Ridhi Portfolio

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Ridhi Saxena

Portfolio
Housing planner
HOUSING PROJECT FORMULATION &
DESIGN, GURUGRAM
HOUSING PROJECT FORMULATION & DESIGN, GURUGRAM:

MASTER PLAN GURURAM


About Dwarka Expressway Hurdles in the Development of Dwarka Expressway Gurgaon
Total area 197.00 Sq.km
Land Acquisition & Compensation Troubles
Sectors Sector- 99A to 114
The residents of Bajghera and Kherki Daula Village opposed the construction of the
Total Area of Sectors 35.19 Sq.km Dwarka expressway from the beginning. After the route was finalized, land acquisition and
Governing Body GMDA lower compensation issues cropped up. The landowners were not satisfied with the
compensation paid. Even today, many court cases related to land acquisition for the
Location Dwarka expressway
development of internal roads are pending in courts.
Connectivity
Poor Civic Infrastructure
Airport (IGI Airport) 22 KM (35 minutes)

Railway station (Gurgaon 3 KM (5 Minutes) Despite its commercial and residential real estate potential, Dwarka Expressway lacks
railway station) basic civic infrastructure in many places. Newly developed sectors have problems like
paucity of potable drinking water, unscheduled power cuts, defunct street lights and
Bus Stop 2.6 KM (6 Minutes)
proper drainage systems.
Metro (HUDA City Centre) 12 KM (29 Minutes)
Kherki Daula Toll Plaza
Metro (Dwarka Sector 21) 10.9 KM (21 Minutes)

Cyber Hub 12.00 KM (28 Minutes) Due to the presence of the Kherki Daula toll plaza near the Dwarka Expressway, long traffic
jams are common on the stretch.
CONNECTIVITY: Internal Connectivity
Dwarka Expressway (8 Lane expressway with an ROW
of 150 meters) was proposed in Gurgaon-Manesar Despite excellent connectivity with Southern Peripheral Road and NH 48, internal
Master Plan-2021, from Dwarka in Delhi to Palam Vihar connectivity is an issue of concern near Dwarka Expressway Gurgaon. Internal transport is
in Gurgaon. it was further extended to Kherki Dhaula almost entirely dependent upon private taxis and cabs.
toll plaza intercepting NH 48, as per Master Plan 2025.
MICRO MARKET IN GURUGRAM
Proposed Expressway pass through the sectors of
Dwarka Expressway from 102 to 106, 109 to 113 and • The first phase of development occurred in the early 2000s, focusing on employment hubs
land allotted for SEZ adjacent to Sector 99 and 100 in with strong social and physical infrastructure. The second phase, post-2009, centered on key
Gurgaon. corridors like Golf Course Extension Road, Dwarka Expressway, and Southern Peripheral
Road, as well as the affordable NH8 link known as New Gurgaon. These areas were chosen
for analysis due to their rapid growth in Gurugram's real estate market.
MICRO MARKET STUDY:
• The expressway will have a good mix of residential, commercial and
industrial sectors ensuring robust social and physical infrastructure.

• Commercial belts along Sectors 99A,106,109 & 112, and Sector 114 are
earmarked for commercial development.

• Public semi-public sector 103 has a PSP belt of 188 m wide, reserved for
institutions, and schools.
 Dwarka Expressway will provide a good connection to
areas near Delhi and the airport.

 It is well connected to Gurugram Cyber City and other


major office spaces via NH 48.
CONNECTIVITY

 Good connectivity exists between the Manesar industrial


belt and Maruti Suzuki India Ltd. via the Dwarka
Expressway.

PROXIMITY  There are residential plots which are accessible in


abundance along Dwarka Expressway. Over 1100 plots
are advertised for sale along Dwarka Expressway
Gurgaon.
LANDUSE PLAN OF DWARKA EXPRESSWAY
OPPORTUNITIES  Brings a new Diplomatic Enclave as well as AIIMS – 2
closer to Gurgaon.

 The proposed metro rail connectivity to the expressway


adds to the imminent infrastructure of this region.
INFRASTRUCTURE
 Commercial and PSP belts are expected to generate
huge employment opportunities.

BUILDER PROJECTS TYPOLOGY SECTOR PRICE RANGE

Sobha International City


109
Phase-1
Villas 4.60 - 9.25 Cr
Sobha International City
SOBHA Phase-2 109
DEVELOPERS

Apartments
Sobha City 108 1.4 - 2.95 Cr

M3M Capital 113 Apartments 113 1.3 - 2.08 Cr

Commerci
MAJOR PROJECT AT DWARKA EXPRESSWAY M3M 113 Market 113 4.7 L
M3M al

71.03 L - 1.44
M3M Woodshire Apartments 107
Cr
M3M
M2K 1.2 Cr.
M2K M2K Beaumonde Apartments 104
Emaar
ATS
Commerci
TATA Housing Emaar EBD -99 99 3.45 Cr.
al
Sobha Developer
Commerci
Emaar EBD - 114 114 -
EMAAR al

Emaar Gurgaon Greens Apartments 102 1 – 1.8 Cr.

Emaar Imperial Gardens Apartments 102 1.3 -1.35 Cr.

ATS Kocoon Apartments 109 1.4 -2.7 Cr.

ATS ATS Triumph Apartments 104 1.49 -2.05 Cr.

ATS Tourmaline Apartments 109 1.3 – 2.25 Cr.

Tata Housing Gurgaon 1.14 – 2.07


Apartments 113
TATA Gateway Cr.
HOUSING
TATA La Vida Apartments 113 1.17- 1.5 Cr.

MAJOR REAL ESTATE DEVELOPERS DWARKA EXPRESSWAY


MICRO MARKET STUDY:
NUMBER OF PROJECTS IN SECTORS HOUSING TYPOLOGY MARKET SEGMENTATION

Delhi side of the expressway is primarily dominated by apartment units. In the central stretch and
towards the Gurgaon side of the Dwarka expressway, one can find few villas and row houses, layouts,
plots and independent houses.

