Michigan Real Estate

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Investing in Georgetown, Texas real estate, and other Austin area homes, continues to be one of the most successful investments for small and large investors alike. However, one of the biggest challenges of investing in real estate is managing the property. Even if you are in the same town, it can be difficult to have the time and resources to keep an eye on your rental property, especially if you have more than one.

In addition, the time and money involved in filling a vacancy and collecting rent can become more trouble than it’s worth. Instead of worrying constantly about what is going on at your rental property, you can hire a property manager, and spend your time doing what you do best: Enjoying your family time and making money in your own profession.

A professional property management company can not only maintain your investment, but can collect rent, handle tenant problems and have the connections to quickly fill vacancies. In addition to freeing up your personal and professional time, there are four key benefits of hiring a professional brokerage that handles property management in Georgetown, Texas and the greater Austin area.

Benefit #1 – Consistent Cash Flow

Securing rent payments or chasing down late rent payments from your tenant can be both difficult and awkward. A professional property management company has their own systems in place to effectively collect rent and maintain on-time payments.

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If you are not able to maintain consistent payments, it can significantly affect your cash flow. A property manager’s job is to know the market, so they can make sure your rental rates are competitive and you don’t leave any money on the table with the rent you’re asking. This is the key to securing the highest rental payment the market can bear for your rental home and still rent it out in a timely manner.

Benefit #2 – Decreased Vacancy Periods

To be a successful real estate investor, it is crucial to avoid the expense of carrying a vacant property. A good property manager is going to have experience in offline and online marketing opportunities as well as a personal network of brokers to advertise his properties to. This increases the exposure of your properties and decreases vacancy periods.

Benefit #3 – Reduced Liability

There is a a great number of applicable laws and regulations that you are going to need to abide by when renting and maintaining your real estate investment. These include local, state and federal regulations, as well as fair housing regulations. A locally-based Georgetown Texas property management company like Mars Hill Property Management can help you avoid lawsuits by keeping up-to-date and in compliance with these regulations.

Benefit #4 – Improved Property Value

Being watchful in the care of your rental property is crucial to the maintenance of your investment. Through routine communications with tenants, a property manager can find and repair problems before they become more expensive, major repairs. It is standard for property managers to perform inspections before a tenant moves in, during their lease, and after the tenant moves out.

One of the leading professional property management companies in the Central Texas area is the Property management Division of Mars Hill Realty Group. They provide professional management services, as well as knowledge and expertise in Georgetown, Texas real estate and the Central Texas homes for sale. A great resource to find out more about Georgetown Texas property management, real estate, or investing in rental property in the greater Austin area and managing those properties, is through their websites: www.marshillpropertymanagement.com and www.marshillrealty.com

Mars Hill Realty Group delivers up-to-date information on Georgetown Texas real estate and surrounding communities in the greater Austin area. Edward Lui is a real estate agent who will give you a customized home buyer experience – He will be your full-time advocate and liaison between builders, contractors and lenders to find the perfect home unique to your needs.

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Promoting your real estate businesses online is the easiest way to attract more clients and generate revenues. Hire an experienced web developing company to create a user friendly website for your clients to conveniently access the property listings and get other relevant info.

As a real estate agent, your main objective is to sell as many properties as you can to progress ahead. To add clients, you need to promote your businesses and fliers seem like a nice idea but these are only location specific. You need to attract a wider range of people and Internet is the right platform for that. With an easy access to the Internet, there are a large number of people who can be informed of your businesses. To advertise yourselves over the Internet, you need to have attractive websites that draw more clients to you. Hire a web developing company that specializes in creating real estate websites. There are a few points that you should bear in mind when you contact any such company.

Attractive Designs

Having a website for your real estate businesses is the perfect way for marketing yourselves as well as giving your clients an easy way to contact you. When it comes to the designs of your websites, there must be some ideas that you might have stumbled upon. Developers basically have the layouts of the websites and you have to choose from them. However, there are some web developers that let you work one on one with them to create a unique design of the homepage. You can choose the colors, designs and also add as many links to your pages as you like.

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Build Trust Through Testimonials

Before contacting a realtor, people often seek reasons to hire a particular one. They will visit your websites, get all the details of your work, but don’t know how good you are. Give your present clients a chance to tell your prospective ones why they prefer your services. Add a testimonials page to your website and have your clients speak highly of your services. If your current clients rave about your excellent services and how they got the best properties because of you, your visitors will be convinced. The testimonials should always be benefit-driven which means that they should leave a positive impact on the visitors.

