Merits of red oxide floor

The enviable longevity is the speciality of the earthy red-oxide flooring . M. R. Satheesh, (Home Tech Associates) a contracting consultant for construction materials says the market for red-oxides are limited to those who have an for earthy interiors . He vouches that "you have no maintenance headaches, it only requires a daily mop. Every walk on a red-oxide floor is a smooth friction akin to a round of extra polish.

Perhaps open and wet areas may not take it as atmospheric changes can bring in light fissures," he says. If colours speak of an era, red-oxides on your floor are the resplendent reds consciously transporting you back to nearly seven decades of some rich tradition. Several parts of South India, especially Kerala, coastal Karnataka and interior Tamil Nadu saw a gleaming spread of the oxide in shades as cherry, crimson, ruby or scarlet.

"Its appeal is in its uniform finish, joint-free seamless stretches and the glow that the colour exudes with every passing year, throwing up a seamless wonder," says Suri Sastry who deals with flooring solutions.

Forgotten market

Red oxide flooring cannot withstand the vagaries of nature in open areas or the high traffic load of commercial applications, say experts, as calcium and magnesium are sensitive to direct radiations. It is roughly a quarter-to-half-an-inch thick spread of a specialised measure of oxide-cement-water with deft hands dealing with the slurry mixture on plastered concrete. It is later trowelled evenly by highly skilled masons.

The polish used to be coconut oil smeared and rubbed with a husk, some even used egg shells, later mansion polish appeared, but now French oxides are mixed to get a permanent sheen.

Kerala, especially Thrissur, has this skilled labour proliferating, as the floor still is being done up with the expert mix of colour oxides. There are few companies as Home Tech Associates and the HUDCO sponsored Masonry Training Program teaching the nuances to masons in Tamil Nadu and Kerala. Says Padmini S. Sundar, Architect and Interior Designer, "Although there are telling aesthetic disadvantages with colour choices in these oxides, independent houses are trying it yet again to get an earthy appeal. "It is this makeup that brings in red-oxide for thinnais, sunken drawing and stairs.

In an age where you pay a premium to get the vintage look, red-oxides help you save money. It costs between Rs. 55 to 75 per sq ft, ."

Source: The Hindu

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List of big OMR projects available as of Mar 2010

Project	Link	Cost/sft	Types	Locality	My Take	Comments
Hiranandani upscale	Hiranandani			Egattur
L&T Eden Park	Eden Park			Siruseri
DLF Garden City	DLF			Semmanjeri
Victoria Towers	Victoria
Jain’s Inselli Park	Jains			Padur
ETA Star – Rosedale	ETA Star			Padur
Elegant Contructions	Elegant
TVH Svasti	TVH
TVH Ourana Bay	TVH
Olympia Opaline	Olympia			Navalur
Citilights Blessings	Citilights			Kelambakkam
Purvakara Swanlake	Purva			Kelambakkam
Vasavi Anicham	Vasavi
Vijayshanti Lotus pond	Vijayshanti
Mantri Synergy	Mantri			Padur
Akshaya Adora	Akshaya			Kazhipattur
Akshaya Adair	Akshaya			Kazhipattur
Indus Anantya	Indus			Egattur
Ramaniyam Rhythm	Ramaniyam			Thazhambur
Arihant Escapade	Arihant			Thoraipakkam
Arihant Heirloom	Arihant			Thazhambur
Lancor Central Prk west	Lancor			Sholiganallur
Vishranthi Sabari	Vishranthi			Sholiganallur
Doshi Etopia	Doshi			Perungudi

 

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Patta is no guarantee for building on a plot

Those who buy plots often think that a mere possession of the patta is sufficient enough a guarantee to construct a building since their claim to the title is undisputed. This understanding is not entirely correct.

In the case involving Teachers Colony Residents' Welfare Association, Vettuvankeni, Injambakkam, Chennai and The Commissioner and Special Commissioner of Land Administration, the Madras High Court (decided on Feb 11, 2010) said that the possession of patta and construction of buildings were two different things. Building a superstructure will depend on whether proper permission for construction had been obtained or not. In the above case, even though the plot owners had valid pattas for the land they bought, they were refused building permission for putting up buildings since the entire layout was unapproved and the unauthorised structures put up were subsequently ordered by the court to be demolished.

In 1979, the residential colony at Vettuvankeni was laid out on a ground measuring 7.83 acres and the plots were sold. In this layout, 26 cents of land was reserved for public purpose. However, in 1981, this reserved land was subdivided into four plots and sold to four individuals. In one of the plots a residential house was constructed. Aggrieved by this, the Residents Welfare Association filed a petition before the Revenue Divisional Officer, Chengalpattu challenging the grant of patta to those who bought the reserved land. After hearing the petition, the Revenue Divisional Officer, Chengalpattu cancelled the patta.