MICRO MARKET STUDY- DWARKA EXPRESSWAY MARKET TREND OF MAJOR PROJECTS


SITE LAUNCH CURRENT INITIAL CURRENT %
SECTO LAUNC POSSESSIO PRICE RANGE PRICE PER SIZE
S.NO. PROJECT AREA UNITS UNIT TYPE PRICE PRICE PER MARKET MARKET INCR
R H DATE N DATE (CR) SQFT (RS) (SQFT.)
(Acres) PER SQFT SQFT PRICE PRICE EASE
3BHK+SRV,
Conscient 6000
1 102 2012 2017 11 500 3BHK+SRV+Study & 1.2-1.8 6437-7055 1931-2860 7,850 5,100 6,850 24
Heritage Max (2013)
4BHK+SRV
Adani Oyster Ready to 3BHK,4BHK,5BHK 5600
2 102 2012 19 756 1.1-4.15 6066-8026 1700-3198 7,150 5,600 6,850 22
Grande Move Penthouse (2014)
Emaar Gurgaon 3BHK, 4BHK 4650
3 102 2012 2018 14 672 95 L onwards 6485-6727 1650-3200 7,250 4,800 6,850 36
Greens Penthouse (2012)
Emaar Imperial 6600
4 102 2012 2018 12 576 3BHK +Utility 1.2 5600-7160 2025 7,350 5,500 6,850 10
Gardens (2013)
2.47Cr 5750
5 102 BPTP Amstoria 2011 2014 126 847 3BHK,4BHK 5111-5611 1620-4500 5,050 5,850 6,850 -14
onwards (2018)
Ansal Highland 4350
6 103 2013 2018 12 620 2 BHK,3BHK,4BHK 69.9 L-1Cr 5136-5878 1361-2661 4,900 3,750 5,850 11
Park (2012)
7 103 Ansal Estella 2010 2017 16 850 2 BHK,3BHK,4BHK 78 L-95 L 4522-5507 1332-2600
no
8 103 ERA Cosmo City 2010 progress 13 666 2 BHK,3BHK,4BHK 70 L onwards 3829 1348-2509
from 7 yrs
2BHK, 3BHK, 4BHK 3500
9 103 The Hermitage 2011 2017 10 512 90-1.25 L 4771-5274 1300-4234 5,400 3,750 5,850 35
and 5BHK (2012)
Landmark The
10 103 2010 2017 11 425 2 BHK,3BHK,4BHK 70 L onwards 5185-5926 1350-3092
Residency
under
6350
11 104 Hero Homes 2018 constructi 9 650 2BHK,3BHK 76 L- 2.4Cr 5776-10235 1099-1689 9,050 6,400 8,300
(2019) 30
on
6200(201
12 104 Godrej Summit 2012 2017 22 1154 2 BHK,3BHK,4BHK 63.8 L-1.47 Cr 4901-7644 1269-2692 5,500 7,100 8,300 -13
3)
6850
13 104 Puri Emerald Bay 2013 2018 17 498 2BHK,3.5BHK 1.15 - 2.45 Cr 1550-2450 1550 - 2450 8,400 6,300 8,300 18
(2012)
8500
14 104 ATS Triumph 2012 2018 12 443 3BHK, 4BHK 1.94 - 2.67 Cr 5590-8646 2290-3150 7,350 7,750 8,300 -16
(2014)
under
8350
15 106 Godrej Meridien 2018 constructi 14 700 2, 3 & 4 BHK 1.48 - 7.07 Cr 7786-13147 1366-2720 7,500 8,750 8,450 -11
(2018)
on
85.99 L - 2.82 5250
16 106 Paras Dews 2012 2021 13.76 724 2 BHK,3BHK,4BHK 5356 1385 - 4150 7,600 4,000 8,450 31
Cr (2013)
64.15 L-1.65 5300
17 106 CHD Golf Avenue 2012 2021 12 640 2 BHK,3BHK,4BHK 7200 1183-1940 5,950 3,800 7,600 11
Cr (2013)
2 BHK,3BHK,4BHK, 71.03 L - 1.44 4900
18 107 M3M WoodShire 2012 2017 18.88 984 5300 1355- 3650 5,700 4,000 5,800 14
5BHK Cr (2013)
9150
19 108 Sobha City 2016 2022 39.38 1728 2 BHK,3BHK,4BHK 1.4 - 2.95 Cr 9814 1381-2423 12,650 4,200 7,950 28
(2015)
2
Experion 5900
20 108 2013 2019 15 811 BHK,3BHK,3.5BHK,4B 80 L - 3.76 Cr 5280 1283 - 2779 7,750 4,200 7,950 24
Heartsong (2013)
HK
Experion 2BHK, 3BHK, 4BHK 1,204-
21 108 2013 2019 100 260 1.15 - 13.5 Cr 8889-12439
Westerlies and 5BHK 10,839
97.94 L - 4.32 5200
22 108 Raheja Vedas 2010 2015 7 150 3BHK,4BHK, 5BHK 7170 1365 - 6027 5,400 5,800 7,950 4
Cr (2014)
Sobha 9150
23 109 2011 2015 150 239 4BHK, 5BHK 4.60 - 9.25 Cr 8425 - 12618 2430-3600 12,650 6,000 7,950 28
International City (2016)
7500
24 109 ATS Tourmaline 2013 2018 11 417 4BHK, 5BHK 1.38 - 2.49 Cr 6571 - 8286 1750-2585 8,400 6,000 7,900 11
(2013)
6300
25 109 ATS Kocoon 2011 2015 11 440 4BHK, 5BHK 1.5 - 2.59 Cr 7224 1745-3045 9,350 6,100 7,900
(2014) 33
AVERAGE 25.929 7816 7790
PROJECT BRIEF & PRODUCT MIX
The project is proposed as a Luxury Project with High Rise and Low-Density focusing on HIG CONNECTIVITY
and MIG. It is a Premium segment Project with spacious apartments, open spaces, and
amenities. Airport (IGI 22 KM (35 minutes)

SITE AREA 12.6 HA


• Site is located in the center of sector 103 surrounded by many famous Airport)
housing projects, increasing its value and community space.
Railway station 3 KM (5 Minutes)
PROPOSED 24 M
SECTOR ROAD AREA
0.62 HA • Proposed Institutional and commercial belt within and nearby sectors
(Gurgaon
railway station)
will act as major growth drivers.
NET PLANNED AREA 11.98 HA
Bus Stop 2.6 KM (6 Minutes)
• Impeccable connectivity to Dwarka expressway and various
employment hubs. Metro (HUDA 12 KM (29 Minutes)
City Centre)

