REPORT ON PROPERTY DEVELOPMENT IN

FARIDABAD

PRESENTED BY:
ANKIT DHAMANI
AKASH MISHRA
ASHISH RANJAN
HARDIK TANEJA
RIDEPT SINGHAL

MBA REUI
School of Real Estate and Urban Infrastructure
RICS SBE
Amity University, Noida
 ACKNOWLEDGEMENT

“We would like to thank our faculty guide Professor. Ashish Gupta for
encouraging us to take this project. He has not only encouraged us but also kept
us motivated towards the project. I would further like to extend thanks to my
family and friends for their continuous support throughout my project. I would
also like to extend vote of thanks to Developers, Associates, Brokers and many
other people who cooperated with us to provide the necessary information.”
Table of Contents
Introduction ............................................................................................................................................ 5
MASTERPLAN 2031 FARIDABAD ............................................................................................................. 7
Discovery Park......................................................................................................................................... 9
Building Regulations.............................................................................................................................. 11
Land Assembly and Development- Haryana ......................................................................................... 12
Property Development Process ............................................................................................................ 13
Process of Purchasing Land................................................................................................................... 14
Land Acquisition Process....................................................................................................................... 14
Land Acquisition process in BPTP ......................................................................................................... 16
Application For grant of Change of Land Use ....................................................................................... 17
Construction Building Licence ............................................................................................................... 18
EDC and IDC Rates................................................................................................................................. 19
Building Plans Approval Procedure ....................................................................................................... 20
Construction Completion certificate..................................................................................................... 20
Occupation certificate........................................................................................................................... 20
Flat Buying Process ............................................................................................................................... 22
Ground work done by us....................................................................................................................... 22
Annexures ............................................................................................................................................. 23
References ............................................................................................................................................ 24
 Table of Figures
Figure 1; .................................................................................................................................................. 5
Figure 2; .................................................................................................................................................. 5
Figure 3; .................................................................................................................................................. 7
Figure 4; .................................................................................................................................................. 9
Figure 5; .................................................................................................................................................. 9
Figure 6; ................................................................................................................................................ 10
Figure 7; ................................................................................................................................................ 10
Figure 8; ................................................................................................................................................ 12
Figure 9; ................................................................................................................................................ 13
Figure 10; .............................................................................................................................................. 14
Figure 11; .............................................................................................................................................. 14
Figure 12; .............................................................................................................................................. 15
Figure 13; .............................................................................................................................................. 16
Figure 14; .............................................................................................................................................. 17
Figure 15; .............................................................................................................................................. 18
Figure 16; .............................................................................................................................................. 19
Figure 17; .............................................................................................................................................. 21
Figure 18; .............................................................................................................................................. 23
Figure 19; .............................................................................................................................................. 23
Figure 20; .............................................................................................................................................. 23
 Introduction

Faridabad is the most populous city in Haryana and do have a clear town planning towards
becoming a smart city of India. It is the third fastest growing city in India. It is known as
Industrial area comprising of nearly 15,000 mini, micro and major industries. In NCR region,
Gurugram is said to be the most premium city and well developing, but Faridabad do have a
unique development plans. It is being developed keeping environment at the utmost priority.
It does have a large greenery space. Big Industrial players such as whirlpool, L&T, kajaria etc.
are also situated over here.

Figure 1; Source: https://www.worldatlas.com/img/locator/city/076/10676-faridabad-locator-map.jpg

