The Tribune, Chandigarh, India

	area watch: noida extension Realty of expectation and hope Geetu Vaid After being the scene of hectic real estate activity and a favoured destination for affordable housing, Noida Extension has been the hotbed of land acquisition controversy for almost a year now. The realty market in this area has been struggling to find a firm footing ever since the Apex court literally snatched land from beneath the ambitious residential projects of almost three dozen builders by quashing the land acquisition in two villages. As the court order stalled the projects of developers like Supertech, Amrapali, Mahagun and Gaursons and jolted the dreams of thousands of home buyers who had put in their money in these projects, the realty market in the area became comatose. However, Noida Extension’s loss became Gurgaon’s gain where the soaring property price rocket got another booster engine making prices zoom. Current situation However, now some order seems to be returning in the area with the Greater Noida authorities taking steps as per the court verdict to recover the enhanced compensation amount from the builders. According to the court verdict the farmers whose lands had been acquired, and were later sold to builders, will be getting 64.7% additional amount along with 10% of the developed plot. The process for recovering the money is already on. The developers will have to pay Rs 2,015 per sq m, while the individual plot allottees will be paying Rs 1,465 per sq m to enable the authorities to pay the enhanced amount to farmers. The Greater Noida Authority had allotted land to over three dozen builders through open tenders and 4,250 residential plots were allotted to individual buyers through draw of lots. The land was allotted to builders at the cost of Rs 10,000 and 11,600 per sq m and for individual owners the price was Rs 10,500 per sq m. However, not everyone is in an upbeat mood as Sanjay Sharma, MD of brokerage and real estate consulting firm Qubrex, puts it, “The most important point is that the issue involved here is of the fundamental rights of farmers relating to acquisition of land. So it is not going to be resolved so soon. The larger perspective can’t be overlooked.” Sources in Greater Noida Authority also echo the same sentiment. “The modifications suggested in the masterplan 2021 are being assessed and NCR Planning Board will sooner or later clear the plan. But till then those who are already caught in this crisis will have to bear the brunt”, says an official in the Greater Noida Authority. With this added burden, the prices of residential units in the area are bound to go up. The developers are already mulling increasing the prices by at least Rs 500 per sq m to make up for the enhanced prices. Some developers like Supertech had increased the rates to Rs 2,900 per sq ft in December for new customers. Before the Noida Extension project got mired in a legal tangle, the rates ranged between Rs 1,600 and Rs 2,000 per sq ft. The rising cost of construction material along with the delay caused due to this land acquisition row, has left the developers with no choice but to pass on the financial burden to the buyers. The worst hit in this scenario is the middle class buyer who had taken home loan from banks to get a house. “The delay means that I will have to keep paying the EMI as well as house rent as I can’t shift into the flat till it is completed”, says Amit Garg, who had booked a flat in one of the projects in the area. The Noida Extension area which was almost the last hope for a person looking for affordable housing in Delhi’s vicinity is now no longer that. The market watchers agree to this. “No doubt the prices in Noida Extension are not in the affordable range now, a 3 BHK house which was for Rs 25 to 30 lakh about two years back will now cost 10 to 15 per cent more”, says Sanjay Chadha, real estate lawyer based in New Delhi. Though the prices will increase, the property market in the area is unlikely to see better days. In fact the property market here is bound to be hit due to these extra charges. New buyers are not very enthusiastic about entering this market at this time, says Sanjay Sharma. Many new buyers have diverted funds to the Raj Nagar Extension and Crossings Republic areas where a lot of choice is available. But all is not lost as with the masterplan for Greater Noida likely to be cleared soon the future prospects of the area seem bright. Thousands of buyers who had invested their money in the area can heave a sigh of relief as the stalemate and uncertainty is getting over. “Though it will be difficult to manage the extra funds but I am hopeful that once the construction work starts and projects are completed homes here will fetch good returns in future”, says Garg. Agreeing with this Ashwini Parkash, Executive Director of Paramount group says, “good connectivity and infrastructure are the plus points of the Greater Noida area and though the ride has been rough till now for buyers and investors, in the next five to six years no one is going to regret having invested in this area as this is going to be the next hub of real estate activity in the NCR region.” The resurrection plan With Greater Noida Master Plan 2021 and the newly drafted Master Plan 2031 being clubbed and all set to be cleared the development activities in the area will soon get rolling and a home in this area will be a prized possession. Genesis n Almost 3,000 hectares of land in about a dozen villages in what is today known as the Noida Extension area, was acquired between 2005 and 2010 for industrial development. n Farmers in different villages began moving court in 2007. n In 2008, however, the land use was changed to residential. n 2,500 hectares allotted to builders in 2009. In 2011, HC returned land to farmers in two villages. The rising cost of construction material, along with the delay caused due to the land acquisition row, will make developers pass on the financial burden to the buyers.