Cyber Hub 12.00 KM (28


Minutes)
SATYA THE HERMITAGE

GRAND IVA SIGNATURE


Location Sector 103, Dwarka
GLOBAL expressway

Site Area 12.4 Ha

Area Authority HUDA

Existing site Use Vacant

Location and Boundaries


TIKAMPUR VILLAGE
North Indiabulls Centrum
ERA COSMO CITY
South Dwarka
expressway

East Daultabad

West Ansal Estella


ANSAL HIGHLAND
SARGAS TECHNOLOGIES PARK
GRAND LVA SIGNATURE
PRODUCT MIX

ANSAL ESTELLA
19.35%
22.50% 2BHK-A

3BHK-B1
CARPET BUILT-UP
NO. OF DU PER NO. OF
TYPE CATEGORY % SHARE AREA AREA 3BHK-B2
DU FLOOR TOWERS
(SQM) (SQM) 19.35%
A 2 BHK 19.35% 240 83.4 93.5 4 4 23.20% 4BHK -C
B1 3 BHK 19.35% 240 124.58 137.08 4 4
B2 3 BHK +SER. 23.2% 288 146.08 159.5 4 4
C 4 BHK+SER. 22.5% 280 275.14 297.4 2 7
EWS 1BHK 15.2% 192 30.7 40.9 8 6
Total 1240 - 25 The product mix has been decided
to target the Luxury market
segment as per the Locational
attributes of the site.
S. LAUNCH POSSESSION SITE PRICE PER SIZE
PROJECT UNITS UNIT TYPE PRICE RANGE Hence, a mix of 2,3,4 BHK
NO. DATE DATE (Acre) SQFT (RS) (SQFT.)
Ansal Highland Apartments has been proposed to
1 2013 2018 12 620 2 BHK,3BHK,4BHK 69.9 L-1Cr 5136-5878 1361-2661 make it attractive to Premium
Park
2 Ansal Estella 2010 2017 16 850 2 BHK,3BHK,4BHK 78 L-95 L 4522-5507 1332-2600 buyers.
3 ERA Cosmo City 2010 no progress 13 666 2 BHK,3BHK,4BHK 70 L onwards 3829 1348-2509
2BHK, 3BHK, 4BHK The units are designed with a
4 The Hermitage 2011 2017 10 512 90L -1.25 Cr 4771-5274 1300-4234 perfect combination of comfort
and 5BHK
5
Landmark The
2010 2017 11 425 2BHK, 3BHK, 4BHK 70 L onwards 5185-5926 1350-3092
and style, specifically designed to
Residency suit requirements and
Signature Global conveniences.
6 2015 2019 9 1398 1BHK, 2BHK, 3BHK 23 L onwards 5426-6216 366-645
Grand IVA

• 2BHK- There is a huge demand for residences for singles/couples working in the IT sector, who want privacy
and independence. Suitable for Long and short-term stays.

• 3BHK- Standard 3-bedroom configuration targets mid-aged nuclear or joint families. This is the most popular
segment in the market so its share is 43.7% in the project.

• 4BHK- These units are designed for more affluent households or joint families. These are proposed with an
intent to cater to provide luxurious apartments which are very spacious and have all the facilities.

• The project is proposed to be built with high-quality construction materials and adhering to all the
standards.
SITE PLAN

LEGEND:
RESIDENTIAL
COMMERCIAL
PUBLIC AND SEMI
PUBLIC
INTERNAL ROAD
EXTERNAL ROAD
PAVEMENT
OPEN SPACES

SITE AREA S.N


31.135 126000 PARTICULARS APPLICABLE NORMS PERMISSIBLE PROPOSED
O.
12.6 HA ACRE SQM
PROPOSED 24 M SECTOR ROAD 11054.8 sqm
1 Ground Coverage 35% 41930 sqm
AREA (9.23%)
0.62 HA 1.53 ACRE 6200 SQM 219749.75
2 FAR 175% 220500 sqm
NET PLANNED AREA sqm (174.4%)
119800
11.98 HA 29.6 ACRE SQM 3 DWELLING UNITS ( IN NO.)

Total Units - 1276

CARPET BUILT-UP SUPER EWS Units 15 % of Total DU’s 191.4 192


% NO. OF
CATEGORY AREA AREA BUILT-UP Main Units 1084
SHARE DU
(SQM) (SQM) (SQM)
Service Personal Units 10% of Main DU’s 108.4 544
2 BHK (TYPE
18.8% 240 80.3 90.3 132.2 4 POPULATION ( IN NO.)
A)
3 BHK (TYPE Main Units 5 PPU - 5420
23.5% 300 122.88 135.56 197
B1)
EWS Units 2 PPU - 384
3 BHK (TYPE Service Personal Units 2 PPU - 1088
21.3% 272 170.7 185.45 259.2
B2)
Total Population 6892
4 BHK (TYPE
21.3% 272 265 285.8 399.7
C) Density 100 - 300 PPA 232.8 PPA
EWS 15.0% 192 23.6 29.8 48 5 PARKING (IN NO.)
Total 100% 1276 Car Parking Main Unit x 1.5 1626 2114

Car Parking for EWS Main Car Park x 5% 81.3 82

Total Car Parking 1707.3 2196


GROUND
FLOORS NO. OF TOTAL AREA
CATEGORY COVERAGE Covered Car Parking 75% OF Total Parking
PER TOWER TOWERS (SQM)
(SQM) Stilt 30 sqm per ECS 1280.5 1647
Basement 35 sqm per ECS
2BHK S+30 2 528.8 1057.6 Open/ Surface Parking 25 sqm per ECS 426.8 549

3BHK-1 S+25 3 788 2364 6 AMENITIES

3BHK-2 S+34 2 1036.8 2073.6 Green/Open Spaces 15% of Total Area 17970 sqm 27042.65 sqm

4BHK S+34 4 799.4 3197.6 Convenient Shopping 0.5% of Total Area 599 sqm 599 sqm

Nursery School 0.2 Acres x 2 No. 1618.74 sqm 1912 sqm


EWS G+12 2 384 768
Primary School 0.5 Acre x 1 No. 2023.43 sqm 3262.45 sqm
Convenien
G 1 599 599 Milk & Vegetable Booth 5.00 M x 5.50 M
t Shopping 27.5 sqm 30 sqm
(every 20 acres site) (with toilet facility)
Club House G+2 1 995 995 Community Centre - - 2500 sqm

TOTAL GROUND COVERAGE 11054.8 7 Height As/AAI 116 m 112 m


FINANCE FEASIBILITY
AREA DETAILS Commercial Terms with Landowner
Cost of Land 452.00 crores Debt cost 15% p.a
Land & Building Byelaws Details Stamp Duty (@ 6%) 27.12 crores
Land Area 1356252.71 SQFT Brokerage cost @ 0.5% 2.26 crores
Ground Coverage 35 %
Permissible Height 116 m Total Approval/Legal Cost 0.002 crores
Corp Tax Rate (Excl. Div. Dst.
Setbacks Front 16 m Land Acquisition cost (Crores) 29.38 crores 42.00% p.a.
Tax)
Setbacks Sides 16 m %age Sharing to Land Owner 0%
Setbacks Back 16 m
Total Land Cost 481.38
FAR 1.75
Builtup Area 2365366.6 sq.ft. Equity Component
Land Cost and 1% lease value 0.00 Div. Distribution Tax 16.995% p.a.
PRODUCT MIX
Other Expenses for additional
CARPET TOTAL 0.0
FAR
% NO. NO. OF AREA OF BUILT-UP Withholding Tax 10.00% p.a.
CATEGORY Stamp Duty 0.0
SHARE OF DU TOWERS DUS AREA
(SQM) (SQM) Approvals cost Phase - I 0.00 crores
2 BHK 18.8% 240 2 80.3 90.3 Additional payment to Escalation in Const Cost 5.0% p.a
3 BHK 23.5% 300 3 122.88 135.56 landowner for deffered 0.00 crores
3 BHK +SER. 21.3% 272 2 170.7 185.45 payment
4 BHK+SER. 21.3% 272 4 265 285.8
EWS 15.0% 192 2 23.6 29.8 Working Capital 50.00 crores Escalation in Sales Rate 10.0% p.a
TOTAL 100% 1276 13 Equity Capital 531.38 crores