Violations

This order was then challenged before the District Revenue Officer, Kanchipuram. The District Revenue Officer set aside the earlier order on the ground that the layout was unapproved since it violated coastal regulation rules. He also observed that, in the first place, the Welfare Association had no right to execute a gift deed giving the land reserved for public purpose to the Panchayat.

However, he ruled that since the land owners had purchased the plots from the original owner directly they were entitled to patta in respect of the property. On further appeal, this order was reversed by the Special Commissioner and Commissioner of Land Administration since he found the property was ear-marked for public purposes and could not have any patta in favour of those who purchased it.

This order was challenged in the Madras High Court. The court, after hearing the arguments, held that although the buyers of the space reserved for public purpose would have the right to possess those particular plots, they cannot out build any superstructure unless they have the permission.

The provisions of the Panchayat Rules make it clear that no construction can come up on these plots. In these circumstances, the Court said that the Commissioner of Land Administration was not justified in cancelling the patta by confirming the order passed by the Revenue Divisional Office.

 

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Electronic registry to eliminate home funding frauds

Buyers and financial institutions are often duped by unscrupulous sellers and loan seekers by concealing the mortgage related information of a property. The properties that have been already funded by a bank are submitted afresh for loans by manipulating the documents. Buyers unaware of such frauds end up buying them only to find that they have inherited liability. It is reported that the banks have lost amounts of nearly Rs. 400 crore and the personal loss of the buyers have not yet been precisely calculated.

Such criminal practices may soon come to end and buying properties or seeking home loans would become reactively transparent. The budget recently unveiled by the Union Government has proposed to set up a Central Electronic Registry, data base of all properties mortgaged to banks and HFCs (Home Finance Companies). It will collect, collate the information of mortgages and circulate the same back to all banks and HFCs. When a bank/HFC processes a home loan proposal, it will first verify with the central registry if the title to the property is clear and the property is not already mortgaged to any other Bank/HFC. This way multiple funding on one property can be avoided and also fake documents detected.

This proposal has its own advantages over the registration of mortgages under the Transfer of property of Act of Property Act, 1882.

Normally, a mortgagor (borrower) deposits his or her title deeds with mortgagee (lending institution) as security for the loan availed. This is beneficial for both the borrowers and as well as lenders, since the procedure followed is simple, convenient, less expensive and less/no paper work is involved. A mere deposit of title deeds with an intention to create security is sufficient to affect the equitable mortgage. As it is difficult to establish the intention to create security, many banks/HFCs insist on executing a memorandum evidencing deposit of title deeds. Once the deposit of title deeds is reduced in writing, in many states, it attracts stamp duty varying between 0.25% and 0.5% of loan amount. While this may be convenient, the details of the mortgage will not appear in the EC (Encumbrance Certificate) issued by Sub-Registrar or title search reports.

This information gap has been exploited . It is here that the proposal to set up a central registry proves good. The registry will help Banks and HFCs to have beforehand information on mortgages created, if any, on the property to be funded. The procedure to verify information on mortgages would be simple and economical .

But this is not sufficient.

The objective of setting up the proposed central agency will be incomplete, until an ordinary citizen has access to the central registry to verify that the property he or she intends to buy is not already mortgaged and the property is not being sold to him on fake documents.

 

Source: the Hindu

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L&T Eden Park - Off OMR - Siruseri

Rs. 1,200 crore for developing an integrated township off Old Mahabalipuram Road, Chennai

 

The first phase will be developed over 14 acres with 656 apartments

 

residential apartments, villas, one of the best schools of Chennai, essential services, healthcare facilities and shopping mall/arcade.

 

It would build ‘villapartment’ concept — the privacy, luxury and independent of a villa and the convenience, cost-effective maintenance and security of an apartment.

 

“Villappartment” which means u have 25% features of a villa and 75% features of an apartment. The Villa features are No Common Walls to share with your neighbor, three sided ventilation and exclusive corridor leading to your own apartment so that your apartment does not open up to your neighbor’s living room.

 

Cost

Price is 3600 per sq feet. 20 Rs floor rise increase after 5th floor onwards.

Covered Car Park - 175,000
Stamp Duty & Regn -on UDS which is 40% of base price
Corpus Fund - 100,000
Club Membership - 100,000
Annual Maintenance - 2 Rs per sq feet / month collected for 12 months in advance
EB, Water, Sewage
deposit, legal charges - 50 Rs per sq feet
documentation etc.,

 

L&T shall maintain the buildings till the completion of township i.e. 5-6 years and then transfer to association along with corpus fund and maintenance charges fund

 

Ambience

 

Behind SIPCOT, Siruseri

 

http://www.wikimapia.org/#lat=12.825527&lon=80.214872&z=14&l=0&m=a&v=2

 

nearly 100 acres and will be developed in four to five phases

 

Travel

 

For offices on OMR, this is near. If you work at SIPCOT, you are real close (1-1/2km from TCS/CTS). You don’t even have to pay toll if the road through SIPCOT is laid better in coming days. Think of WALK TO WORK.