	Ground Realty Jagvir Goyal ... Keep an eye on level accuracy Accuracy in levels holds great importance in the construction of a house. Many important levels are reached as the construction work progresses and each level needs to be checked carefully and errors, if any, need to be corrected before proceeding further. Masons often use ‘water level’ to check the levels and it is quite an accurate method. Let us have a look at the important levels to be checked during construction of a house: Foundation level The first level to be reached during the construction of your house is the foundation level. It is the level at which the foundation is rested. The foundations are designed keeping in view the bearing capacity of soil and the subsoil conditions and the foundation level is decided accordingly. For houses, the foundation level is generally 3 to 4 ft below the ground level. In any case, the foundation level should be at least 2.5 ft below the natural ground level. Special care has to be taken in case of low-lying plots where lots of earth filling work is involved. In such cases, the filled earth should be excavated till the natural ground level is reached and the foundations should be dug below this level. Courtyard level As the name suggests, courtyard level is the level of flooring in the courtyard of the house. This level is kept about 2 ft below the plinth level or about 1.5 ft above the centre of road level. This level is also defined by the bylaws for the locality. By keeping this level at the main gate location, proper slope should be given to the courtyard flooring for its quick drainage during rainy season. DPC Level DPC level is the level at which Damp Proof Course is laid in the walls. DPC level of external walls is kept lower than the DPC level of internal walls. The inside face of external walls up to inner walls DPC level is then plastered and painted with black water proofing paint to prevent moisture from affecting the external walls. Inner wall DPC level matches with the plinth level of the house. Sill level Sill level is the level of masonry at which the window frames are placed. These days, a single sill level for all the windows is seldom provided. Sill level for each window is fixed separately as per requirements of the user. The sill level of windows in toilets is generally higher than the sill level of windows in the bedrooms. In kitchen, the sill level of window is fixed with respect to the height of work shelf in case a window is planned in the wall above it. Floor level As the name suggests, the final finished level of flooring is called the floor level. It matches with the plinth level and the inner DPC level and often noted as 0.00 level. Other levels are shown in + or – with respect to this level. For example, the floor level in the toilets and kitchen is often kept as ½ inch below the floor level of the rooms and is shown as -1/2”. Some people prefer to keep different floor levels for different rooms to add style to their houses. The drawing room is often provided with a lower floor level and one or two steps are provided at its entry. In such a case, the floor level at the main entry of the house can be noted as 0.00 and other levels can be mentioned in plus or minus with reference to this level. Kitchen floor level Kitchen floor level is kept 0.5 inch below the floor level in the bedrooms and lobby to avoid the water from flowing from the kitchen to other rooms. It is thus noted as -0.5” in case the lobby level is kept as zero level. Toilet floor level Toilet floor levels are also kept half an inch below the floor level of the room or walk-in-closet to which these are attached, to avoid flow of water in the room. Wherever there is a change in floor levels, like the doorways of toilets and kitchen, an aluminum strip is provided in the floor to prevent any damage to the floor at higher level. Verandah floor level Verandahs are normally provided in our houses in the front and the back. The floor level in the verandah is also kept ½ inch below the floor level of the room to which the verandah is attached. Sometimes, the verandah is attached to both the bedroom and the kitchen. In such a case, the verandah level should be kept ½ inch below the lower level of the attached rooms. Thus, if the level of kitchen floor is at ½” below the floor level and the kitchen is also attached to the verandah through a door, then the verandah floor level shall be ½” below kitchen floor level and 1” below the room floor level. Door lintel level The level at which the RCC lintels are laid above the door and window openings is called door lintel level. There were times when this level was fixed as 6’9” above the floor level. These days, 7 ft high doors are provided and door lintel level is kept as 7 ft. Windows being selected by the house owners are of much larger size and the window lintel level is generally varying as per the depth of window frames. Floor slab levels Building bylaws also define the height of first storey, second storey and so on in a locality so that all the houses have the same floor heights. In general, the height of first storey is kept as 10’6” and for subsequent storeys, it is defined as 10’. This height is measured from the plinth level. The ground floor slab level in such a case will be + 10.5 feet and the first floor slab level shall be about +21.5 ft after adding the thickness of GF slab and flooring over it. It is very important to check these levels at site as the masons falter in providing the required height of each storey and an error of 1” to 2” is often noted. Roof level Top level of the top floor is the roof level of the house. It is also called terrace level or finished roof level. It can be worked out by adding the thickness of terracing to the top level of the roof slab. While the floor slabs are kept in perfect level, terrace is to be given proper slope towards rain water pipes for its quick drainage during rains. Wherever possible, the house owner should himself check these levels or ask his architect or engineer to check the same. An error in a level can be rectified at each stage but it becomes