Contents
Undertaking i
Certificate iii
Acknowledgments v
Abstract vii
Table of contents ix
List of figures xv
List of tables 2
Abbreviation 4
1 Introduction 5
1.1 Background 5
1.2 Need of The Study 5
1.3 Aim 5
1.4 Objective 6
1.5 Scope & Limitation 6
1.5.1 Limitation 6
1.6 Methodology 6
1.6.1 Positioning of DRP 7
1.7 Objective Base Methodology 8
1.8 Timeline 9
2 Literature Review 10
2.1 Introduction to Real Estate 10
2.1.1 Introduction To Real Estate Market in India 10
2.2 Drivers of Real Estate in India 11
2.3 Macro-Micro Market Analysis 12
3 City Profile of Bangalore 17
3.1 Evolution of Bangalore Metropolitan Region 17
3.1.1 Master Plan 2015 18
3.1.2 Master Plan 2031 19
3.2 Administrative Jurisdiction of BMR 20
3.3 Demographic Trend 21
3.3.1 Migration Trend 22
3.3.2 Housing Scenario 22
3.3.3 Economic Development 23
3.4 Transport 24
3.4.1 Road Network 24
ix

3.4.2 Public Transport (Bus Route) 25
4 Growth Direction 27
4.1 Vision and Development Strategy 27
4.1.1 Growth Due to Key policies leading to economic development 29
5 Real Estate Market-Bangalore 30
5.1 Real Estate Growth Corridors of Bangalore 30
5.2 Methodology 30
5.2.1 Major Roads/Highways/Flyover& Metro Route 31
5.2.2 SEZ/Industrial Zone & Major IT Hubs/Park 32
5.2.3 Hospital & Major Commercial Mall 33
5.2.4 Bus Depos & Airport 34
5.2.5 Railway Station & BBMP Park & Lake 35
5.3 Cluster Formation 37
5.4 Timeline: North Bangalore 37
5.4.1 Anchor Points: Growth of North Bangalore 39
5.4.2 International Airport 39
5.4.3 Commercial park 39
5.4.4 Physical Infrastructure 40
5.4.5 Social Infrastructure 40
5.4.6 Land Parcel Availability 40
6 Micro Market Trend 41
6.1 Overview of Residential Trend 41
6.2 Price Trends in North Bangalore 43
6.3 Developer Base Approach 44
6.4 North 1 45
6.4.1 Ticket Size Ranges 46
6.4.2 Future Growth Aspects of North 1 47
6.5 North 2 47
6.5.1 Ticket Size Ranges 49
6.6 Far North 49
6.6.1 Ticket Size Ranges 51
6.7 East 1 52
6.7.1 Ticket Size Ranges 54
6.8 Inferences 55
7 Case Study 56
7.1 Bhartiya Nikoo City 56
7.1.1 Conceptual Theories for proposal of Township 56
7.1.2 Project brief: 56
7.1.3 Target Group & Units Configuration 57
7.1.4 Nikoo Home IV 57
7.2 BRIGADE ORCHARDS 59
7.2.1 Conceptual Theories for proposal of Township 59
8 Consumer’s Survey 62
8.1 Purpose of Survey 62
8.2 A key objective for the Survey 62
8.3 Limitations of Convenience Survey 62
8.4 Survey Methodology 62
8.4.1 Convince and Snowballing: 63
8.5 Demographic of Respondents 63
8.6 Households with a family income 3 Lakhs per annum to Rs 10 Lakhs per annum 67
8.7 Households with family income 10 Lakhs per annum to Rs 20 Lakhs per annum – Staying in Owned place 68
8.7.1 Households with family income 10 Lakhs per annum to Rs 20 Lakhs per annum – Staying in Rented place 68
8.8 Household with family income more than 20 lakh per annum 69
8.9 Inferences 71
9 Parameter Matrix 73
9.1 Parameter Matrix 73
9.1.1 Parameter Metrix Weightage 73
9.2 Inferences: Parameter Matrix 77
10 Inferences: Consumer’s Survey & Data Collection 78
10.1 Vacant Land Availability Analysis 80
10.1.1 Methodology to identify vacant land: 80
11 Recommendation 83
11.1 Land availability 83
11.2 The rapid development of physical infrastructure 83
11.3 Zoning Regulation and FSI 83
12 Conclusion 84
13 References 85
Appendix 1: Delphi Parameter xiii
Appendix 1: Delphi Parameter xv
Appendix 2: Delphi Parameter xvi
Appendix 2: Parameter Matrix Scoring xviii
Appendix 2: Parameter Matric Scoring xix
Appendix 3: Residential - Data Collection xx
Appendix 4: Consumer’s Survey Questionaries xxi