Yashasvi Nagar ( Plot No 1 TO 6)

At Dhokali, Thane
Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane
 28/12/2022

To,
The Hon. Chairman/ Secretary,
Dasharath Kutir Chs., Ram Kutir Chs.
Shree Laxman Kutir Chs.,Bharat Kutir Chs.
Shatrughna Kutir Chs, Lav Kutir Chs
S.No. 76/B/1, 76/B/2, 76/B/3, 76/B/4
76 / B /5, 76/B/6 Sector No. 5,
Dhokali - Balkum Road,
Thane (w). 400607.

Ref. : Your Letter Dt. 14th Jan 2023

Sub : Submission of Tentative Technical & Financial Feasibility Report

of Dasharath Kutir Chs., Ram Kutir Chs.,Shree Laxman Kutir Chs.,
Bharat Kutir Chs. Shatrughna Kutir Chs, Lav Kutir Chs

Respected Sir/Madam,

With reference to the above, We are glad to submit Tentative Technical & Financial
Feasibility Report of Dasharath Kutir Chs., Ram Kutir Chs.,Shree Laxman Kutir Chs.,
Bharat Kutir Chs. Shatrughna Kutir Chs, Lav Kutir Chs. Along with Proposed plans.
Please check & confirm the same.
We assure you that the entrusted services will be carried out with excellence
in custom architecture and design & utmost dedication and trust.
Looking forward for a favourable and fruitful association.

Thanking you,

Sincerely,

For :- M/s. Right Space Consultants,

Ar. Asha D. Dere

Encl.:- As above
 CONTENTS

Sr. No. Description

Yashasvi Nagar Layout ( Plot no 1 to 6 ) Proposal important
1.
points
2. List of Documents Provided by The Society

3. Location & Social Amenities near by

FSI Consumed in Existing Building & Existing No of
4.
Tenement & Carpet Area
5. Current F. S. I. Scheme

6. Project Financial Feasibility

7. Stages of Redevelopment

8. Benefits of Redevelopment

9. Tips For Successful Redevelopment

10. Internal Luxury Amenities

11. Recommendations
Document Attached

a. Google Location with Co-Ordinates

b. D.P. Remark

12. c. 7/12 Extract

d. Private Site Survey

e. Commencement Certificate

f. Proposed Floor Plans

 1. Proposal Important Points
Dasharath Kutir Chs., Ram Kutir Chs.
Shree Laxman Kutir Chs. Bharat Kutir Chs.
Name of the Society
Shatrughna Kutir Chs, Lav Kutir Chs
Plot No. -1 to 6

Name of the Building Plot No. 1 to 6

Registration no. TNA/(TNA)/HSG(TC)/1820/86/87/1987

S.No.76/B/1, 76/B/2, 76/B/3,

Postal Address 76/B/4,76/B/5,76/B/6 At. Dhokali - Balkum
Road, Thane (w). 400607.

Landmark Dhokali

Existing No. of Wings 6 Nos.

Existing No. of Floors Gr. + 3th Floor

Property Card / 7/12 Extract nos. S.No. 76/B/1 to 6

S.No. 76/B/1 632.00

S.No. 76/B/2 632.00
S.No. 76/B/3 632.00
Plot area in Sq. mt. as per Property Card 3792 sq.mt.
S.No. 76/B/4 632.00
S.No. 76/B/5 632.00
S.No. 76/B/6 632.00

Conveyance Status Not Recived

Property Card / 7/12 Status 7/12 is in the name of all Society

Possession Status Possession is with Society

Plot Area as per Private Survey Not Recived

T.I.L.R. Sub Division T.i.l.r. Not Avalible

Existing CC Details V. P. 85038 Dt. 19/08/1985

Existing OC Details V. P. 85038 Dt.19/05/1987 & 6/11/1987

Existing Municipal Build up area in Sq. Mt. Per Bldg. 631.24 x 6 Nos = 3787.44 Sq.mt.

Existing/DP Road adjustant to plot/Dead End 15.00 m.w.d.p.Road & 9.00 m.w.Internal Rd.