Convenience For Clients

First and foremost, your website should be user friendly with easy navigation and access to the details. Provide your clients with all the information through your websites. To each listing, you should add at least 20 pictures so that your clients can make a better decision. When people search for properties, they check the location and access to various places like schools, medical facilities, markets and others. Put all the relevant information about the properties and the neighboring areas as well. Adding a map for easy directions is a great idea. You can even add virtual tours of the houses to your websites. This will help you as well as your clients.

Lead Generation And Client Management

Lead generation is the fastest and the easiest way to get more business and increase the revenue. There are some developers that setup Lead Generators on multiple levels throughout your websites. You can also create notes, reminders and follow ups to manage your relationships with all your clients. Having lead generators on your websites even eliminates the costs of managing larger sales teams. Hire such web developers who create websites with contact database to help you easily receive and manage all your potential clients on the website. You can even add form like property request forms, relocation request forms, client contact forms and more to your website.

SEO Tools

To increase your revenues, the visitors to your websites should be converted into your clients and to get more visitors, you need the right tools to maximize your online visibility. When you choose a web developing company for your websites, make sure that they provide appropriate search engine optimization solutions. Get all your pages optimized so that they get top placements on all of the major search engines. Contact the right company which provides realty website software and makes it easy to add new web pages, contents, links to other websites and many others.

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Tired of hearing about the global economics?  Here’s the good news.  Among the many industries falling by the wayside, the direct selling industry is charting a strong and steady course around the world.  So strong and steady that we thought it would be interesting to see how the industry’s top companies-those with annual billings of more than US billion – were faring, despite all the doom and gloom reported by the media.  We decided to call this very exclusive group of industry leaders the billion dollar club.  Although each company has a healthy respect for today’s global economic challenges, each is experiencing continued growth and success.  Most of the executives we spoke to believe the current financial crises are responsible, at least in part, for the direct selling industry’s current solvency and success.

And now, we’d like to invite you to peek inside the companies that comprise the direct selling industry’s own billion dollar club.

  1.    Avon Products Inc. .9 Billion

Avon markets to women in more than 100 countries through 5.5 million independent sales representatives.

   2.    Amway Corporation .2 Billion

“Amway’s rapid expansion around the world and the acceptance of the direct selling business model by countries such as Russia, India, Ukraine and others, has blunted the impact of the economic downturn on our company,” says Amway Chairman Steve Van Andel.

   3.   Vorwerk & Co. KG .5 Billion

Founded in 1883 as a carpet company, Wuppertal, German-based private firm Vorwerk & Co. KG has been selling quality products—from household appliances to cosmetics—through the direct sales channel since 1930.

   4.   Herbalife Ltd. .4 Billion

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Los Angeles-based public company Herbalife (HFL—NYSE) sells its products through more than 1.9 million independent distributors who conduct business worldwide.

   5.   Mary Kay Inc. .4 Billion

From its humble beginnings in a 500-square-foot Dallas storefront, Mary Kay Inc. has grown into one of the largest direct sellers of skin care and color cosmetics in the world, with a global independent sales force exceeding 1.8 million.

   6.   Primerica Financial Services Inc. .3 Billion

Based in Duluth, Ga., private firm Primerica Financial Services—a subsidiary of public parent company Citi (C—NYSE)—boasts the largest salesforce in the financial services industry. There are approximately 100,000 licensed, independent Primerica representatives across the United States (including Puerto Rico), Canada and Spain.

   7.   Tupperware Brands Corporation .21 Billion

Publicly traded Tupperware Brands Corporation (TUP—NYSE), based in Orlando, Fla., sells storage and serving products through Tupperware, and beauty and personal care products through Avroy Shlain, BeautiControl, Fuller, NaturCare, Nutrimetics, Nuvo and Swissgarde.

   8.   Forever Living Products International Inc. .1 Billion

Private firm Forever Living Products, based in Scottsdale, Ariz., sells aloe vera drinks and aloe verabased aromatherapy products, cosmetics, dietary and nutritional supplements, lotion, soap and tooth gel products in some 135 markets. 