Yet to be
Name of the Project Date -21 Nov, 2022 Other Assumptions Breakup of Costs
Named

Area Calculations Miscellaneous Costs/ Site Overheads


Site Development 120.00 0.52
Tenure of project 7 years Cost sqft Cr/acre
No. of Phases 4 SPV administration
5.00% of Project cost
Fees
Deal Date 21-Nov-22 PSP & Landscape 8.00 Cr

Project Start Date 21-Nov-23 12 months


Project Management of the hard
Stilt Parking/Basement 620485.6 sq.ft. 17% Recurring Legal / of the 3.00%
0.02% Fees construction cost
Accounting fees const cost
Apartment Residential 2906781.091 sq.ft. 79%
EWS Residential 99200.2 sq.ft. 3% Total 8.00%
of the
Commercial 6770.5 sq.ft. 0% Architect Fees 2.00%
const cost Sales & Admin
Nursery/Primary School 45208.42 sq.ft. 1%
of the Advt, Promotion 2.0% of sales value
Club House 21635.46 sq.ft. 1% Sales & Admin 5.00%
sales
Total Area 37,00,081 sq.ft. 100% Admin 1.0%
Insurance (upto 5
0.20% of the cost
No. of Parking Bays 2,196 Nos floors)
Brokerage 2.0% of sales value
Rs/$ exchange rate 1
Insurance (beyond
0.25% of the cost Total Cost 5.00%
Unit 1,00,00,000 crores 5 floors)

Land Price (RS/SQFT) 21-Nov-22 21-Nov-23 21-Nov-24 21-Nov-25 21-Nov-26 21-Nov-27 21-Nov-28 21-Nov-29

Land
3316 3648 4012 4414 4855 5340 5874 6462

Construction Cost (RS/SQFT) 21-Nov-22 21-Nov-23 21-Nov-24 21-Nov-25 21-Nov-26 21-Nov-27 21-Nov-28 21-Nov-29

Basement Parking 1,800 1,890 1,985 2,084 2,188 2,297 2,412 2,533

Apartment Residential 3,100 3,255 3,418 3,589 3,768 3,956 4,154 4,362

EWS Residential 2,100 2,205 2,315 2,431 2,553 2,680 2,814 2,955

Commercial 2,000 2,100 2,205 2,315 2,431 2,553 2,680 2,814

School 1,800 1,890 1,985 2,084 2,188 2,297 2,412 2,533

Club House 2,200 2,310 2,426 2,547 2,674 2,808 2,948 3,096

Sales Rate (RS/SQFT) 21-Nov-22 21-Nov-23 21-Nov-24 21-Nov-25 21-Nov-26 21-Nov-27 21-Nov-28 21-Nov-29

Basement Parking 2,500 2,750 3,025 3,328 3,660 4,026 4,429 4,872

Apartment Residential 10,000 11,000 12,100 13,310 14,641 16,105 17,716 19,487

EWS Residential - - - - - - - -

Commercial 20,000 22,000 24,200 26,620 29,282 32,210 35,431 38,974

School 15,000 16,500 18,150 19,965 21,962 24,158 26,573 29,231

Club House 6,000 6,600 7,260 7,986 8,785 9,663 10,629 11,692
FINANCE FEASIBILITY
CONSTRUCTION COST

21-NOV-
PHASE % AREA (SQFT) 21-NOV-23 21-NOV-24 21-NOV-25 21-NOV-26 21-NOV-27 21-NOV-28 21-NOV-29 TOTAL
22
APARTMENTS
P1 11.75% 341517.35 40% 30% 30% - - - - 100%
P2 21.88% 636147.11 - 10% 40% 50% -- - - 100%
P3 26.11% 758881.5178 - - - 20% 40% 40% -
P4 40.26% 1170235.118 - - - - 20% 50% 30% 100%
Cost Apartments (In Cr.) 100.00% 2906781.091 29,06,781 42.35 54.06 121.98 168.61 202.57 351.60 145.85 1,087.02
4.70% 5.71% 12.28% 16.16% 18.49% 30.57% 12.08%
EWS APARTMENTS
P1 100.00% 99,200 40% 60% - - - - - 100%
EWS Apartments (In Cr.) 100.00% 99200.2 99,200 8.33 13.12 - - - - - 21.46
40.00% 60.00% - - - - -
CLUB HOUSE
P2 100.00% 25,011 - - - 70% 30% - - 100%
Cost Club House (In Cr.) 100.00% 21635.46 21,635 - - - 3.86 1.42 - - 5.28
70% 30%
NURSERY/PRIMARY SCHOOL
P1 100.00% 45,208 50% 50% - - - - - 100%
Cost School (In Cr.) 100.00% 45208.42 45,208 4.07 4.27 - - - - - 8.34
50% 50% - - - - -
COMMERCIAL
P2 100% 6,771 - - 100% - - - - 100%
Cost Commercial (In Cr.) 100% 6770.5 6,771 - - 1.49 - - - - 1.49
- - 100% - - - -
BASEMENT PARKING
P2 30.00% 1,86,146 - 50% 50% - - - - 100%
P3 70.00% 4,34,340 - - 10% 50% 40% - -
Cost Basement (In Cr.) 100% 620485.6 6,20,486 - 17.59 27.09 45.25 38.01 - - 127.94
- 15% 22% 35% 28% - -
Grand Total (In Cr.) 30,79,596 54.7 71.5 123.5 172.5 204.0 351.6 146 1,123.58
Grand Total with Basement
37,00,081 54.7 89.0 150.6 217.7 242.0 351.6 146 1,251.53
(In Cr.)
% of Grand Total 4.37% 7.11% 12.0% 17.39% 19.33% 28.09% 11.65% 100

CONSTRUCTION PROGRESS SCHEDULE (AREA IN SQFT)


2029 146 21-NOV- 21-NOV- 21-NOV- 21-NOV- 21-NOV- 21-NOV-
21-NOV-23 TOTAL
24 25 26 27 28 29
2028 351.6 1,66,069. 3,56,914. 4,69,849. 5,37,599. 8,88,670. 3,51,070.5
Apartments 1,36,606.94 29,06,781
92 05 86 63 17 4
2027 242 EWS
39,680.1 59,520.1 - - - - - 99,200
2026 Residential
217.7
Club - - - 15,144.8 6,490.6 - - 21,635
2025 150.6 School 22,604.2 22,604.2 - - - - - 45,208
Commercial - - 6,770.5 - - - - 6,771
2024 89 1,36,506. 2,17,170. 1,73,736.
Basement - 93,072.8 - - 6,20,486
8 0 0
2023 54.7 3,41,267. 5,00,191. 7,02,164. 7,17,826. 8,88,670.
Total AREA 1,98,891.2 3,51,070.5 37,00,081
1 4 6 2 2
0 50 100 150 200 250 300 350 400 Total % 5.4% 9.2% 13.5% 19.0% 19.4% 24.0% 9.5% 100%

OTHER COSTS (IN CR.)