Zone ‘R’ Zone

R.R.Rate Rs. 37,000

 2. List of Documents Supplied by the Society

The following documents were Provided by the Society for the preparation of
this feasibility report :-
1. Photo Copy of 7/12 Extract
2. Copy of Old Sanctioned Plan of existing bldg.
3. Photo copy of Commencement Certificate
4. List of Society Members with areas

As per the findings of visual inspection, it is evident that the said

building has gone under some repairs in the past but because of Corrosion in
the reinforcement and other distresses which has occurred due to
leakage/seepage related problems in the buildings, the redevelopment of the
building is necessary in the near future.
Notes :

1) Ownership :-
• As per 7/12 Extract Per Soc. 632 sq.mt. total 6 Nos Soc.
area 3792 sq.mt.
2) Possession :-
• Physical Possession is with Society.
• Physical site measurement Balance
• Sub Division T.I.L.R. Balance
3) Old Approval :-
• Commencement Certificate - V. P. 85038 Dt. 19/08/1985
• Occupation Certificate - V. P. 85038 Dt.19/05/1987 & 6/11/1987
• Assessment Extract - Not Available
• Existing Bldg. Possession Approx. 36 years Completed.
4) Existing Flat Owner Carpet Area :-
• The Carpet area of Existing members is Provided by Society.
 3. Location & Social Amenities near by

This property is situated on Dhokali - Balkum Road and well connected

to different areas from all sides and situated in an ideally placed residential
area and shopping area.

Benefits to the Residence:-Closer to the Property are as follows

Distance from Plot

Particulars
(KM)

Thane Station 4.80

Proposed Kapurbawadi Metro Station 1.00

Korum Mall 3.10

Viviana Mall 2.20

Jupiter Hospital 2.30

R Mall 1.80

Wonder Mall 1.50

Dr. Kashinath Ghanekar Natyagrah 2.70

Ambar International School 0.65

Vasant Vihar High School & Jr. College 2.60

Thane Grand Central Park 2.20

Thane Court 3.30

T.M.C. Head Office 3.80

 FSI Consumed in Existing Building

F.S.I. consumed in existing building (As per approved Thane Municipal

Council Commencement Certificate dated 19/08/1985 for

(Gr. + 3th Upper Floors) :-

• Permissible built up area of existing building

as per sanctioned plan = 632.00 Sq.mt.

• Built up area of existing building as per

Sanctioned plan = 631.24 Sq.mt.

• Balcony area = --------------

• Consumed F.S.I. -----------------------------= 1.00

Existing Building No of Tenement & Carpet Area

As Per Agreement
No. of Units Tenement
Carpet Area

Shops 0 0
Office 0 0
1 Rk Flats ---- 0
Per Wing 16 Nos 350 x 48 Nos = 16800
1 Bhk Flats
x 6 = 96 Nos
360 x 48 Nos = 17280
2 Bhk Flats ---- 0
Garages 0 0
Basements 0 0
Total 96 Nos 34,080.00 Sq. Ft.
 CURRENT F. S. I. SCHEME

FSI Scheme :
Details of various FSI scheme available for Development /

Redevelopment proposals, as per the Development Control Regulations of

Unified Development Control and Promotion Regulations for Maharashtra

given below.

A) Redevelopment ( 30 Year of old ) Dilapidated / Dangerous Building as

per Modification Of UDCPR ( Basic FSI + Premium FSI +TDR +
Incentive FSI + Ancillary FSI )
As per the provisions mentioned in the UDCPR, the permissible F.S.I. is
as under

Sr. No. Particulars F.S.I. Ratio

1 Basic F.S.I. 1.10
2 Premium F.S.I. 0.50
3 T.D.R. 0.90 3.00
4 Incentive Dilapidated F.S.I. 0.50
Ancillary F.S.I. 60% of Residential F.S.I.
5
80% of Commercial F.S.I.

Existing Building 30 Year Completed So we have considered Incentive FSI calculation