   9.   Oriflame Cosmetics .68 Billion

Swedish company Oriflame offers high-quality skin care, fragrances, color cosmetics, toiletries and accessories. Oriflame has grown rapidly, recently opening two markets—Iran and China. 

  10.  Natura Cosmeticos SA .52 Billion

São Paulo, Brazil-based firm Natura Cosmeticos SA is traded on the São Paulo Stock Exchange (NATU3). Natura operates in the Chile, Peru, Argentina, Mexico, Colombia and Venezuela. It manufactures deodorants, sunscreens, lotions, creams, lipsticks and perfumes.  

  11.  Nu Skin Enterprises Inc. .23 Billion

Provo, Utah-based publicly traded company Nu Skin Enterprises Inc. (NUS—NYSE) markets personal care products under the Nu Skin® brand; science-based nutritional supplements under the Pharmanex® brand; and technology-based products and services under the Big Planet® brand.

The Billion Dollar Bonus

Although we did not include Keller Williams Realty in the official Billion Dollar

Club, the company deserves to be mentioned in this story. Though Keller Williams’ corporate office reports annual revenue of 9 million in 2007, the company’s 70,000 agents generated billion in transaction commissions. The corporate office paid million to its agents based on a seven-level profit-sharing plan.

With its multilevel compensation and recruitment model, Keller Williams

Realty may just be the direct selling industry’s best-kept secret. It has become one of the largest and fastest-growing real estate franchise systems throughout North America.

Honorable Mentions

Although these companies did not qualify for membership in the billion-dollar club, their annual sales and dynamic growth indicate they will soon join.

Melaleuca Inc. 9 Million

Based in Idaho Falls, Idaho, private company Melaleuca was founded in 1985 to market a tea-tree oil formulation called melaleuca oil. The company sells personal care products,

cosmetics, household-cleaning supplies and vitamins. Melaleuca began with seven people; it now employs more than 2,400.

Ignite 0+ Million

Dallas-based private company Ignite is a subsidiary of electricity and natural gas provider Stream Energy. When Texas’s electricity market was deregulated in

2001, Stream Energy saw an opportunity. It chose direct selling as its marketing method, and Ignite was born in 2005. Already, the company is predicting more than 0 million in revenue for 2008.

http://www.articlesbase.com/mlm-articles/how-the-top-direct-sells-marketing-companies-rank-1678178.html

Bhiwadi, touted as a gateway to Rajasthan and bordering Haryana, is a major industrial growth centre in the NCR. With already more than 2500 operational industries, it is attracting more and more industrialists from Delhi, Gurgaon, Punjab and other parts of the country.

Gone are the days when Bhiwadi that falls in Alwar district was looked at as a sleepy hamlet. It is bustling with a lot of real estate activity in both residential and commercial segments. One of the most significant reasons that attracted property developers is its strategic location advantages. It is situated close to Delhi and Gurgaon, both important real estate hubs of the country. It is well connected to Delhi by National Highway and is quite close to Indira Gandhi International Airport as well.

Manesar, which lies between Gurgoan and Bhiwadi, is another major industrial town with IT parks and proposed SEZs (Special Economic Zones). Since, prices in Gurgaon property market are extremely high, service class people are left with no choice but to go to nearby regions like Manesar and Bhiwadi. Thus, to accommodate the housing needs of professionals working in Gurgaon, Bhiwadi realty is being developed rapidly. Further, with so many people settled in both Bhiwadi and Manesar, Bhiwadi is successful in pulling industries to the city.

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In the given industrial scenario, population of Bhiwadi is expected to double in few years. In order to meet the existing demand and accommodate the growing population, residential property in Bhiwadi needs to be developed rapidly. To initiate this, various private property builders like Ashiana, M-tech, Piyush group, Kajaria, MVL, Bhaskar BDI along with leading developers like Parsvnath, Omaxe, etc. are developing integrated townships. These group housing projects are being developed along the Alwar-Bhiwadi Road, the nearest and most affordable destination.

The price appreciation has already begun in residential segment of the city but is more discernible in retail arena. Citing the reason for sudden real estate development in Bhiwadi, property consultants attribute it to:

-The Government’s plan to develop Mumbai-Delhi industrial corridor where Bhiwadi will fall under phase I.