21-NOV- 21-NOV- 21-NOV- 21-NOV- 21-NOV- 21-NOV-
2029 21-NOV-23 TOTAL
9.50% 24 25 26 27 28 29
Recurring
2028 24.00%
Legal /
0.01 0.02 0.03 0.04 0.05 0.07 0.03 0.25
2027 19.40% Accounting
fees
2026 19.00% Architect Fees 1.09 1.78 3.01 4.35 4.84 7.03 2.92 25.03
2025 13.50% Insurance
0.11 0.18 0.30 0.44 0.48 0.70 0.29 2.50
(upto 5 floors)
2024 9.20% Insurance
(beyond 5 0.14 0.22 0.38 0.54 0.61 0.88 0.36 3.13
2023 5.40%
floors)
0.00% 5.00% 10.00% 15.00% 20.00% 25.00% 30.00% TOTAL 1.35 2.20 3.72 5.38 5.98 8.68 3.60 30.91
FINANCE FEASIBILITY
SALE PRICE

21-NOV-
PHASE % AREA (SQFT) 21-NOV-23 21-NOV-24 21-NOV-25 21-NOV-26 21-NOV-27 21-NOV-28 21-NOV-29 TOTAL
22

APARTMENTS
P1 11.75% 341517.35 20% 40% 30% 10% - - 100%
P2 21.88% 636147.11 - - 20% 50% 30% - - 100%
P3 26.11% 758881.5178 - - - - 30% 30% 40% 100%
P4 40.26% 1170235.118 - - - - - 40% 60% 100%
Sale Apartments (In Cr.) 100.00% 2906781.091 29,06,781 75.13 319.24 559.72 662.74 1,120.53 1,781.65 4,519.01
2% 9% 14% 16% 24% 35%
EWS APARTMENTS
P1 100.00% 99,200 - - - - - - - -
EWS Apartments (In Cr.) 100.00% 99200.2 99,200 - - - - - - - -
- - - - - - - -
CLUB HOUSE
P2 100.00% 25,011 - - - - 60% 40% - 100%
Sale Club House (In Cr.) 100.00% 21635.46 21,635 - - - - 11.40 8.36 - 19.77
- - - - 60% 40% - -
NURSERY/PRIMARY SCHOOL
P1 100.00% 45,208 - 50% 50% - - - 100%
Sale School (In Cr.) 100.00% 45208.42 45,208 - 37.30 41.03 - - - 78.32
- 50% 50% - - -
COMMERCIAL
P2 100% 6,771 - - 60% 40% - - - 100%
Sale Commercial (In Cr.) 100% 6770.5 6,771 - - 9.83 7.21 - - - 17
- - 60% 40% - - - -
BASEMENT PARKING
P2 30.00% 1,86,146 - - 20% 50% 30% 10% - 100%
P3 70.00% 4,34,340 - - 20% 20% 30% 30% 100%
Sale Basement (In Cr.) 100% 620485.6 6,20,486 - - 11.26 59.88 52.24 59.96 57.71 241
- - 6% 29% 23% 24% 21%

Total Builder’s Revenue (In


30,79,596 112.43 381.36 626.81 726.38 1,188.85 1,839.36 4,875.18
Cr.)

PROFIT LOSS STATEMENT

PARTICULARS (IN 21- 21- 21- 21- 21- 21-NOV- 21- 2000
TOTAL
CR.) NOV-23 NOV-24 NOV-25 NOV-26 NOV-27 28 NOV-29
1839.36
Revenue - Sale 4,875.1 1800
- 112.43 381.36 626.81 726.38 1,188.85 1,839.36
of Products 8
Cost of 1,251.5
54.75 89.04 150.57 217.72 242.00 351.60 145.85 1600
Construction 3
Cost of
Infrastructural 1.09 1.78 3.01 4.35 4.84 7.03 2.92 25.03 1400
Development
Other Costs 1.35 2.20 3.72 5.38 5.98 8.68 3.60 30.91 1188.85
1200
Cost of Sales - 5.62 19.07 31.34 36.32 59.44 91.97 243.76
Project Start Up
50.00 50.00 1000
Costs
Cost of Land 25.88 44.40 65.07 91.35 93.39 115.62 45.67 481.38
- 2,792.5 800 726.38
EBITDA -133.07 139.92 276.66 343.85 646.47 1,549.35
30.61 7 626.81
Interest on Bank 600
19.96 4.59 20.99 41.50 51.58 96.97 232.40 418.89
Loans 15%
381.36
2,373.6 400 351.6
EBT 153.04 26.02 118.93 235.16 292.27 549.50 1,316.95
8 242
217.72
Accumulated 2,273.6
153.04 179.06 60.12 175.04 292.27 549.50 1,316.95 200 150.57 145.85
Profit 4 112.43
89.04
54.75
Income Tax 0
73.52 122.75 230.79 553.12 980.18
42.0% - - - 0
1,393.5 2023 2024 2025 2026 2027 2028 2029
PAT 153.04 26.02 118.93 161.65 169.52 318.71 763.83
0
OUTFLOW INFLOW
PROFIT = 29%
FINANCE FEASIBILITY
CASH FLOW STATEMENT

21-NOV- 21-NOV- 21-NOV-


PARTICULARS (IN CR.) 21-NOV-22 21-NOV-23 21-NOV-24 21-NOV-25 21-NOV-26
27 28 29
CASH FLOW FROM OPERATIONS
INFLOW
Cash Instalment - Revenue 0 0.0 112.4 381.4 626.8 726.4 1188.8 1839.4
OUTFLOW
Cost of construction 54.7 89.0 150.6 217.7 242.0 351.6 145.8
Cost of infrastructural development 1.1 1.8 3.0 4.4 4.8 7.0 2.9
Other costs 1.4 2.2 3.7 5.4 6.0 8.7 3.6
Cost of sales 0.0 5.6 19.1 31.3 36.3 59.4 92.0

Project start up cost


50.00
Cost of Land 0.0 25.9 44.4 65.1 91.4 93.4 115.6 45.7
Income tax 0.0 0.0 0.0 73.5 122.8 230.8 553.1
Interest on bank loans 20.0 4.6 -21.0 -41.5 -51.6 -97.0 -232.4
Upfront cost 481.38
NET CASH FLOW FROM OPERATIONS -481.4 -153.0 -35.2 160.9 244.6 272.7 512.7 1228.6
FINANCING
Equity
Builder 531.38
NET CASH FLOW AFTER FINANCING ACTIVITIES
50.00 -153.0 -35.2 160.9 244.6 272.7 512.7 1228.6

IRR & NPV


Capital inflow -531.38
Dividend 0.0 0.0 0.0 101.5 169.5 318.7 763.8
Cash 50.0 -153.0 -35.2 160.9 244.6 272.7 512.7 1228.6
Total -481.38 -153.04 -35.20 160.91 346.17 442.19 831.36 1992.47
IRR=26%
FEASIBLE
NPV @ 22% = 525.45 CR.