almost impossible to remove an error in a level once its stage is crossed. Plinth level This is the most important level in the construction of a house. It serves as a benchmark as all levels, depths and heights are measured with respect to the plinth level. Plinth level matches the internal flooring level in case one floor level has been kept inside the house. Plinth level is decided according to the level of the road facing the plot. In most cases, local bylaws define the plinth level with respect to road level. The plinth level should always be fixed as per provisions in the bylaws governing the area in which the house is located. Any change in it may invite dispute with local authorities. This becomes more important when there are common walls between the adjacent houses. In such a case, if one house owner doesn’t maintain the plinth level as per the bylaws, the floor slab levels and roof levels of the two adjacent houses may differ, leading to dispute among the neighbours. The plinth level is normally kept 3’6” above the road level. Plinth level: This is the most important level in the construction of a house. It serves as a benchmark as all levels, depths and heights are measured with respect to the plinth level. Plinth level matches the internal flooring level in case one floor level has been kept inside the house. Plinth level is decided according to the level of the road facing the plot. In most cases, local bylaws define the plinth level with respect to road level. The plinth level should always be fixed as per provisions in the bylaws governing the area in which the house is located. Any change in it may invite dispute with local authorities. This becomes more important when there are common walls between the adjacent houses. In such a case, if one house owner doesn’t maintain the plinth level as per the bylaws, the floor slab levels and roof levels of the two adjacent houses may differ, leading to dispute among the neighbours. The plinth level is normally kept 3’6” above the road level. This column is published fortnightly
	better homes Fight the toxins within Identify the unseen hazards lurking in the household and banish them from your home and life Neerja Bahadur People living in big cities are reported to have an alarming 32 per cent DDT residuals in their blood. DDT is one of the lethal pesticides being used in India for vector control and agriculture, along with other (elsewhere banned) chemical pesticides like BHC and Aldrin. Besides DDT and pesticides there are other killers like toxic ground water, smoke fumes, effluents and high levels of lead in the environment. Pollutants emitted from paints, walltowall carpets, compu ters, air conditioners and other such seemingly innocuous objects usually escape our attention. It may be time to take a closer look at the unseen hazards lurking in your homes. Cheap paints and varnishes Not many are aware that cheap paints and varnishes on walls are a major health hazard as they contain a variety of Volatile Organic Compounds (VOCs) which continue to release toxic emissions long after the walls have been painted. Always go for low or zero VOC paints. Villains to avoid Hardly anyone talks about these hidden pollutants that have a direct impact on our daily lives and can cause backaches, headaches, burning of eyes, fatigue, sluggishness and respiratory problems. The innocent home may actually be infested with deadly pollutants nobody would even suspect. Here are 10 villains to identify and avoid: Mosquito coils, sprays and mats A number of studies have linked repellents like coils, mats, lotions, creams and vaporisers to bigger health hazards than a mosquito bite. Many of them contain the diethyl toluimide compound or DEET which can cause skin and eye irritations and breathing problems. Mothballs Many Indian homes use mothballs to protect woolens. These could contain either naphthalene or paradichlorobenzene, both of which are dangerous chemicals that emit fumes when the mothballs vaporise. The fumes can cause headaches, dizziness and eye and skin irritation. Drain cleaners Powdered drain cleaners are extensively used in homes to clean clogged drainage pipes in wash basins and tubs. A less advertised fact about these convenient powders is that they can contain sodium hydroxide or sulphuric acid and can cause skin rashes, burns and even blindness. Cheap toys Parents, beware. A number of cheap toys in the market could be extremely dangerous for kids as there are high levels of lead and cadmium found in PVC soft toys. There could also coloured with harmful dyes. These expose the children to health hazards ranging from liver damage to stunted growth. Computer radiation While medical science now recognises the affect of longterm exposure to computers, few are aware that standing or sitting behind a computer can be far more harmful. The radiation emitted from the back of a computer can cause low frontal headache, red eyes and giddiness. Batteries Torches, remotes, watches, cameras, mobile phones, radios, calculators and many other household devices run on batteries. These contain a cocktail of hazardous chemicals. Leaking batteries can cause skin rashes, eye irritation and damage to kidneys and lungs. Discard them immediately and safely. Detergents A number of washing detergents can contain potentially harmful chemicals like phenols, petroleum distillates (naptha), dyes and perfumes some of which have been linked to cancer and inflammation of lungs. In a milder form they can cause nausea, vomiting and stomach problems. A number of countries have banned the domestic use of asbestos. But the industry is thriving in India. According to experts inhalation of asbestos fibres in building material can cause serious illnesses, including breathlessness, respiratory failure and cancers of lungs and kidneys. Dead mites in carpetsOne of the biggest polluters is the innocent looking carpet. Since very few people use vacuum cleaners, carpets are hardly cleaned properly and become home to microorganisms. Dead mites keep decaying on the carpet as proper cleaning is not possible without vacuum cleaners.