based upon its proposal
 Project Financial Feasibility
A) Fsi Statement

1 AREA OF PLOT (Sq. Mts.)

a As per Ownership documents (As per 7/12 Extract) 3792.00
b As per measurement sheet
c As per site
2 Deductions for
a Prop. D.P. Road / Service / Highway Widening 15 mt wide & 9 m.w. road --------
b Area Not in Possession --------
c TOTAL (a + b) --------
3. Balance area of plot (1b-2c) 3792.00
4. Amenity Space ( if Applicable )
a Required
b Adjustment of 2 (b) if any
c Balance Proposed
5. NET AREA OF THE PLOT ( 3-4 (c) ) 3792.00
6. Recreational Open Space ( if Applicable )
a Required nil
b Proposed nil
7. Internal Road Area
8. Plotable area ( if Applicable )
9. Built up area with reference to Basic F.S.I. as per front road width 4171.20
( Sr. No. 5 x Basic F.S.I. ) = 3792 x 1.10 = 4171.20 Sq.mt
10. Additional of FSI on Payment of premium
a Maximum permi. premium FSI - based road on width/TDO zone
b Proposed FSI on payment of premium = 3792 x 0.50 = 1896.00 1896.00
11. In- situ FSI / TDR loading
a In- situ area against D. P. Road ( 2.0 x Sr. No. 2 (a) ) ---------
b In - situ area against Amenity Space if handed over [ 2.00 or 1.85 x Sr. No. 4 (b) ---------
and / or (c].
c TDR Area {3792 x 0.90 = 3412.80 Sq.mt
Slum TDR = 3412.80 x 0.30 = 1023.84 Sq.mt
3412.80
Market TDR = 3412.80 x 0.70 = 2388.96 Sq.mt
Slum TDR = 1024.00 sq.mt., Market TDR = 2389.00 Sq.mt
d Total in - situ TDR loading proposed [ 11 (a) + (b) + (c) ] 3412.80
12. *Dilapidated FSI - (As per Existing Sanction Plan)
1893.72
Plot no. 1 to 6 ( 631.24 x 6 = 3787.44 ) 3787.44/2 = 1893.72
13. Total entitlement of FSI in the proposed 11373.72
a [ 9+10(b)+11(d)] or 12 Whichever Is applicable 11373.72
b Ancillary Area FSI upto 60% or 80% with payment of charge 6824.23
c Total entitlement (a+ b) 18197.95

B) Carpet Area

Comm. 13,126
01. Total Prop. Carpet Area 1,32,845
Resi. 1,19,719
Exist. Flat Owner C/A + Comm. ---------
02.
Addition- -30% C/A Resi. 34080 + 10224 44,304
5680 x 6 = 34080
Comm. 13,126
03.
Balance Carpet Area Resi 75,415 88,541
 C) Financial Feasibility
Construction Cost (Approx.) = Bldg.- Cr.
a Fsi Area = 1,95,873 sq. ft. x Rs. 2800/- = 54.84 Cr. 66.52
b Non Fsi Area = 97,375 sq. ft. x Rs. 1200/- = 11.68 Cr.
1
Parking :- 78.49
c Puzzle Parking – ----------------------- ----
d Total ( a + b + c ) 66.52
e GST Charge 18% on Const. Cost. ( a to c ) 11.97
Society Exps. :-
Existing Residential Carpet Area = 34080 Sq.ft.
Rent :

a 34080 sq.ft. x Rs.40 x 12 months = 1.63 Cr.

b 34080 sq.ft. x Rs.45 x 12 months = 1.84 Cr. 5.51
c 34080 sq.ft. x Rs.50 x 12 months = 2.04 Cr.
Brokerage
2 Resi. = 34080 Sqft x Rs.40 = 0.13 Cr. 0.13
Deposit :
13.55
Resi. = 34080 Sqft x Rs.210 = 0.72 Cr.
Deposit Amount equivalent to Six-month Rent 0.72
Shifting Charges
Rs.15000/- (per Family ) x 96 Nos x 2 Nos = Rs.0.29 Cr. 0.29
Corpus Found – Resi. = 34,080 sq.ft. x Rs. 1000 = Rs. 3.40 Cr. 3.40
Stamp Duty & Regn. Charges (Approx.) = Rs. 3.50 Cr. 3.50
Tmc Exps. :-
Premium Fsi =
1896.00 sq.mt. x Rs. 37,500 x 35% = Rs. 2.49 Cr.
6825.00 sq.mt. x Rs. 37,500 x 15% = Rs. 3.84 Cr. 6.33
TDR =
Slum = 1024.00 sq.mt. x Rs. 37,500 x 85% = Rs.3.27 Cr.
3 8.64
TDR = 2389.00 sq.mt. x Rs. 37,500 x 60% = Rs. 5.37 Cr.
TMC Approval Charges (Approximate) 22.99
Area = 18198 Sq.mt. x Rs. 3500 = Rs. 6.37 Cr. 6.37
Open Space Deficiency Premium 0.75
Fire NOC Charges 0.75
other 0.15
All Consultants & Other Exps. :-
Consultants Charges (Architect / Engineer/ Legal) 2.66
4 Moef 0.75 4.66
Technical Staff & Other 0.75
Marketing / Brokerage & advertisement 0.50
5 Total expenses (1 to 4) 119.69
6 Interest Component [ 25% of total funds @ 18% annum, 1.00 Yr] 5.38
7 Total Cost Involved (5 + 6) 125.07
 D) Revenue Generation