Figure 2;
Source:https://www.google.com/maps/place/Faridabad,+Haryana/@28.4930239,77.1659426,11z/data=!4m5!3m4!1s
0x390cdc15f5a424b1:0xe4f50576c850e0f2!8m2!3d28.4089123!4d77.3177894
Shaikh Farid, in 1607, to protect the grand trunk road ie. Between Delhi and Agra, founded
city Faridabad. It is well connected with all cities in NCR through roads and metro. Nearest
airport to this city is Indira Gandhi International Airport. Road connectivity within the city is
good, but road quality is not up to the mark at many of the places. Faridabad is a mixture of
Premium, rural and Industrial areas. Major development is being done in Greater Faridabad
which comprises of sector 66 to 89. And according to the town planning sector 66 to sector
74 is allotted only for industrial purpose, and sector 75 to sector 89 will only have residential
complex. Its municipality system was setup in 1867, and by 1950 development across the city
started. The Faridabad district basically comprises of three sub divisions: Badkhal, Faridabad
and Ballabgarh.
EROS, OMAXE and BPTP etc. are the major developers across Faridabad. EROS and OMAXE do
have the premium and affordable housing in the areas of surajkund. And BPTP is the major
player in Greater Faridabad, covering maximum of the residential sectors. Majorly BPTP is
constructing affordable housing across Faridabad. We selected Greater Faridabad for our
study because major development in Faridabad is being done by BPTP only ranging from
Parkland, Park Sentosa, Park Grandeura, The Next Door, Park Central, Park Floors, The Resort,
Princess Park, Eden Estate (The Most Premium Project- Sec81), Pride, Discovery Park and
many more are still there.
Government understands that Faridabad will play a major role in handling the population of
NCR, and thus in June 2019, the minimum area rule for all kind of property development is
slashed to a very large extent from earlier that was 100acres. As an example, now Group
Housing will only require minimum of 5 acres land. The major source of government income
through real estate sector is from EDC/IDC and licence fees. And when this 100acres cap is
removed the developers are finding it a game changer for the development in Faridabad.
Earlier in Faridabad property development was only a Giant Real Estate players game, but
now small developers are also finding it easy to enter into this game. This has only been
implemented in keeping upcoming population handling goals.
In Faridabad, the major market is of the Affordable Housing, ranging 35lakh to 60 lakh. In
Noida and Gurugram push market is there, but in Faridabad flat selling percentage is ranging
from 75% to 90%. We found that few projects of BPTP were completely sold out within 6-
7months of time period. People working in Gurugram are also purchasing flat in Faridabad
due to affordability. Faridabad is owning a very vibrant real estate market.
Government should also focus on the unorganized retail markets and urban village areas in
Faridabad. Road quality within the city also needs maintenance. Chungi Village area near
surajkund Road, needs to be urgently maintained.
 MASTERPLAN 2031 FARIDABAD

Figure 3; Source: www.masterplansindia.com

The Master Plan describes the extent of various land. The residential area that includes 14328 hectares
on the average residential density of 271 Persons Per Hectare. The major three sectors that are 119,
143 and 146 adjoins the industrial sectors with density of 600 persons per hectare. While sectors like
99, 112, 139, 143, 146 and 156 with a density of 1125 persons per hectare have provided housing to
the medium and the low income group.

The Commercial on the other hand has area of 2069 hectare and has the tendency of converting the
area of the residential site to the commercial site. Sectors such as 27A along with the NH-44 has a
depth up to 200m in the sector of 32 and 35 respectively. While sector 100 and 117 have been
reserved for development by Haryana Urban Development Authority.

In the case of Industrial they have an area of 6179 hectares. Sector 66 to 69 emerged as Industrial
Model Township developed by the HSIIDC. Also at the time of preparation for the circular plans
facilities such as Solid Waste Disposal and infrastructure facilities such as Telephone Exchange will also
be provided.

The Transport and Communication sector includes 4020 hectares of an area. In that it includes Delhi-
Mathura Road that is NH-44. The Eastern Peripheral Expressway, Intra-city Road and Under pass on
the railway line. While the connectivity to Noida and Greater Noida have been proposed in the sectors
of 92 and 95 respectively. On the other hand the Metro Line has been proposed along Delhi- Mathura
road to Ballabgarh by DMRC.

The Public Utility and the Public Semi – Public includes area of 638 and 1299 hectares. The solid waste
disposal of Faridabad and Gurugram have been provided by Bandhwari village. While in the case for
Public and Semi- Public use the colleges and the hospitals have been proposed in the Master Plan.

The Open Spaces includes 5314 hectares of land. Sector 12 already emerges as the one town level
green area and the central park will be developed as open space zone along with the Final
Development Plan 2011 A.D.

The Special Zone has 448 hectares of Land and consists of Zone 1 and Zone 2 areas. The Zone 1 includes
offices, institutions and this area is notified under section 4 and 5 of the Punjab Land Preservation Act,
1900. While in Zone 2 it includes Residential and Commercial uses with the land of HPGCL near
Mujsesar.