SALE PRICE

SALE RATE OF APARTMENT ( RS/ SQFT) 10000 11000 12100 13310 14641 16105 17716 19487

TYPOLOGY NO. OF DUS BUA (SQ.FT.) SBA (SQ.FT.) 21-NOV-22 21-NOV-23 21-NOV-24 21-NOV-25 21-NOV-26 21-NOV-27 21-NOV-28 21-NOV-29

2BHK 240 971.9811 1423 142.3 156.5 172.2 189.4 208.3 229.2 252.1 277.3

3BHK+3T+U 300 1459.1557 2120 212.0 233.3 256.6 282.2 310.5 341.5 375.7 413.2

3BHK+3T+S+U 272 1996.16719 2790 279.0 306.9 337.6 371.3 408.5 449.3 494.3 543.7

4BHK+4T+S+U 272 3076.3256 4302 430.2 473.3 520.6 572.6 629.9 692.9 762.2 838.4

ADDITIONAL CHARGES

2BHK 3BHK
Club Charges Rs. 80,000 2.12 CR
1.42 CR

Legal Expense Rs. 2000

Society Deposit Rs. 10,000

Electricity Charges Rs. 25,000

D.G. Set Rs. 10,000

3BHK+S 4BHK+S
Other Amenities Rs. 10,000
2.79 CR 4.3 CR
Parking Charges Rs. 3,00,000
Thesis: Homestay for Tourists in Jaipur
INTRODUCTION
Traditional settlements, present a physical fabric,
which is truly responsive to social, economic,
cultural and climatic requirements with an
evolved balance between built and unbuilt
spaces.
People alter their buildings with their changing
culture of society and lifestyle with every new
generation, once people settle in houses, their
use of the spaces and the building fabric
depends on their behavioral preferences. People
always want to live in an environment that
reflects their tastes and values with changing
lifestyles.

OBJECTIVE

1. To understand the need and evolution of


the homestay as a market.
2. To understand the concept and
characteristics of homestays.
3. To study the options of homestay available
for tourists in Jaipur.
4. To understand the problems and issues
related to homestay.
5. Formulate a strategy for homestay.

WHAT IS HOMESTAY?

A homestay is a form of lodging where


travelers stay in the homes of local families or
individuals, instead of in hotels or other
Rajasthan Map with Jaipur highlighted
traditional forms of accommodation. It is a
unique way to experience local culture,
customs, and traditions, as well as to learn
about the daily life of the host family.
SCHEMES AND POLICIES In a homestay, travelers are typically
provided with a private room or shared space
Schemes:- within the host family's home. They may also
• Scheme for Reduction in Stamp Duty for Heritage Hotels, 2013 have access to common areas, such as the
• Rajasthan Tourism Guest House Scheme, 2021 living room, kitchen, and dining room. In
• Govt. Guest House Scheme for Tourists, 2021 some cases, the host family may also offer
• Rajasthan Homestay (Paying Guest House) Scheme, 2021 meals or other amenities, such as laundry
facilities or Wi-Fi.
Policies:-
• Rajasthan Tourism Unit Policy, 2015 Homestays can be found all over the world,
• Rajasthan Tourism Policy, 2020 and they are popular among travelers who
want to experience local culture, improve
their language skills, or simply enjoy a more
1) Ministry of tourism. Rajasthan Tourism Unit Policy 2007. authentic and immersive travel experience.
In the year 2006, the Tourism Department announced a New Hotel Policy in Rajasthan In order to Homestays can be arranged through various
increase tourism infrastructure, the previous policy was replaced by Rajasthan Tourism Unit Policy platforms and agencies, and the cost and
2007.The policy covers all the schemes provided by the government for existing or new inv level of amenities can vary depending on the
investment in the hotel sector. The policies are generated to increase the construction of tourist location and type of homestay.
infrastructure The tourism policy highlights the demand of hotels in Rajasthan and the incentives
the government is offering to investors. NEED FOR THE STUDY
2) Ministry of tourism. Rajasthan Tourism Unit Policy 2015. • Tourism industry: Homestays are becoming
It is an update to the Rajasthan Tourism Policy 2007. The Rajasthan Tourism Unit Policy, 2015 increasingly popular among tourists as they
primarily addresses issues relating to the time-bound conversion of land for tourism units including provide a more authentic and immersive
experience compared to traditional hotels.
new hotels and heritage hotels.
• Cultural exchange: Entrepreneurship
Sustainability: Homestays are considered to be
3) Ministry of Tourism (2018). Indian Tourism Statistics 2017. a more sustainable form of tourism as they
This document published by the ministry of tourism states the official statistics on tourism in India in have a lower environmental impact and can
2016. It provides statistics regarding the Domestic and Foreign tourists visiting each state/UT, contribute to the socio-economic
Statistics regarding the existing tourism infrastructure stating the different classifications of hotels development of local communities
present in different states/UTS. The statistics highlight the importance of tourism and the demand • Policy-making: Studying homestays can help in
for heritage hotels in the state of Rajasthan. developing policies and regulations that
promote the growth of the homestay industry
while ensuring that it operates within a legal
4) Handbook of Conservation of Heritage Buildings. (2013).
and ethical framework. This would benefit both
The handbook of Conservation of Heritage Buildings by CPWD provides model-building byelaws homestay operators and guests.
for heritage structures. They highlight the involvement and strategies of the government towards
built heritage. These policies are studied to understand the impact they have on the existing SCOPE OF THE STUDY
structures and their effect on owners of heritage buildings.
The study deals with existing housing with
particular references to the homestay use and
type in the broad city and core area profile.
Detailed cluster study of dwelling unit type and its
adaptive reuse, and to understand the origin of
this market as an option for tourists in Jaipur.
Master Plan

Master Plan - 2011 Master Plan - 2025

LAND USE 2011 Residential LAND USE 2025


Residential
Commercial 15% Commercial
17%
Public semi 0% Public semi public
0%
public 7%
7% industry industry
49%
recreational 9% 53% recreational
10%
3% Special Area
3% Special Area
6%
7% Govt Use
7% Govt Use 7%
Transpotation

The walled city of Jaipur is the living example of excellent city planning of older times, the new concept and the process of planned development of the
Jaipur has started with the enactment of the Rajasthan Urban Improvement Act, 1959. The first Master plan prepared under Urban Improvement Act, 1959
by Town Planning Department, GOR for the horizon year 1991 and it was extended up to 1996. The second master plan prepared, under J.D.A Act 1982, for
the horizon year 2011.
Satellite towns/ growth center
Demographical profile In order to have balanced regional development, mater plan is prepared
for 11 satellite towns and 4 growth centers withing the Jaipur region.
Year Total population Decadal Total area (SqKM) Total population
1961 1522591 - 2001 2011 2001 2011
1971 1993463 52.5 JMC 219.3 288.4 1.52 2.32
1981 2786816 58.82 Walled City 6.7 6.7 0.5 0.4
1991 3887895 49.26 Rest of JMC 192.3 282.7 1.02 1.92
2001 5251071 62.77
Rest of JDA 1220 1149.9 0.35 0.36
2011 3073350 29.45
Total JDA 1464 1464 1.87 2.68
Comparison Between different Polices
S.No. STATE YEAR POLICY Promotion on Energy and Incentive Trained staff Tax No land use
website/ water tariff amount to advantages change
brochure. Concession upgrade (luxury tax)
homestay