01 Commercial :-
Gr. Fl. C/a – 13,126 sq.ft x Rs.25000/- 32.81
32.81
02 Residential :-
Typ.Fl.- 75,415 sq.ft. x Rs.14,500/- 109.35 109.35
03 Parking :- 186 Nos x Rs.8,00,000/- 14.88 14.88
Total Revenue 157.04
E) Profit
01 Total Revenue 157.04
02 Total Exps. 125.07
03 Net Profit 31.97
25%

Notes :-

a) The Proposed Sales Plan are subject to Final Sub Division T.I.L.R.Plan.
b) Parking to be charged @ Rs.8 Lakh + GST as applicable
c) The Carpet area of Existing members has been taken as given by the
Society. There are some minor differences between the Approval
measurement & areas given by the Society.
d) Sales Plans are tentative for F.S.I. consumption only. Actual Proposed
Plan for Proposed area to existing members needs to be drawn.
e) Please Check Const. Rate, Sale Rate & TDR Rate.
f) This report is subject to change as per final design
 STAGES OF REDEVELOPMENT

The Redevelopment process normally begins with

a) Conceptualizing the housing development and

b) Moves through to occupancy in new building.

All steps in the Redevelopment process have to be carried out preferably in the
sequence for the successful Redevelopment.

1. All Documentation to be in Place.

2. Structural Audit

3. Scheduling of SGM for Redevelopment & Resolutions.

4. Appointment of Redevelopment Committee.

5. EOI for PMC & Appointment of PMC.

6. Private Survey of Plot and Individual units with Carpet areas.

7. Feasibility Report.

8. Tender inviting Offers from Developers.

9. Comparative Analysis of offer received & Short listing of Developers.

10. Presentation from Shortlisted Developers and Revised offers if any.

11. Comparative Analysis of Revised offers.

12. Visit to Developers Completed & Ongoing Projects.

13. Final Selection of Developer.

14. Final Terms and conditions with the Society

15. The Members of the Society shall give irrevocable letter of consent addressed
to the Society, the Builder, PMC, by. Registrar of Co-operative societies and
other concerned Parties.

16. Society shall give Letter of Intent to selected Developer.

17. Intimation to Dy. Registrar of Developer being selected and obtaining their
consent.

18. Developer shall submit plans to Society as agreed upon for approval.

19. Finalization of Layout, Plans, Infrastructure & Amenities.

20. Drafting, Changes & Finalization and Registration of Development Agreement
with the Society, Individual members & Developer.

21. Sanction from concerned authority i.e. obtaining the IOD & CC.

22. RERA Registration.

23. Registration of Individual member Agreement.

24. Shifting of the members to alternate accommodation.

25. Demolition of the building

26. Construction of the New Building

27. Continuous Supervision and periodic meetings of all concerned.

28. Obtaining the OC & BCC

29. Checking the Individual units, Infrastructure, Amenities as per Development

Agreement.

30. Re-Shifting the Original Members

 BENEFITS OF REDEVELOPMENT

1. Structural Renovation boosts the lifespan of a building only by 4-5 years,

therefore, Redevelopment is more feasible and sustainable in the long run.

2. The saleability of a Redeveloped apartment/property is much more than a

repaired one, especially if it is built in a Premium area.

3. A Redeveloped building offers Cleaner, Newer and Spacious Living spaces for
Residents, thus raising standards of living.

4. A Redeveloped property gets upgraded with the latest facilities such as

swimming pools, lush Landscaping, Community Halls, Gyms, Fire-fighting
and Security systems and so on.

5. Additional storeys can be proposed in the process which can be sold for Higher
profit.

6. Builders also offer a Corpus Amount of money for redeveloping a property they
have an eye on.

7. The government has announced several incentives for carrying out

development schemes in overcrowded cities like Mumbai.