The Mixed land use includes 73 hectares of land along with the railway line of sector 45 and 46. While
the industrial belt in sector 15A has been proposed as mixed land use and the area acquired by HSIIDC
along with the final development plan has been marked mixed use as well.
 Figure 4;
Source:https://www.onlinecharttool.com/graph?selected_graph=area

Figure 5; Source: www.assetyogi.com

Discovery Park

We studied and surveyed the BPTP’s project ‘Discovery Park’ located Sec 80, Parklands,
Faridabad and figured out the development process. It is a group housing project at a very
prime location near to hospitals, schools and commercial centre. The property is being
developed by keeping overall and proper growth of children in mind. Property is having a
primary and nursery school. There are a total of 12 building towers named A to K comprising
of 2bhk and 3bhk flats in different size. Total project covering the area of 10.82acres. Each
tower is having 14 floors, comprising of total 883flats. Property is having a discovery park,
swimming pool, squash court, table tennis, badminton court, and other outdoor game zones.
According to the site plan layout, project is having a large green area. Front gate is opening
towards 60m wide road, and whole project is covered with roads. Block A &B are adjoint, C
tower is standing alone. Tower D &E are adjoint. Tower K and Tower J are near to the front
gate. Tower H,G,F are adjoint. Playing area is situated at the back side of property. Swimming
pool and club house is situated in the middle of the property. At the right side of the property
24m wide road is running and at the left side 12m road is present.
(Anon., n.d.) When talking about the cost range and structure of flats, 2bhk is having 3
balcony, 2 bedrooms, with 2 bathrooms, and the range is lying in between 42lac to 51lac
according to size of flats and floor number. Higher the floor number will be lower the price
 rate is there. 3bhk is having two types, first type is having 3 bedroom, 3balcony, and 2
bathrooms which is having a super builtup area of 1380sqft. and the cost is ranging in
between 42.5lac to 65lac. The second type is having 3 bedrooms, 3 balcony, with 3 bathrooms
and the cost is ranging from 52 lac to 69.76lac.

Figure 6; Source: www.bptp.com

Figure 7; Source: https://www.bptp.com/img/Discovery%20Park%20New%20Site%20Plan.jpg

In consideration to specification of the building, rcc framed construction with earthquake
resistant structure is there. In specification of flats walls are distemper painted, vitrified tiles
are used for flooring. Balcony area is having anti skid tiles. Every block is having entrance
lobby. Property is also having jogging track and barbeque pits, with adequate street lighting
and large open green area.
(Anon., n.d.) This project is RERA registered and registration number is 297 of 2017. And the
licence for construction has been issued to Countrywide Promoters(P) Ltd. With total of 1271
approved flats.
Tower J, H, K, G and F has already received occupation certificate and other blocks will be
completed by this year end. Being the under construction development at prime location, this
project gave us the lot of exposure to understand the property development process.

Building Regulations

Haryana Urban Development Authority is the prime authority for the regulation and proper
implementation of the building activities. Its basic work is to grant licences and checks for the
proper construction as per the norms, mentioned in the Building Byelaws of Haryana. These
building plans which are maintained by Haryana Urban development Authority, is prepared,
regulated and published under Director Town & Country Planning, Haryana. Basically, Town
and country planning goes for the ground survey and prepares a layout which will be
sustainable and best for creating a city. These are all done after acquiring of the land.
But in Faridabad, land acquisition is not in the picture generally. BPTP purchased a large area
of land from the farmers and gave them the compensation. This was all done before the land
acquisition act came into existence in Haryana. And Haryana government was satisfied with
the views of BPTP, which was to setup a self sustained city. And thus, Greater Faridabad came
into existence, where BPTP holds maximum of the land and constructs buildings with sale and
purchase of the land they owns.
Basically, BPTP is heading two types of project development in Faridabad. First is that, they
provide contractor ship to the builders to construct the building in which all the licences and
clearances will be applied by BPTP and will have a joint venture. And the other is development
companies can directly purchase land from BPTP, and apply for clearances on their own.
As per the building regulations, the maximum FAR which can be generated in the plot cannot
exceed 175%. And for the maximum height achieving, as per the regulations there is no limit,
but a NOC must be generated from Airport Authority for building more than height of 30mts.
And if the building height is increasing above 60mt clearance for safety purpose to be
generated from any government building university for example Punjab Engineering College.
For the water management, builder must ensure the proper water structure installation must
be present. Every building, must abide by the HUDA Regulations,1979 and wherever these
application or law is not in the picture, there building must be ensured with Byelaws of
Haryana.
So Basically, Department of town and country planning grants licences to builders and private
construction firms, which ensures the company is capable enough to construct the particular
building, which can be IT, Residential, Commercial, Duplex etc.

