CONTENTS List of Tables List of Figures List of maps List of Abbreviations Annexure Executive Summary 1 Introduction 8 1.1. Background 8 1.2. Real estate scenario in Bhubaneswar 10 1.3. Research questions 12 1.4. Aim 12 1.5. Objectives 12 1.6. Scope and limitation 13 1.7. Approach of the study 13 1.8. Sampling procedure 15 1.8.1. For developer survey 15 1.8.2. For Consumer survey 15 2 Literature studies 17 2.1. Real estate scenario in Indian cities 17 2.1.1. Characteristic of the real estate market in India 17 2.1.2. Driving Forces 18 2.1.3. Residential Real estate 18 2.1.4. Real estate consultant 18 2.1.5. Developers and construction companies 18 2.1.6. FDIs/FIIs 18 2.1.7. Risks involved in the Real Estate Investment Market 19 2.2. Players of the real estate development 19 2.3. Major system of real estate development 20 2.4. Customer's behaviour to real estate development 21 2.4.1. Introduction 21 2.4.2. Concepts of the development of the consumer behavior 21 2.4.3. The complex decision making includes 22 2.4.4. Internal determinants of the consumer behavior 23 2.4.5. External determinants of the consumer behavior 24 2.4.6. Conclusion 25 2.5. Concept of customer Focus in Housing sector 25 2.5.1. Work done on achieving customer focus in private house building sector 25 2.5.2. The steps undertaken were 25 2.5.3. How various dimensions of customer focus have been adopted by major house builder in UK? 26 3 Study area profile 28 3.1. History and an overview 28 3.1.1. History of Bhubaneswar 28 3.1.2 An overview 29 3.2. Salient feature of growth pattern 33 3.2.1. The old Town (up to 1948) 34 3.2.2. The New Capital (1948-56) 35 3.2.3. Growth of the institutions (1956-76) 35 3.2.4. Development in organized sector 1976 onwards 36 3.2.4. The city between1991-2001 36 3.2.5. The Bhubaneswar Development Plan Area (2010 -onwards) 37 3.3. Land use analysis 39 3.3.1 Land use of BMC 39 3.3.2. Land use pattern of BDPA Rural 40 3.3.3. Land use of Khurda Municipality 40 3.3.4. Land use of Jatani Municipality 42 3.3.5. Land use of BDPA 43 3.4.1. Population of administrative area of BDPA 45 3.4.2. Population of planning zones of Bhubaneswar 46 3.4.3 Density and growth rate in planning zones of Bhubaneswar 46 4 Housing Condition 48 4.1. Household distribution 48 4.2. Distribution of household by type of dwelling unit 48 4.3. Floor area per household per person 49 4.4. Ownership Pattern 49 4.5. Nature of dwelling unit 50 4.6. Major Housing Providers 50 4.7. Future Housing Project by BDA and OSHB 51 5 Real Estate scenario in Bhubaneswar 53 5.1. Introduction 53 5.2. Factors influencing real estate development in Bhubaneswar 53 5.3. Phases of real estate development in Bhubaneswar 55 5.3.1. First phase 1992-2003 55 5.3.2. Second Phase 2003-2008 56 5.3.3. Third Phase 2008-Onward 57 5.4. Comparative analysis of building byelaws of 2003 and 2008 60 5.4.1. Analysis 60 5.4. Time series analysis of apartment buildings in Bhubaneswar 62 5.5. Location of the study area 63 5.6. Empirical Data Analysis 63 5.6.1. Residential Building Typologies 64 5.6.2. Dwelling unit in the time series 64 5.6.3. Land area consumption 68 5.6.4 Land prices 70 5.6.5. Property prices 72 5.6.6. Building skyline 73 5.8. Developers of Bhubaneswar 74 5.81. National level developer In Bhubaneswar 74 5.8.2. Gated community: New concept of housing 75 5.8.8. Influencing Factors 75 5.9. Difference in the operation of Small developer, large developer and the national level developer 77 5.9.1. Identification of case studies 77 6 Situational Analysis 90 6.1. Opinions of Builders 90 6.1.1. Factors during the purchase 91 6.1.2. Service provision 91 6.1.3. Steps taken by the builders for the customer satisfaction 92 6.2. Customer's preference 93 6.2.1. Approach followed 93 6.2.2. Back ground of the sample group 94 6.2.3. Housing condition 95 6.2.4. Purchase Option & Purpose of purchase 96 6.3. First level of analysis 100 6.3.1. Factors considered important by the customers for purchase 100 6.3.1.5. Comparison of all income groups 103 6.4. Second level of analysis 107 6.4.1. Infrastructure for group 1 (Monthly Income between 25000-50000) 107 6.4.2. Infrastructure for group 2 (Monthly Income between 50000-75000) 108 6.4.3.Infrastructure for group 3 (Monthly Income between 75000-100000 108 6.4.4. Infrastructure for group 4 (Monthly Income 1 lakh and above) 109 6.4.5. Infrastructure for 1st time and 2nd/3rd time buyer 109 6.5. Comparison of customer's choice and behaviour with the prevailing scenario 110 6.6. Summing up 112 6.6.1. Preferences of income group 1 (Monthly income in the range of 25000-50000 112 6.6.2. Preferences of income group 2 (Monthly income in the range of 50000-75000 112 6.6.3. Preferences of income group 3 (Monthly income in the range of 75000-1 la 112 6.6.4. Preferences of income group 4 (Monthly income in the range of 1 la and above 113 7 Recommendations 114 7.1. Problems and potentials 114 7.2. Recommendation for existing real estate scenario in the city 116 7.3. Recommendation for the customer's behaviour to real estate development 118 7.3.1. Guidelines for customer oriented building approach 119 7.3.2. External parameters 119 7.3.3. Parameters at the plot level 120 Bibliography 121