-Another reason is believed to be the entry of several new multi-national companies in and around Bhiwadi that has acted as a catalyst.

With the development of real estate in Gurgaon few years back, Bhiwadi started gaining visibility. And this lead to a tremendous increase in property prices as the land that cost Rs 20 lakhs/acre then jumped to Rs 1 crore/acre and is sure to double. The continuous growth of industries has naturally accelerated the demand for housing in the city, thus, giving a boost to its residential sector. Despite being a small town, Bhiwadi offers huge return on investments in commercial property due to its strategic location advantage. In retails segment, it has emerged as a bustling industrial township with at least 25, 000 professionals travelling from Delhi, Gurgaon and Rewari on a regular basis to work in around 2,500 small, medium and large industries of Bhiwadi.

It is believed that town infrastructure would get a further boost with planned and aggressive initiatives by the government. Both property investors and property developers look positive about the future of Bhiwadi as the proposal for railway station and bypass has been sanctioned. Within 2-4 years, Bhiwadi will be connected to Rewari by a broad gauge rail link and a bypass will connect NH8 and Sohna Road. Moreover, the state government has allowed pumping in of Rs 4 crores to develop a commercial complex in the city.

A focal point between all-important existing and upcoming industrial towns of Manesar, Dharuhera, Neemrana and others, Bhiwadi is on a fast track. Bhiwadi real estate offers great investment opportunities by being a promising realty destination.

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Hyderabad, popularly known as the ‘City of Nizams and Pearls’ has been driving high on its real estate front. This city offers a beautiful blend of rich history, culture and architecture while being an IT hub of the country. It is, today, a prime location for property investors, buyers and developers as the city extends international standard properties amidst the beautiful surroundings.

The city has been developing at a fast pace due to the large-scale property growth in recent years. From SEZ (special economic zones), industrial parks, IT campuses to commercial complexes, departmental stores, shopping malls to residential duplexes, flats, apartments, villas, integrated townships etc., all realty sectors are developing. An extraordinary demand for real estate in Hyderabad is seen post recession as investors and buyers open up to buying property. They are now taking interest in property market as prices have become stable and promise to reap huge profits in future.

Hyderabad, considered as the ‘Gateway to South India’ is one of the most developed cities of India. Famous for its lakes, pearls and minars, it is now known as the IT and biotechnology hub of the country. Also, it has numerous reputed education institutes- both schools and colleges- as well as research centers that attract students from around the country. Pharmaceutical companies, film studios, international collaborations, etc. make this city a lucrative investment option for property investors. Property in Hyderabad yield good returns in residential, commercial and retail segments as government support is helping a great deal.

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Some of the core determinants conducive for the remarkable boom in Hyderabad real estate are- upcoming mall culture, fast growing IT, ITes and BPO sector, government support in the form of liberal FDI norms and subsidies, well connected to important parts of the country, promotion of tourism, huge infrastructural developments like airport, roads, etc. and other such things. The primary reason for all such developments remains to be the industrial wave hitting the city early this decade. It owes a huge portion of its progressive economy to the industries in the fields of Telecom, Healthcare, Pharmaceutical, BPO, Biotech, Banking and Finance.

The Hyderabad real estate market has great potential with various property investment opportunities. Trade pundits have marked Hyderabad as a major realty ground with a number of ambitious residential and commercial projects sketched for it. Hyderabad has seen tremendous progress in real estate sector that has been a major contributor to the GDP of the state. This phenomenal growth is attributed particularly to foreign investments and IT wave and will be driven further by the forthcoming scheme of affordable housing. Though the capital costs and rental values are seeing an upward trend, ‘affordable housing’ remains the buzzword with property builders aiming at developing properties of global standards at cost effective prices. This is true not only for Hyderabad but for property trends in rest of the country as well.

Let us take a quick look at the property prices and rental values in the ‘city of Minars’.

-The capital value of apartments in the city is highest in Central and West Hyderabad ranging between Rs. 2800-6000 per square feet. It goes from Rs. 1800-4500/ sq. ft. in rest of the areas (East, North and South) of the city while property in Secunderabad costs Rs. 1500-4500/ sq. ft.

-Rents for 2BHK apartments fall anywhere between Rs. 4000-12000 per month across the city including Secunderabad.