If access to SIPCOT is closed only for SIPCOT employees, only other access right now is to reach Vandalur-Kelambakkam road through Pudupakkam village.

For traveling to NH45, the Vandalur-Kelambakkam road is well laid and relatively less traffic. But down the lane, this may not suffice as this is a single-lane road.

 

 

Company/Builder

 

L&T South City projects

L&T Urban Infrastructure                                                51 per cent

Dinesh Ranka & Associates and                                       24.5 per cent

Pragnya Trustee & Investment Management Company      24.5 per cent

 

The contact nos are 91-44-24340101/0100 and email address edenpark@lntecc.com. Website is www.lntedenparkk.com.

 

Common Amenities

 

The Apartment features are security, club house, high rise views, 85% open area which is landscaped. They have a School, Healthcare facility and a mini mall in their 100 acres township.

School – PSBB, which is a renowned name in Chennai.

Planning for a crèche, Multipurpose hall, departmental store

Security – Video phone at entrance, video phone at entrance,

Solar water heating

 

Interior

 

 

Structure	RCC wall technology for the first time in Chennai / Seismic zone - III
Flooring Living / Dining / Bedrooms / Kitchen	Vitrified tiles
Balcony & Service	Ceramic tiles
Toilet	Anti-skid ceramic
Toilet Dado	Ceramic up to 7 ft.
Painting	Ceiling finished with oil-bound distemper Walls with plastic emulsion
Joinery	Main door – Teakwood frame with teakwood shutters Other doors – Hardwood frame with flush shutters Bathroom door – Hardwood frame with waterproof flush shutters
Windows	UPVC / Aluminum
Tap fittings	Jaguar
Electrical	Anchor ROMA
Sanitary	Hindware / Parryware
Fiber Optic Connectivity	Optical access technology for fibre-to-the-premises networks that enable IPTV, video-on-demand, broadband data and voice services, digital and analog television.

 

Hidden Costs

I am not aware of any hidden costs, do add your comments if you think project has hidden costs involved.

 

Penalty cost - Rs.5/sqft for every month the project is delayed

Engineering

RCC wall technology. Walls are 4” instead of 9” – so, more carpet area per sale-able area. The whole construction is carried out through mechanized construction practices by deploying concrete batching plant, transit mixtures, concrete pumps and tower cranes. Such deployment facilitates timely completion of the project with high-class quality. Unlike conventional construction involving column beam framework with brick work infill, the construction of Villapartment is done through providing RC shear wall / Slab construction. Utilizing this technology, the wall and slab for total apartment unit is done at one go at two days cycle period. Such construction will provide perfect dimensional accuracy and also superior quality. Other benefits include,

* Eliminates the construction of columns
* All rigid walls and floor slabs are case in single pour
* Earthquake resistant structure
* Offers obstruction free space
* Accelerates the construction schedule
* Facilitates to adapt the green building concept
* Offer better performance over RC framework with brick work

Resale-ability/Rent-ability

Very good rent-ability to SIPCOT-goers/Navalur. approximate rents in 2011 would be Rs. 6000 for every 1000 sft house in this area.

Selling immediately would depend on how the housing market and the overall economy gets going. Overall, this is hot property and reasonable prices. Could double by 2016 or 2018.

TCS is employing 35,000 people at Siruseri, Cognizant has 4000 people working and hiring another 6,000 people, Hexaware is hiring 10,000 people at Siruseri, XANSA has 3000 people, Syntel is hiring 7000 people, Airtel has 400 employees, Aspire systems has 600 employees, Patni has 1200 employees. Add all this we would have 70,000 people to be employed in Siruseri IT Park in next 3 years. If even 10% want to live besides work place you need 7000 apartments. L&T Eden Park township is coming up with only 4000 apartments in total.

My rating

A+ for peace lovers
B- for action lovers
A- for bachelors (if you work in OMR, esp SIPCOT/Navalur)
A for family (nearby school, crèche, hospitals, no great shopping, might pay for toll everyday)
C for shopping freaks

B- for party goers (homes near city or ECR are better)
A+ for aged (Place to walk, Chettinad heath city nearby)
A for investors (could double by 2016 if IT boom sustains)

Links

L&T Eden Park

Map

Project details

 

 

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Chennai OMR projects rates

1) Hiranandani Upscale – Rate 4100/sqft
2) Purava Swan Lake - Rate 3600/sqft
3) Purava Windermere - Rate 2790/sqft
4) L&T South City - Rate 3600/sqft
5) L&T Estancia - Rate 3500/sqft
6) Mantri Synergy - Rate 3700/sqft
7) Chettinad Enclave - Rate 4250/sqft
8) DLF Township - Rate 3000/sqft

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Chennai ITEL OMR highway

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