1 Punjab 2013 Punjab Homestay


policy

2 Madhya 2018 Madhya Pradesh


Pradesh Homestay policy

3 Himachal 2008 Himachal Pradesh


Pradesh Homestay policy

4 Gujarat 2014 Gujarat Homestay


policy

5 Uttar - Uttar Pradesh


Pradesh Homestay Policy

6 Uttarakha 2020 Uttarakhand


nd Homestay Policy

7 Rajasthan 2021 Rajasthan


Homestay (paying
guest) Policy

Comparison Between different typologies of stay :

Aspects 3 star hotel Guest house Homestay Hostel Rental Accommodation (PG)

Definition Provide Separate facility from a Allows visitors to stay at the Budget PG accommodation is offered
accommodation main home that is houses of local families, and accommodation for by individual households at
with desired designed to provide opportunities for tourists to short-term travellers. various destinations, majorly
facilities. accommodation for experience the culture and (Backpackers) catering for the people who are
visitors. cuisine of the host there for long period.
community.

Land use Commercial Residential Residential Commercial Residential

Minimum room 10 room 6 room 1 room NA 1 room

Taxes Luxury Tax (12 to 28 Luxury Tax up to 12% No Luxury Tax Luxury Tax Luxury Tax (12 to 28 %)
%)

Unit 3,2 and 1 bedroom 3,2,1 bedroom and 3,2 and 1 bedroom 2 bedrooms and Single and double room.
dormitory. dormitory.

Size of room 120-140 Sq.ft 60 to 120 sq.ft 60 to 120 sq.ft 80 to 100 sq.ft -

Size of Toilet 30 sq.ft 30 sq.ft 30 sq.ft 20 sq.ft 20 sq.ft

Tariff 3,000-15,000 600-2,500 500-5,000 600 (18,000 monthly) 400 (12,000 monthly)

Average Duration 2-3 days 4-5 days 4-5 days 1-2 days 1 month
of stay

Facilities • Shuttle • Parking Facility • Shared lounge/TV • Shared lounge NA


service • Restaurant/Coffe area • Air conditioning
• Shared e Shop • Air conditioning • Bike, Walking
lounge/TV • Bike, Walking tour • Family rooms tours
area • Shared Kitchen
• Air • Cooking class
conditioning • Themed dinner nights
• Executive • Bike, Walking tour
lounge • Parking Facility
access
• Car hire
• Parking
Facility

Rajasthan Policy

Bed and Breakfast Establishments (Registration and Regulation) Guest house Scheme 2012 (Rajasthan
Act, 2007 Tourism Trade, Facilitation and Regulation,
Act, 2010)
Need for Homestay policy:
Incredible India Bed & Breakfast/ Homestay Establishments The basic idea is to provide a clean
(2018) and affordable place for foreigners
and domestic tourists alike including Guest house scheme 2020 (Tourism Policy,
an opportunity for foreign tourists to 2020)
Rajasthan Homestay (Paying guest house) scheme 2012 stay with an Indian family to
experience Indian customs and
traditions and relish authentic Indian
customs. Rajasthan Homestay (Paying guest house)
Timeline

Scheme 2021 (Rajasthan Tourism Trade,


Rajasthan Homestay (Paying guest house) scheme 2021 Facilitation and Regulation, Act, 2010)
(Notification)
LITERATURE STUDY
Stay options available for Tourists n Jaipur:
S.No. Particular Homesta Homestay Policy Guest House
y Policy 2021 Scheme 2020
2012
2%
1 The Rajasthan Tourism Trade In compliance to 15%
(Facilitation and Regulation) clause 4.1. of Hotels
Act, 2010 (Act No. 9 of 2010). Tourism Policy,
2020 Homestay
2 Operation of Property owner
the unit by 22% Guest House
61%
3 Accommodat Minimum Minimum Minimum 6
ion/ Rooms 2& Maxim 1& Maximum 5 & Maximum 20 Resorts
um 5 rooms (15 Beds) rooms (40 beds)
rooms
(15 Beds)

4 Registration Silver – ₹ 1000 A – ₹ 5000


fee Gold – ₹ 2000 B – ₹ 3000

5 Registration 7 year Distribution of category on the Basis of homestay policy:


Validity
6 Tourist Urban/Rural areas
facilities
7 Room size 60 Sq.M 120 Sq.M
(Minimum)
8 Wash Room 30 Sq.M
Size
(Minimum) 35%
40% Gold
9 Renewal fee Not Described A – ₹ 5000
B – ₹ 3000 Silver
10 Incentives NA
Non registered
11 Promotion NA
support (one
time) 25%

12 support in NA
Travel mart
13 Support for NA
Skill Training Purpose of visit

Stay options available for Tourists n Jaipur:

S.No. Type of stay option Total Number Price Range 20%


available (2022) Leisure, recreation, holiday
1 Hotels 1991 99,000 – 2,000
46%
Medical
• Heritage 35 6,000 – 1,200
17%
Hotels
Business
200 3,200 – 1,500
• Boutique
Hotels Rural Tourism
17%
2 Resorts 50 20,000 – 5,000

3 Homestay 722 13,559 – 566

4 Guesthouses 500 22,000 - 600 Tarif of Homestay in Jaipur


5 Bed and Breakfasts - 15,000 – 900

6 Hostels - 4,000 - 500


Tariff
Total 2713 -
7000
Registered homestay under the policy
6000

5000
Evolution of homestay, Room & Bed in Jaipur
Year Homestay Room Bed
4000
2015 426 1896 3751
3000
2016 479 2100 4217
2017 494 2117 4349 2000

2018 605 2655 5152 1000


2019 650 2835 5387
0
2020 732 2813 5525 1 2 3 4
2021 732 2813 5525
Single room Double room Triple room family room Dormitory
2022 772 2826 5621
HOMESTAYS IN JAIPUR
Registered homestay under the policy

TYPOLOGY
5%
19%
Haveli

Villa

Apartmen

76%

Not – Registered (illegal) homestay


under the policy

TYPOLOGY

0%

Haveli
38%
Villa

62%
Apartment

There are more than 400 illegal


homestays registered on websites like
Make My Trip, Booking.com, and Airbnb
in Jaipur, but there is no oversight body
for these establishments.