Property in Hyderabad offers best investment options for both long term and short term. It is also an ideal place for living that is enriched with both cultural and traditional affluence and is cosmopolitan and contemporary at the same time.

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Mumbai, the richest Indian city has been given the title of an Alpha world city i.e. of a global city last year. Known worldwide as the entertainment center of India, Mumbai offers a potpourri of communities and cultures. In wake of the presence of umpteen celebrities and industrialists, the real estate in Mumbai is towering new heights with world class and high quality constructions coming up across the city. The trade capital of India, Mumbai makes for one of the most preferred property destinations of the country. From developers to investors to buyers- all are looking forward to lay hands on property in Mumbai in one or the other way. This dream city sees millions of people moving in to fulfill their aspirations of name & fame and to earn mega bucks. As a result, the demand for property keeps spiraling up across the entire real estate segment-residential, commercial and retail. Realty in Mumbai is developed for both affordable and luxurious purposes i.e. to cater to the property needs of all classes (from top notch to middle and lower). The leading builders of the country as well as the city based are engaged in developing property in Mumbai. Both residential and commercial structures are being built rapidly to meet the ever growing demand for property. Owing to the boom in IT industry along with other sectors like telecom, finance, insurance and pharmaceutical companies, commercial property in Mumbai has been growing at a fast pace. The entry of MNCs and corporate houses for setting up both their operational units and headquarters has led to a substantial increase in demand for commercial spaces. The initiation by business mammoths to establish their presence in the city has brought about a boost in the property market. Mumbai real estate has been experiencing considerable growth from over a decade now. Subsequently, residential property in Mumbai is also burgeoning with the flourishing demand in the sector. Rented housing in Mumbai is especially a favorite as lakhs of people come to the city every year to settle down. Also, high end luxurious housing is sought after as well, it being a home to large number of film & TV stars, bureaucrats, industrialists and politicians. Mumbai property market is one of the biggest in India with diverse kinds of constructions to suit the requirement of different classes. It has today become a paradise for investors promising great returns and escalation in prices in coming years. Let us take a look at some of the reasons for such assured profits in Mumbai property: -The increasing deficit in supply of property as against the demand has bolstered prices manifold. With the constant growth in population, the need is also multiplying but the supply is not. Despite efforts of property developers and the fast paced approach, the demands can’t be met pushing up the realty costs. -The property in Mumbai fetches exorbitant prices and so, is unaffordable for many. The swift commercial developments further raise their value making them absolutely unreachable for middle class. As a result, developers are focusing more on affordable housing that has been the buzzword in the industry for quite sometime now. -The Government is also paying attention to development of Mumbai real estate further benefiting growth of the sector. Taking all the factors into account, good capital returns on investments are almost guaranteed. Mumbai property market is dynamic but it caters to all segments- buyers & investors and classes- middle & higher. This commercial capital is one of the most preferred property destinations of the country for both buying and investment purposes.

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When buying a home in Carson Valley, Nevada, most of the home buyer’s effort is put into finding the right home. But very little thought is usually put into writing the purchase offer.

Often the real estate agent drags out a “standard purchase contract.” The truth is there is no such thing as a standard purchase contract.

However, there are many different forms printed by local or state Realtor associations, local multiple listing services, individual real estate offices and form publishing companies. State law frequently mandates some provisions in realty purchase offers, but buyers and sellers are free to negotiate additional provisions.

Avoid vague provisions

If you are presented with a printed purchase offer form by a real estate to sign, consider who wrote the form. Most printed purchase offers are prepared by attorneys working for clients with vested interests, such as real estate brokers and realty trade associations.

Although it takes time, be sure to read the form before signing it. When you first start looking with an agent at homes for purchase, ask the agent for a blank copy of the purchase offer that agent uses. Then study it before making a purchase offer. If you don’t like or understand a clause, unless it is required by state law, don’t hesitate to cross it out. Just because it is printed doesn’t mean it can’t be changed.

Well-written purchase offer printed forms contain blanks for the names of the buyer, address of the property, purchase offer price, financing details and amount of the good faith earnest money deposit.

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There is no rule of thumb as to how large the deposit should be. But real estate agents encourage buyers to make as large a deposit as possible, thus enhancing the probability the buyer will complete the purchase as agreed.

