CONTENTS 1. Introduction . 8 1.1. Background 8 1.2. Statement of the Research Problem . 9 1.3. Significance of Study 9 1.4. Research Question . 9 1.5. Aim . 10 1.6. Objectives 10 1.7. Scope and Limitation . 10 1.8. Methodology . 11 1.9. Site Selection . 12 1.10. Process of Sampling . 14 2. Literature Review . 15 2.1. Introduction . 15 2.2. Urban Housing Shortage 16 2.3. Affordable housing 18 Definition of affordable housing 18 Eligible beneficiaries 19 Income Levels and Housing Affordability . 20 2.4. Policy Framework and Regulations for Affordable Housing 21 Central Level Schemes . 21 National Urban Housing and Habitat Policy (NUHHP), 2007 . 21 Jawaharlal Nehru National Urban Renewal Mission (JNNURM) . 22 Basic Services for the Urban Poor (BSUP) 23 Integrated Housing and Slum Development Programme (IHSDP) 23 Affordable Housing in Partnership (AHIP) . 23 Interest Subsidy Scheme for Housing the Urban Poor (ISHUP) . 24 Rajiv Awas Yojana 24 External Commercial Borrowing for Affordable Housing 25 2.5. Development of affordable housing in India . 26 Housing since 1947 26 Housing after 1991 26 2.6. Housing boom and the widening gap in affordability levels . 27 2.7. Affordable housing: Contemporary Interpretation . 28 2.8. Demand and supply constraints 30 The demand drivers for affordable housing: . 30 Key supply constraints for affordable housing: . 32 2.9. State Government initiatives . 36 Andhra Pradesh . 36 Gujarat . 36 Haryana 36 Madhya Pradesh 37 Maharashtra 37 Tamil Nadu . 38 Karnataka . 38 2.10. Case Study 38 1. Public private partnership in affordable housing under Jawaharlal Nehru National Urban Renewal Mission (JNNURM) 38 2. BDA Project Design 40 2.11. Stake holder initiatives in enabling Affordable Housing 42 2.12. Role of PPP in Affordable Housing . 43 3. Bengaluru City Profile 44 Historical Background 45 Demography and Economy 47 Decadal Growth Rate . 48 Bengaluru Metropolitan Region 49 Land use and Growth Pattern 50 Land use Composition and Its Trends 51 Infrastructure Development initiatives in Bengaluru 52 Clusters and growth nodes outside the core, within region . 52 3.1. Bengaluru Housing scenario 54 3.2. Bengaluru Residential Market . 59 3.3. Bengaluru Housing Preferences. 66 4. Actors in Housing Supply . 68 4.1. Models of Affordable Housing . 68 4.2. Housing Suppliers in Bangalore . 72 Public Agencies 72 A. Department of Housing: Government of Karnataka . 72 B. Bengaluru Development Authority 79 5. Analysis 83 5.1. Analysis of various models . 83 6. Findings 92 6.1. Conclusions 93 7. Recommendations . 95 7.1. Summary 99 8. References . 100 9. Annexure 103 Annexure 1: Interview template for Developers . 103 Annexure 2: Interview template for Housing Finance Institutions . 105 Annexure 3: RAY State wise Progress 107 Annexure 4: Physical and Financial progress of Rajiv Awas Yojana Scheme . 108