	pick of the week Enter eco friendly engineered homes Innovative building concepts are gaining ground in the Indian realty sector. The latest to enter this arena is the concept of pre-engineered homes. Design and manufacturing firm Interior Craft recently unveiled its engineered home in Noida ushering in a building system that offers speed, quality and value at the same time. Bringing a drastic change in the construction industry, engineered homes as compared to the traditional method of construction involve assembling partially constructed components manufactured inside a factory. Eliminating the need of a large workforce and large turn over time, components such as supporting pillars, door head and roof structure, are built in a climate-controlled factory, away from the construction site and transported to the actual site for assembly. A structure built following this methodology is stronger, faster and economical as compared to buildings constructed conventionally. Talking about these unique homes, Anis Ahmed, Managing Director, Interior Craft said, "We have come up with the concept of Interior Craft Engineered Homes, also termed as ICE Homes, realising the need of the customer of today's world. This home is durable and technically superior and has all the certifications of clearance as per the safety and environmental norms issued by the concerned authorities. Priced reasonably, ICE Homes give home buyers a ready to move-in option completing in just three months." Elaborating about the construction of an ICE Home, Ahmed said, "An ICE Home can be constructed anywhere - on a sand dune, along a beachside or on the hills. What a person needs to have is just a piece of land. The cost of constructing is approximately Rs 2600 sq. ft., which proves to be more economical than traditional homes due to the tensile and compressive strength of premium quality stainless steel". Key Features n Virtually indistinguishable in appearance from a site built home, an engineered home is custom designed and built to suit the requirements of a client's lifestyle and home building needs. n Modern and eco friendly, the technology used in building these structures is structurally superior, providing highest level of flexibility and quality. n Owing to the rigidity of grade A steel beams, pillars and GI sheets, bison board for roof and membrane for water proofing, engineered buildings require minimum maintenance. n As stainless steel is resistant against corrosion, the buildings are more resistant against adverse weather conditions as well as earthquakes and fires. n Owing to their multifarious advantages, buildings ranging from single, duplex and multi- family units blend well with the environment. — TNS
	tax tips S. C. Vasudeva email your queries to sc@scvasudeva.com ... Does Will make me the sole owner of property? Q. My mother bought a plot measuring 100 sq. yd in June, 1968 for Rs 1200 in Delhi and built a house there. She expired in December, 1991. She had made a Will in March 1984 and had bequeathed the said property to me. I am her youngest son. After her death I am paying the Property Tax after getting it transferred in my name. My queries are as under: n Am I the sole owner of the said property? n Can my four brothers and four sisters raise any objection if and when I sell this property? They have not raised any objection till date. n What will be the tax liability, if I sell the said property and keep that money in the SBI for a certain period or purchase a new property from the sale proceeds? n In spite of the Will in my favour, if I decide to divide the sale proceeds among my brothers and sisters (giving each an equal share), then what will be the capital gain and tax liability supposing the property is sold for Rs 50 lakh? —Subhash Bhatia A.Your queries are replied hereunder: n You would be treated as the sole owner of the property which has been inherited by you from your mother by virtue of the Will executed by her in March, 1984. n Your brothers and sisters have no legal right to object to your selling the property which stands mutated in your name after the death of your mother. However, you cannot stop them for going to the court which may lead to a delay in the sale of the property. n It will be a case of long-term capital gain. However, it is not possible to compute the amount of capital gain and tax liability as you have not indicated the cost of construction of the house and its fair market value as on April 1, 1981. n You can distribute the sale proceeds of property between your brothers and sisters. However, before you do so, tax on capital gain arising on the sale of such property will have to be paid. You can, therefore, distribute the net sale proceeds after the payment of such taxes. Your brothers and sisters would not be liable to pay any tax on the receipt of any sum paid by you to them.