If your purchase offer is considerably below the seller’s asking price, a large earnest money deposit often impresses the seller into accepting a low offer. However, be sure the deposit is not to be given to the seller until the sale closes but shall be held safely beyond the seller’s control.

Well-written printed home purchase forms contain a detailed finance contingency clause. Read it extremely carefully. Be sure it says your purchase offer is contingent on both the buyer and the property qualifying for a specific mortgage.

Damage clause a good idea

Many printed purchase offers contain a liquidated damages clause. That means the exact damages would be hard to determine if the buyer defaults, so the buyer and seller agree in advance that default damages will be limited to a specified amount. This is usually a good clause for the buyer to sign because it prevents litigation.

Most home buyers want their offer contingent upon their approval of a professional inspection report on the home. Smart buyers accompany the inspector, who should be able to explain any defects discovered, their importance and estimated cost of repairs.

The purchase offer often specifies the seller is to pay for necessary repairs, up to a designated maximum amount. Additional inspection clauses may provide for termite, pest control, energy efficiency, radon, plumbing, electrical, roof and other customary reports that are subject to the buyer’s approval.

Often a home is being sold “as is.” That means the seller will not pay for any repairs. However, be sure the purchase offer specifies the seller and real estate agent have disclosed all known property defects in writing. Some states require such disclosures, whereas they are voluntary in other states. It is usually a good idea for the buyer to make the defect disclosure part of the purchase contract.

The general rule is no personal property now on the premises is included in the sale of real estate. If you want any personal property included in the sale price, such as the stove, refrigerator, washer, dryer, drapes and carpets, be sure to list them specifically even if the agent’s listing sheet says they are included.

There is a lot of free information available to you about buying, selling or investing in Carson Valley real estate. For complete information about the local real estate market including current homes for sale, property values and more please visit the most complete website online dedicated to everything Carson Valley real estate

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India has been emerging as a developed country in the world. It is because the country is taking up significant steps and also achieved number of success. If you consider India’s properties in the current age, you will come across a lot. India properties are very special and also played pivotal role in the field of geography. Another thing is that if you are taking into consideration of property, you must keep in mind about the real estates. The real estates in India are evolving rapidly. The builders, the makers, etc. are having good time with the business of real estate. This real estate business can be widely observed all over India and in the cities like Delhi, Pune, Bangalore, Hyderabad and so on.  Delhi properties, Pune properties, Bangalore properties, Hyderabad properties, etc. are more or less same.

On the other hand, properties in India are of different types. They occupy larger area. Properties can be of water, land, population, forest, industries and many more. If the people of India make the best use of these many unbelievable elements, India will definitely be the number one country in the whole world. The people of India are unable to exploit the best from them. As a result, we, the mass of this country, are suffering a lot.

The current property of India can be said is internet. It helps tremendously for the benefits of the mass. People from all corners get ample help from the online facility. With the help of internet people can make money just having business affairs with other parts of the world. The internet marketing has held the rank and remains at apex. Most of the time it has been observed that the issue of properties in India have become current topic to discuss in the parliament and as a result numerous upheavals arise and that are really difficult to handle.

Here with Indian realty one can easily afford his or her dream property with the help of home finance companies. Here in India you will numbers of favorable and reputed home loan providers that who have registered their positive image while offering home loans in varied categories. It is always being seeing that middle and low income groups are always in the need of home loans on order to buy their dream property in india. India with twenty seven states and seven union territories houses numbers of home loan providers that have played a vital role in meeting the emerging needs of the international market. If we talk about top home loan providers of india then HDFC, ICICI, Punjab National bank, Life Insurance Corporation Home Loan, Canara Bank home Loan, State Bank of India Home Loan, HSBC, Axis Home Loans, Bank of baroda Home Loans, Citibank Home Loans, Corporation Bank Home Loans, Standard Chartered Home Loans are some of the reputed home loan providers of india where you can get home renovation loan, for extending home, for buy new home, for reconstruction of already built home and many more. Thus, be in touch with latest indian realty in order to grab the opportunities with the same.

http://www.articlesbase.com/real-estate-articles/indian-realty-gateway-to-your-dream-hut-4607512.html

FOREIGN DEBT STILL SEEPING INTO REALTY

Foreign debt, banned in real estate, is finding its way into property firms as bankers and lawyers help builders cobble together new deals to raise money.