Land Assembly and Development- Haryana

Figure 8; Source: https://tcpharyana.gov.in/FunctionAndPolicy.html

Town and country planning department divided the state on development based and the
cities potential. There are four types of zones, which are hyper, high, medium& low potential.
Faridabad got the place in high potential zone. Basically, this came into picture for proper
distribution of licence and maintaining them. Right now, as per building byelaws, in Faridabad
minimum land of 5acres is required for construction of group housing, 50 acres is for cyber
city and so on. This has been ensured to fast development of city. In future, these numbers
can be regulated as per the cities development and population.
 Property Development Process

Figure 9; Source: www.tcpharyana.gov.in

Process basically takes two separate steps one for Land and other for Property Development. Firstly
purchase the agriculture or non-agriculture land. After that apply for Change of Land Use as applicable
which will comprise of clearance of the building plans. Then apply for the building permit in the town
planner department. After receiving the building permit, construction can be started. After
completion, Construction Completion Certificate is to be applied and at receival occupancy certificate
can be applied and received. As the process seems to be simple, but its not the case. These process
includes a large number of sub processes relating to different departments with exclusive terms and
conditions. We will look all the process and the technicalities associated with each and every step.
 Process of Purchasing Land

Sale

Figure 10; Source: www.tcpharyana.gov.in

Purchasing of land takes place between two parties, purchaser and seller. They both undertake and
sign legal papers, declaring the transfer of right and title of land. The cost of the land can be paid in
installments or single time, as per the documents undertaken which is agreed by both the parties.
While transferring of land government charges some taxes, which is known as sale transaction or
sale consideration. This amount is paid at the time of sale deed registration. Sale deed is basically
that document which describes the legal MOU between both parties. So here as described in the
process BPTP generally purchases land from farmers. And they use to sell that land to other
developers also.

Land Acquisition Process

Figure 11; Source: https://dolr.gov.in/sites/default/files/LAND%20ACQUISITION%20RULES.pdf

Figure 12; Source: www.tcpharyana.gov.in
Land Acquisition process in BPTP

Figure 13; Source: https://www.bptp.com/blog/

 Application For grant of Change of Land Use
After purchasing the land from farmer, the land which is in builders name, is agricultural in
nature. That land needs to be converted to residential nature or commercial nature or
institutional nature. For that purpose, Change of Land use comes into picture.

Figure 14; Source: www.tcpharyana.gov.in

(Anon., n.d.)Now the process states that the CLU-1 form needs to be submitted along with
certain attached documents online on https://ofa.tcpharyana.gov.in/. Now after submission
scrutiny of the application is performed within the governmental bodies for verification and along with
the site survey. If the scrutiny resulted to be not in favour, than applicant needs to perform again the
submission of correct documents as the denial of CLU from the concerned department will give you
proper reason for the rejection. And if the scrutiny is passed, than the district town planner submits
the report to circle office which is then forwarded to the Head quarter of town and country planning.
Than there again the Head quarter examines the documents with its records along with the remarks
shared by the circle office. Head quarter checks whether the land falls in conforming zone of Final
Development Plan and whether it fulfils all the parameters, and if it is cleared than the Letter of Intent
is generated by the Director of Town and Country planning, which allow the applicant to submit the
fees which is Rs. 10 per square meter, along with the undertaking within 30days. After submission, if
the compliance meets the demand than CLU is granted.

The documents which are needed to be submit for CLU online are copy of title deed of land,
survey plan, revenue documents of land such as Jamabandi, Mutation and shajra plan issued
by patwari. It is also compulsory to submit the project report along with the estimate cost and
source of money. If the site is situated on National Highway, than NHAI approval document
needs to be submitted and in some cases if the municipal road is being obstructed than PWD
certificate needs also to be presented. And in case of Industrial land conversion or
institutional land conversion or fuel filling stations relevant Letter of intent from relevant
concerned departments need to be submitted, such as pollution control board etc.

