course, if you have your own transport, it will not be an

      Is it under construction?

      If the building is under construction, it is a good time to renovate your apartment and make
       changes. Maybe you want a door to your room opening in another direction. Or, you want to
       merge two rooms? Maybe you want numerous plug points across the house.

      Check on the builder too. Is he reliable? Does he complete his work on time? Home loan
       companies have pre-approved properties which they finance. If a builder features on this list, it
       generally indicates a good track record. However, this is no guarantee that the property will be
       constructed on time.

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The last word
Make at least two trips to the place before you decide to buy it. Don't just decide on the first visit.

Finally, always visit the apartment during the day. You must see the house in natural sunlight. Also, if
buying an apartment already constructed and occupied (resale), you will be able to see the state of the
apartment and building more clearly.

Don’t forget to:

1.Whether the plot on which the building stands is non-agricultural(N/A) and has a clear title.

2.Whether the building is in the name of the builder.

3. Whether a co-operative housing society has been formed and if yes whether the conveyance of the
plot and building in favor of the society has been completed by the builder.

4. The current rate (Rs./sq. foot) of the area.

5. Whether the rate offered to you matches with the area rate and the basis - built up or super built up.
Check what is included in "super built up".

6. What amenities is the builder offering.

7. The ratio of white: black amount. Ensure that the "white" amount is in keeping with the official
declared rate for the area for the purpose of paying stamp duty.

8. The amount of stamp duty to be paid. Without paying the stamp duty, the flat is not legally yours.

Demo Specs:

 Structure         RCC framed casement 5 structure, apartments spread from 1st to 5th floor

                   Parking is in Basement and Ground Level. Staircase and lift connects from Basement
                   to all the levels.

 Flooring          Ground floor main welcome lounge.             Decorative 1ft X 1ft ceramic tiles Brand:
                                                                 JOHNSOM & JOHNDON
                   Master Bedroom                                Premium elegant patterned vitrified tiles
                   Living/ dining/passages leading to            Superior Vitrified tiles; 2ft.x 2ft.Elegant
                   bedrooms, balconies, other Bedrooms           pattern Designer Tiles

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                 Kitchen / Utility / Toilet                   Anti-skid/Matt ceramic designer tiles
                                                              Brand: SWASTIK tiles or Equivalent

                 All interior wall Plastered smoothly and painted in 2 layers of putty +1 layer of
                 faces & ceilings. primer +2 coats of acrylic Emulsion paint: All of BERGER Brand
                 Kitchen.          The dado over kitchen counter is of vitrified tile 900X900
                                   mm/ceramic tile up to 900 mm ht. (3’0”)
                 Toilet            Dado of 7’ height decorative ceramic tiles of minimum size 12X18.
                 Exterior Fascia of These are plastered with white cement wash and then painted
                 Building.          with acrylic based paint and textured surfaces in selective places
                                    as per
                                    Architect’s design to give an elegant look.MAKE:BERGER

                 Fixtures & Fittings

Doors            Main door                    Sal Wood Frame with Flush Wood Door and Decorative
                                              teak veneer on both sides including good quality hinges,
                                              lock and handle
                                              & VIDEO DOOR PHONE.
                 Bed room                     Engineered wooden door frame/shutter including good
                 doors/Toilet/Dining          quality hinges, lock and handle.
                 Balconies etc.

Widows           Heavy gauged,UPVC frames with glazed, hinged shutters and M.S Grills with Granite
                 Sill. Make: FENESTA / WINTECH

Ventilators      Heavy gauged, aluminum with glazed, hinged ventilators with provision for exhaust

                 Plumbing/Sanitary Fittings

Master           ROCA/JAGUAR/KOHLER premium quality or equivalent CP fittings and KOHLER/ROCA
bedroom toilet   / HINDWARE/ PARRYWARE premium quality or equivalent sanitary fixtures.
                 Shower area with HEAD ROSE / RAIN SHOWER, wall mixture/ diverter.

                 Granite/marble counter wash basin, with bottle trap, mirror and towel rail.
                 Wall mounted EWC, it includes seat cover, flush valve (button type) and health

Other Toilets    Roca/ jaguar/ kohler premium quality or equivalent CP fittings and
                 Kohler/Tato/Roca/ Hindware/ Parry ware premium quality or equivalent sanitary
                 Shower area with head rose/rain shower, wall mixture/ diverter.

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                   Granite/marble counter wash basin , with bottle trap, mirror and towel rail.
                   WALL MOUNTED EWC, it includes seat cover , flush valve (button type) and health

 Kitchens &        Kitchen counter top of highly polished bull-nosed granite, NIRALI OR EQUIBALENT
 Dining            STAINLESS STEEL SINK (Double bowl, single drain) with ROCA/ JARUAR/ KOHLER
                   Premium quality or equivalent hot and cold bsin mixer. Water outlet provision for
                   water purifier above drain board.
                   In dining area, granite/marble counter wash basin, face mirror and decorative
                   ceramic tiles up to 3 ft above the wash basin

Personal Opinion:
Real estate is really unorganized in Bhubaneswar with full of touts/cheats ruling the roost. And prices
have shot through the roof apparently due to speculation and for no big reason. What reason do we
have which makes the prices comparable/or even more than that of Bangalore, Mumbai or Delhi?

Do we have the infrastructure, do we have the necessary industries, and do we have the jobs?? Builders
go on increasing prices one after the other based on pure speculation. You cannot touch properties
around Patia. See the mushrooming plotting schemes and prices around the proposed Infocity-II or
around AIIMS. Nobody knows when it will come up or whether it will come up at all, but the prices are
increasing in pure speculation. And mind, it there is absolutely no infrastructure or serious habitation

And no reputed builder is coming up with plotting schemes. Big builders, if any, are only bringing up
residential apartments and duplex schemes in main areas which are extremely costly. Flats in range of
35-50 lakhs and above and duplexes above 50-60 lakhs are the norm.

By default, all agents/middlemen are touts and can’t be trusted. No builder or agent is trust-worthy.

Just a pointer, going rate of rent of 2BHK flat is Rs 10 K now, can’t see the logic of buying a flat and
paying Rs 25K as EMI for next 20 years…

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