Even though foreign loans—better known as external commercial borrowings—are not permitted in construction, property firms have spotted a mechanism where the debt can be provided by foreign institutional investors (FIIs) registered with Sebi. No rules are broken and the deals, involving a three-way transaction, come across as normal private placements in the corporate bond market.

The process begins with a real estate company placing nonconvertible debentures (NCDs) with a local entity, such as a nonbanking finance company (NBFC). The next step involves listing the debt security, soon after which an FII steps in. Once the NCD is listed on a stock exchange, the NBFC offloads the paper to a foreign fund. Since FIIs cannot invest in unlisted debt, the NBFC warehouses the NCD till the paper is listed and then recovers the money by selling the debentures to a foreign fund.

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The two transactions are part of a back-to-back deal struck between the firm issuing the NCD, the local NBFC and the FII. At least four developers—three from Mumbai and one from Bangalore—have risen over Rs 1,000 cr in the past few months through this route.

“It does not directly violate the Press Note on foreign investment in property, and such FII investment is within the overall corporate bond ceiling applicable to foreign funds… but it’s against the spirit of the regulation,” admitted a senior banker who has advised one such NCD issue.

Indeed, a few foreign banks have made presentations to property firms on the convenience of such fund-raising which has become more attractive since the government plugged a loophole on the foreign direct investment (FDI) regulations in the real estate sector.

Courtesy:- ET dt:- 04-Mar-2010

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Mangalore is the chief port city in India and according to sources it is the fastest growing non-metro in the south India. Being the coastal city of Karnataka, it has strategic and geographical importance. Due to over population in Bangalore, where development is hampered due to space crunch, many IT companies are setting up their offices in the nearby areas.  Of these, property in Mangalore has become the 1st choice for investors in commercial spaces.

Real estate in Mangalore is witnessing an upswing with demand surpassing supply. The city is experiencing boom in both residential and commercial property. This III-tier Karnataka city offers its settlers serene and scenic beauty along with low pollution and population levels. The city has long coastal line with chain of small mountains of Western Ghats on the other side becoming a heaven for nature lovers.

The prices of commercial property in Mangalore has gone up sharply after the arrival of IT giants like Infosys and Wipro where they have bought large pieces of lands making impact on nearby areas. Retail market is also warming-up as many developers are planning construction of multiplexes and shopping malls. The present prices for retail shops vary between Rs4000- Rs7000 per sq ft. Similarly the demand for residential property is increasing and there is a requirement for apartments and villas. Few areas that are undergoing real estate development include Bejai, Kadri, Gandhi Nagar and Falnir.  2 BHK and 3 BHK apartments are available in affordable prices which are much cheaper than Bangalore residential property prices. Professionals of software companies are making investment in the residential property in Mangalore owing to its close proximity from Bangalore.

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The government needs to take crucial steps for speedy development of Mangalore city. An Asian Development Authority (ADA) has given considerable funds of Rs350 crore to enhance the drainage system and water supply in the city. Three IT parks are under construction which is located at Ganjimutt, near Mangalore University and Thumbe. Regular enquires of real estate sector by reputed companies are being made which is a positive sign for the bright future of Mangalore real estate market. ONGC is also investing Rs 35,000 crore in the city for its petrochemical plant and refinery project which will increase the demand for residential realty in Mangalore.

Traditionally, Mangalore comprises of red sand stone houses having influences of Portuguese architecture mixed with Kannada culture. In posh colonies people have lot of space in their residential property and prefer to live near the sea shores, but with development small families prefer to live in apartments. About 70% of residential property in Mangalore is occupied by personal houses and villas.

Though the city lacks in infrastructure as a whole that comprises of one lane runway airport with no five star hotels, there are other developments that are making Mangalore an attractive city. Mangalore attracts many tourists because of its religious importance and peaceful environment which can grow in future only if the city offers proper infrastructure. The private real estate developers are making huge investments in Mangalore, but much needs to be done by the government to improve its infrastructure. The city is an important sea port and many foreigners make a visit as most of the country’s coffee export and import business commence here. This will help boost Mangalore property market on the whole i.e. both housing and retail spaces.        

The most remarkable fact about the realty market of Mangalore region is its cheap prices and affordability. The property prices have seen massive growth today, but in comparison with other metropolitan cities, Mangalore offers reasonable property rates.

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