Construction Building Licence

(Anon., n.d.)To convert the barren land or residential land into a building, government grants
a licence of construction, on certain parameters and conditions. To apply for the licence, plots
must be in name of the applicant, there can be also a condition where land owner will be a
company or an individual. Now a days there new concept has also come where land owned
by different people come in joint venture which is known as land pooling. The land applied
for licence, for certain purpose that purpose must align with the land use policy. There are
few conditions on which these licences are granted. We are covering a group housing project,
and thus we tried to figure out those criteria. Land must have received approval from director
of Group Housing. FAR must not exceed 175 percent of the total area mentioned in the
submitted land layout. Single storey shops needs to be present in the layout plan, with not
more than 0.5percent of the area. EWS housing must fulfil capacity of 15percent. And keeping
environment in mind, green space is mandatory upto 15percent.

Figure 15;source: https://tcpharyana.gov.in/Order_building_plan.htm

 EDC and IDC Rates

Figure 16; Source: https://tcpharyana.gov.in/OtherCharges.htm

(Anon., n.d.)External Developmental Charges(EDC) are those charges which the builder is paying for
development and setting of basic amenities such as roads, electricity installation, sewage,
transformers, bringing electric poles to the project etc. or any such requirement which is necessary
for the benefit of project. These charges are levied on the customers only.

Internal Developmental Charges(IDC) are those charges which a builder pays while developing the
amenities which are present in the project premises, such as sewage treatment plant, street light,
solar power generation, etc. these charges are also levied on the customers side itself.

We will look upon how the EDC and IDC are calculated.

 Calculation of EDC and IDC rates/per Sq. Ft. for group housing project:

 FAR= 1.5

 Consider Land of 1Acre = 43,650 Sq. Ft. (Conversion from Acre to Sq. Ft.)

 Total Built-Up Area Out Of Total Permissible Area = 1.5 X 43,650 Sq. Ft.

= 65,475 Sq. Ft.

 EDC rate/per acre of Group Housing = 374.747 Lacs

1,00,000
 EDC rate/per Sq. Ft. = 374.747 × = ₹ 572.35 Per Sq. Ft.
64,475

 IDC rate is 10% of EDC rate = 10% of ₹ 572.35

= ₹ 57.235 Per Sq. Ft.

 Total Charges (EDC + IDC) = ₹ 629.585 Per Sq. Ft.

 Building Plans Approval Procedure

(Anon., n.d.)IN Haryana, building complex is divided into risk categories as LOW, Medium &
HIGH. Low risk building comprises the building which are less than 15metres in height and
less than 1000sq.ft. IN medium risk, those whose height is less than 15mt. and area must be
in 2000sq.mt. and all the buildings which don’t fall in the above ranges will come under high
risk.
For medium and low risk buildings, there is a self certification submission process, but those
in high risk will be entitled for the site inspection from the concerned authorities. The whole
inspection process takes nearly 40 days.
For applying under group housing, the builder submits the licence application form BR1 and
BR2 with the objection certificate from Airport Authority of India, scrutiny charges and labour
cess with site layout. This submission is done in the Head office of town and country planning,
where scrutiny is performed against the submission forms. If it is passed than circle officer,
superintending engineer from HUDA, Fire safety officer inspects the layout and application
and it is passed on to Building Plan approval committee for reviews. If everything goes well,
BPAC committee signs the licence and then transferred to Head quarter for synchronising
with the CLU permissions and other concerned clearances. Than the order is issued to the
builder. For other commercial projects and plots nearly same method is followed, with
respect to few addition and subtraction in the method phase.

Construction Completion certificate

(Anon., n.d.)After completing the building construction work, builder need to apply for tax
benefits and water and electricity supplies, for that the authorities require the completion
certificate. This is basically issued from the architect body, after inspecting the building
constructed fulfils the building norms and complies with the layout submitted. Site engineer
from HUDA do this work.