8. Flat owners have benefits of increased FSI (Floor space index.)

9. If your building is in a Premium area and is slated to go for Redevelopment,

the market value will be even higher after Redevelopment.

10. Societies also have the provision to ask for an extra room in their apartment
from the developer, thus making their living condition even more comfortable.
 TIPS FOR SUCCESSFUL REDEVELOPMENT

1. Unity among all the Society Members is of utmost importance. Redevelopment

is a Larger and Critical issue, hence members should keep aside individual
bias and trivial issues.

2. The offer received from the Builder should commensurate with the potential of
the plot taken for Redevelopment as per Architect’s report.

3. The Builder should be strictly chosen on the basis of his Financial capacity
and Track record. However he should not be chosen on the basis of the highest
offer received.

4. The tenders received should be objectively evaluated by an able Architect

appointed by the Society.

5. All the Members of the Society should give their consents to avoid disputes.

6. All the Members of the Society should understand complete details of the offers
made by the Developer. Hence there will be transparency in the dealings.

7. Redevelopment committee should possibly consists of members apart from the

managing committee. These Redevelopment and Managing Committee
members will oversee the entire process to ensure that complete transparency
is maintained.

8. All Agreements / Documents should be Scrutinized by a competent advocate

appointed by the society to ensure that there is no lacuna.

9. Adequate Bank guarantee for the Redevelopment project should be obtained

from the Developer covering the full period of construction.

10. Penalty clause should be inserted in the agreement to ensure proper

implementation of the Project by the Developer.

11. The Managing Committee and the Redevelopment committee members should
conduct regular inspection when the construction is in process. Therefore will
ensure that there are no deviations from the plans / offers.

12. Existing Society Members should vacate their respective premises only after
all necessary approvals.

13. Any Committee Members or office bearer of society should not be the relative
of Builder or Developer.
 INTERNAL LUXURY AMENITIES

• 2'-0" x 2'-0" Vitrified or as per Tender, Floorings in all Rooms.

• Marble frame to all Windows, Toilet Doors & Service Yard Door.

• Laminated Flush Doors for Bedroom & Main Ent. Door.

• Water proof Doors for Toilets.

• Putty finish for Internal walls.

• Powder coated Sliding windows.

• Black Granite platform with S. S. Sink for Kitchen.

• Concealed Electric wiring & Plumbing as per MEP Consultants

• Branded fittings for Toilets.

• Intercom Facility.

• C.C.TV. & Decorative Ent. Lobby

• Solar Water System

• Battery Back- up Generator for Lift & Common Area

• R.C.C. / Brick Work & Plaster as per Tender.

• Space for Two & Four Wheeler Parking

 RECOMMENDATIONS

While preparing feasibility report, We have taken the cognizance of the

Suggestions, Directions & Demands given by Society members about Carpet

areas expected in the New Premises, Amenities, Rent & Shifting charges for

Transit accommodation etc. But in the calculations, given above, we have not

considered as the Car Parking financial building is merely as per prevailing FSI

Scheme.

So the considering all the above stated facts, We recommend that We

should proceed with the Redevelopment Proposal and call for the Tender. The

final decision can be arrived at, after reviewing the response/offers We get from

the prospective Developers.

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

GOOGLE IMAGE

SITE
U/R
Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

DP REMARK

SITE
U/R
Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

PROPOSED LAYOUT PLAN

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

GROUND FLOOR PLAN

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

FIRST FLOOR PLAN

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

2ND TO 4TH FLOOR PLAN

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

5TH FLOOR PLAN

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

TYPICAL FLOOR PLAN

6th, 8TH TO 11TH,
13TH TO 16TH, 18th FLOOR
Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

REFUGE FLOOR PLAN

7TH, 12TH & 17TH FLOOR
Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

19TH (pt.) FLOOR PLAN

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

FLAT NO. 1 & 5

ISOMETRIC VIEW

PLAN KEY PLAN

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

FLAT NO. 2 & 4

ISOMETRIC VIEW

PLAN KEY PLAN

Yashasvi Nagar ( Plot No 1 TO 6)
At Dhokali, Thane

FLAT NO. 3

ISOMETRIC VIEW

PLAN KEY PLAN