	How is HUF property valued in case of partition? Q.In reply to a query published in these columns some time back (dated July 9, 2011), you had mentioned that unequal shares can be allotted to the members of an HUF on complete partition of HUF under Section 171 of the Income tax Act, 1961. But this contention is not supported by any citation. Can you please give details of the relevant court ruling in this regard? I would also like to know how a property should be valued during partition of HUF property? Should it be valued at cost price or at market price? — Mukesh Sharma A.Your queries are replied hereunder: n You may refer to the following decisions with regard to the partition of HUF wherein unequal share in HUF properties on its partition have been held to be binding in case the co-parceners have agreed to the same. Brij Singh vs. Sheodan Singh (AIR 1927 All 454) n Normally, a Memorandum of Partition is executed by the parties which states that an oral partition took place earlier and the same is now being put on record. In case such a memorandum is registered with the Sub-Registrar for the purpose of allocating the shares in an immovable property, stamp duty will have to paid on the basis of the market value of the immovable property.
	Is my plot a long-term capital asset? Q.I am an original allottee of a HUDA plot since 1991. I had received the offer of possession in May 1998 from HUDA and all yearly installments for the said plot had been paid by then. Later, I got the building plan approved and took physical possession in December, 2011. I will get the completion certificate by December, 2012 after construction on 25 per cent area of the plot is completed. My query is that if I sell the plot now, then will it be considered a long-term capital gain or not? — S.C. Gupta A.You had taken the physical possession of the plot in December, 2011. In view thereof the ownership in the plot got transferred to you in December, 2011. Any profit on the sale of such a plot would be treated as a short-term capital gain. In case you had sold the allotment right before taking the physical possession of the plot, the period of holding would have been more than three years and, therefore, any profit arising on the sale of such allotment right would have been treated as a long-term capital gain. Once the possession is taken, the right of allotment gets merged with the right of possession. Therefore, the period of holding will have to be counted from the date of possession.
	What is the tax liability on inherited property? Q.Is there any tax liability when: n Money or immovable property received as inheritance is transferred to HUF of the recipient? n Money or immovable property received after the demise of father is transferred to HUF of the son? — Dr. V. K. Kansal A.There is no tax liability in respect of any sum of money or immovable property inherited by an HUF on the basis of a Will. However, if any sum of money or immovable property is received by an individual on inheritance, the same would be treated as his individual property. In case, such sum of money or immovable property is converted into an HUF property by throwing it into the common stock of the family, such sum of money or immovable property shall be deemed to have been transferred to the members of the family for being held by them jointly. The income derived from the converted property shall be included in the income of the individual who has converted such property and not to the family.
	Best way to re-invest Q.I have owned two different residential plots for more than three years. Now, I want to sell these and want to re-invest the entire consideration to buy another residential property. Please advise whether I would be eligible for exemption on LTCG tax in these two situations n If the entire consideration received from the sale of both the plots is re-invested in a new single residential property n If the entire sale consideration is used to purchase two separate residential properties. — Subhash Bhatia A.Your queries are replied hereunder: n In case the entire consideration received on the sale of both the plots is utilised for purchase of a residential house, you will be entitled to claim exemption from the tax on capital gain arising on the sale of the two plots. Please note that the residential house should be purchased within two years after the sale of the plots. n In case the entire consideration received on the sale of each of the plots is utilised for buying two separate residential properties, then you should be able to claim the exemption provided the second house is purchased after the purchase of the first one and you do not own any other house except the house which is purchased in the first instance on the sale of one plot.