Occupation certificate

(Anon., n.d.)After completing all works, occupation certificate application on BR-IV(B), Form
BRV(2) & Form BR-VI is submitted. In this process, there comes again the risk factor analyzation,
and inspection is done according to those low, medium and high risk building norms. This
process takes nearly 10 days for complete inspection. Application form is submitted with
attached files like site photographs, built layout, certification proofs of architect, electrical
installation report, Fire NOC along with lift document. If any flaws is found out than it is been
informed to the builder. Than site engineer from HUDA and officers from District town
planner office inspect the site. After receiving of the reports the Occupation certificate is
granted.

Figure 17; Source:https://tcpharyana.gov.in/Notifications_Judgements/Workflow_Building%20Plan.pdf

 Flat Buying Process

Payment Of
Builder
Token Booking 10% of Total Allotment
Buyer Sale Deed
Money Receipt value(may Letter
Agreement
vary)

(Anon., n.d.)Firstly customer when agrees to purchase flat, submits the token money, this can be 3%
to 5% of the total cost. Against this token money customers is provided with the booking receipt. In
this receipt it is mentioned that particular person has booked the flat at particular floor, with particular
flat number. After this as per the agreement in booking receipt, after casting phase of particular floor
10% payment needs to be cleared. Against which the allotment letter is provided, that particular floor
is completed in which your flat exists. On grant of allotment letter, payment of nearly 50 – 75% needs
to be cleared. After then, builder buyer agreement is signed, demanding nearly clearance of 90% of
payment. After getting occupation certificate from the government, sale deed is signed between
builder and customer, in which title entitlement is present. Sale deed is only signed after clearance of
100%payment.

Ground work done by us

Faridabad is going to become next gurugram in next 10 years. The market over there is very
vibrant. We studied all famous projects in the area. We studied building bye laws of Haryana
and tcpharyana website. After getting a brief knowledge, we met Mansha builders in
Faridabad. From there we got a more concrete knowledge. After that we contacted BPTP,
where we tried to fetch the information regarding barren land for constructing the building.
After that they allowed us to visit the discovery park and have a look on the project. We tried
to fetch the knowledge from the site engineer about the construction scenario presently.
Annexures

Figure 19; Source: site visit photo Figure 18; Source: Site visit

Figure 20; Source: www.bptp.com

References
Anon., 2016. EDC IDC. [Online]
Available at: https://www.ncrguru.com/featured/edc-idc-charges-real-estate/
[Accessed august 2019].

Anon., n.d. [Online]

Available at: www.tcpharyana.gov.in/OtherCharges.htm
[Accessed september 2019].

Anon., n.d. BPTP Discovery Park. [Online]

Available at: https://www.99acres.com/bptp-discovery-park-sector-80-faridabad-npxid-
r1602?nn_medium=search&nn_account=google_new_projects&nn_campaign=1775307831_682409
39439&nn_keyword=%2Bbptp%20%2Bdiscovery%20%2Bpark&nn_adnetwork=1t1_b&gclid=EAIaIQo
bChMI267MmLiP5AIVgjU

Anon., n.d. BPTP Discovery Park. [Online]

Available at: https://www.bptp.com/property/discovery-park

Anon., n.d. Building Licence. [Online]

Available at: https://tcpharyana.gov.in/Order_building_plan.htm
[Accessed august 2019].

Anon., n.d. building plan approval. [Online]

Available at: www.tcpharyana.gov.in
[Accessed september 2019].

Anon., n.d. construction completion certificate vs occupation certificate. [Online]

Available at: www.assetyogi.com
[Accessed august 2019].

Anon., n.d. Faridabad Master Plan. [Online]

Available at: https://assetyogi.com/faridabad-master-plan/

Anon., n.d. Flat Buying Process. [Online]

Available at: www.assetyogi.com
[Accessed september 2019].

Anon., n.d. Haryana Bye laws summary. [Online]

Available at: http://www.naredco.in/notification/pdfs/Haryana%20Byelaws.pdf

Anon., n.d. Haryana development authority. [Online]

Available at: https://www.hsvphry.org.in/Pages/default.aspx
[Accessed august 2019].

Anon., n.d. town and country planning- haryana. [Online]

Available at: www.tcpharyana.gov.in
[Accessed august 2019].