	loan zone S. C Dhall email your queries to realestate@tribunemail.com ... Is it better to reduce EMIs of a loan or its tenure? Q. I have taken a home loan of Rs 20,00,000 for a 15-year repayment period. Now I want to pay some amount to reduce the total loan amount. Is it advisable to reduce the EMI or the period of payment? — Neha Nanda A.You haven’t specified at what rate of interest you had taken the loan or the EMI amount that you are repaying your loan with. This would have helped us calculate the exact amount of savings you would be eligible for if you opt to make a part payment of the total loan amount. When you pre pay your loan, it directly affects the outstanding principal amount, which is a good thing, as the loan amount you borrowed itself gets reduced. Usually, when you make a part payment, the loan tenure gets decreased by default, unless you specifically approach the bank and ask for reducing the EMI instead. The best approach would be to opt for a shorter loan tenure, as in this way, you will be able to save significantly on the outgoing interest cost on the loan. Reducing your EMI may be counter-productive. Let’s understand this better with an assumption that your current interest rate is 11 per cent for a Rs 20-lakh loan with a 15-year tenure. If you prepay an amount of, say, Rs 15,000 every six months, from sometime around the third year onwards (most banks specify a time limit before which you can start pre-paying your loan) you will save around Rs 3.7 lakh on the interest cost of the loan, and also reduce your loan tenure by two-and-a-half years. Thus, when you prepay, reducing your tenure is a better option than reducing your EMI, as this helps to save on interest cost.
	Be a cautious guarantor Q.What is the role of a guarantor in a loan case?— B. S Dhaliwal A.Becoming a loan guarantor for an individual needs to be a well-thought-out decision, and shouldn’t be taken in haste. Though the person who is taking the loan is expected to repay the loan and not the loan guarantor, it still places a huge responsibility on the guarantor. For instance, if your friend defaults on the loan, then the responsibility for repaying the loan will fall on your shoulders, and to add to your misery, it will adversely impact your credit score, as you will be held accountable if your friend fails to repay his loan. Being a loan guarantor is a risky business, and is best avoided, until and unless you are completely confident of the credibility of the loan applicant and his ability to repay. Further, as a loan guarantor, you will be screened by the bank in terms of your credit score, and will need to meet their stringent criteria. This is done to ensure that in case the borrower isn’t able to repay the loan, then the guarantor should have the means to repay the loan himself. Hence, make your decision after evaluating your friend’s repayment capability in a judicious manner
	Realty bites n MGI Gharaunda gets 4 star rating from CRISIL KDPMGI's project MGI Gharaunda in Raj Nagar Extension, Ghaziabad, has bagged "NCR 4 star' rating by CRISIL, the largest rating agency in India. CRISIL star ratings provide city specific all-round assessment of real estate projects and help buyers benchmark and identify quality projects within their city. Star ratings is based on an eight-point scale that is specific to the city- from 'City 7-Star', the highest, to 'City 1-Star', the lowest being 'Non-Deliverable Project'. These ratings address two critical needs in the realty sector: improved transparency and objective benchmarking of projects. The key factors evaluated in the star ratings process are quality of legal documentation, construction related risks, financial flexibility/viability of the project besides the background, and track record of the project sponsor. CRISIL has said that the project's structural quality is backed by the sound track record of the architect, structural consultant, and civil contractor. The rating says that the project has onsite material-testing facilities. For amenities the report says that the project has a clubhouse with recreational facilities, children's play area, and 100 per cent back-up for common areas and individual units through diesel generator sets. n User -friendly new portal FNA Technologies a real estate services solution provider announced the launch of their portal www.feetnacres.com. With feetnacres.com, the company is pioneering the concept of knowledge based buying in an unorganised sector like real estate. Today a buyer is inundated with numerous options and pointers; after getting thoroughly confused with these options and ads he/she generally ends up buying something that his broker/friend/colleague suggested. The new portal is more user friendly and guides a potential buyer about the best available deals in his preferred area. Feetnacres has also introduced the concept of Reverse Bidding in which a person can list his requirement and best and genuine brokers in the city would be bidding with best properties for his/her business. On occasion of this launch founder and CEO of feetnacres.com Rakesh Tripathi said, "We provide fair and unbiased advisory through scientific market mapping, advanced research tools and critical analysis of data collected. For transaction we also connect you to our affiliated brokers specialising in particular areas, locations and projects. This allows you to conduct most efficient property transaction."
	Hi-tech golf villas from Ansals Ansal API has launched hi-tech golf villas in 3530-acre Sushant Golf City township in Lucknow. This township has an international standard 18-hole golf course surrounded by residential and commercial development. The habitat also has five group housing societies. The company will be building 250 golf villas in this project. The villas of five different types have been designed by Feng Zhan, a noted architect from New Zealand. The villas will be equipped with fully integrated home automation system that can be controlled from anywhere. Their key features include keyless entry, automated garage door, automated air conditioning, mood lighting, device controlling, Wi-Fi access, high resolution IP CCTV camera installed at strategic locations, control and configuration through mobile / tablet and SMS alert on predefined numbers stating the area of alert.