Typology Homestay
In 2022
Legend
Landmarks Haveli 0

Villa
Villa 250
Apartment
Haveli Apartment 150
Urban Area
Boundary Total 400

Registered homestay under the policy

Evolution of homestay, Room & Bed in Jaipur Typology Homestay


Year Homestay Room Bed In 2022
2015 426 1896 3751
2016 479 2100 4217 Haveli 35
2017 494 2117 4349
2018 605 2655 5152 Villa 587
2019 650 2835 5387
Apartment 150
2020 732 2813 5525
2021 732 2813 5525 Total 722
2022 772 2826 5621

Homestays in different regions of Rajasthan


District Homestay Room Bed
Ajmer 9 38 76
Bikaner 23 - -
Bundi 10 - -
Jaipur 772 2813 5525
Jodhpur 101 474 939
Udaipur 110 474 960
CASE STUDY COMPARISON
Aspect Hotel Guest House Homestay

Case Study 1 Case Study 2 Case Study 3 Case Study 4 Case Study 5

Alsisar Haveli - Atithi Guest Jaipur Haveli Shakuntala PRISM Apartment All Season Jaypore 360
Heritage Hotel House Sadan Homestay

Connectivity Jaipur Airport Jaipur Airport Jaipur Airport Jaipur Airport Jaipur Airport Jaipur Airport Jaipur Airport
- 14.2 km - 10.2 km - 12.0 km - 11.4 km - 10.0 km - 10.0 km - 3.7 km

Jaipur Railway Jaipur Railway Jaipur Railway Jaipur Railway Jaipur Railway Jaipur Railway Jaipur Railway
Station - Station - Station - Station - Station - Station - Station - 3 Km
2.5 km. 780 m. 3 km 600 m 1.2 km 0.9 Km

Bus station - 2.1 Bus station - Bus station - 2.5 Bus station - Bus station - Bus station - Bus station -
km 2.5 km km 3.9 km 1.1 km 0.8 km 2.1 km

Old City - 4.3 Old City - Old City - 1 Old City - 7 Old City - Old City - Old City -
km 1 km km km 3.8 km 6.0 km 8.6 km

Access from both private and public is available also tourist places and recreational places are under 1 km radius.

Why choose This is a luxury hotel This a Heritage haveli This an This is a luxury Heritage This is far from all
located near the affordable which is located affordable stay apartment stay Homestay is transport facility
railway station. guest house near to the all the near the railway available near located near the is mostly chosen
also very near tourist places has station area. the railway bus station. by people
to the all the added station and bus coming for
tourist places. advantage. station. business
purposes.

Category 3 star Gold Gold Not – Registered Not – Registered Gold Silver

Typology Hotel Guest House Haveli Villa Apartment Villa Villa

Land use Commercial Residential Residential Residential Public and semi- Residential Residential
public

Approval Municipal Tourism Tourism Department


Authority corporation Department

Facilities Room:

WIFI

Television - Television - Television

Air Conditioning

Hot/cold water

Electric Kettle - Electric Kettle - Electric Kettle

General :

Shuttle service -

Wake-up service Wake-up service

Executive lounge -
access

Car hire -

Parking Facility

Shared lounge/TV - Shared lounge/TV - Shared lounge/TV area


area area

Designated
smoking area

Family rooms - Family room

Laundry service

Ironing facilities - Ironing facilities

Open spaces

- Home cooked meals - Home cooked meals

Shared Kitchen Private Kitchen Shared Kitchen

Activities:

Cooking class Sight-seeing


assistance

Themed dinner Yoga and Themed dinner


nights meditation nights
lessons

Bike tours Bike tours

Walking tours Walking tours


CASE STUDY COMPARISON
Aspect Hotel Guest Homestay
House
Case Study 1 Case Study 2 Case Study 3 Case Study 4 Case Study 5
swimming - swimming pool -
pool

Open spaces

- Home cooked meals - Home cooked meals


Shared Kitchen Private Kitchen Shared Kitchen

Activities:
Cooking class Sight-seeing
assistance

Themed dinner nights Yoga and Themed dinner


meditation nights
lessons

Bike tours Bike tours

Walking tours Walking tours

Establishment year - 2018 2018 2022 2022 2012 2018

No. of floors 1 2 3 2 15 3 3

Total room - 15 30 15 1 20 10

Leasable room 18 10 5 1 1 5 5

Parking Yes yes No Yes Yes Yes No

a) Single room 5 0 1 0 0 0 0
b) Single room 0 0 0 1 1 0 0
with Kitchen 8 5 3 0 0 2 3
5 4 1 3 2
c) Double room
0 1 0 0 0
d) Triple room
e) Dormitory

Tariff :
a) Single room 8650 0 3200 - - 2100 1397
b) Single room - - - 1200 3200 - -
with Kitchen 10,200 2000 4200 - - 2900 1778
11,700 2400 5000 - -
c) Double room
0 1200 0
d) Triple room (20% discount for long
e) Dormitory stay )

Other charges Activities Activities Activities and tour No- additional charge Usage of shared Usage of shared
and tour and tour facility are chargeable kitchen and tour kitchen is
facility are facility are depending on facility is chargeable at
chargeable chargeabl package. chargeable. Rs 500.
depending e
on depending
package. on
package.

Target Group Tourist Alternate Alternate for heritage Alternate for Alternative for Homestay experience – cultural,
coming for for stay at affordable long duration budged stay. cuisine, homely feel.
haveli affordable price. stay.
experience. hotel.

Occupancy rate 80-85% - 60-65% 30% 60-65% 60-65% 60-65%

Inferences This hotel is As Havelis in Jaipur offer It is not This homestay is This homestay is Why homestay
for a compared guests a chance to registered not registered very near to the not hotel:
luxurious to experience the rich because many under Rajasthan Jaipur railway People are sick
and homestay cultural heritage of people are not homestay station and as and tired of
comfortable facilities are Rajasthan. These ware of the policy, also the they are hotel
experience less. havelis have been homestay policy owner does not providing the Hotel feelings
with a standing for centuries, because of the stay there at the beautiful true are artificial.
glimpse of and staying in one miss conception property, as he traditional feel of Accessibility.
local allows guests to of it comes owns multiple of Rajasthan so, Homely Feel
heritage immerse themselves in under residential these type of people prefer More Facilities.
and culture the architecture, art, so, they don’t property so this homestay Policy
may prefer and traditions of the need license for according to the over a hotel. intervention :
a heritage region. it, also booking he Also more In the installation
hotel, while family-owned and government do comes and facilities in or gradation of
those operated, which allows not provide any provide the stay. affordable price. their homestay,
seeking a for a more incitive so some incentives
more personalized and people are not can be provided
authentic intimate experience for interred to get like Solar panel.
and guests. The owners registered under Trained staff.
immersive take pride in providing it. Advertisement
experience top-notch service With Reason for on Tourism
may opt for Luxurious Amenities renting their websites
a homestay. place as
homestay :
ISSUES AND POTENTIAL
Aspects Issues Potential

Definition The specific aim of the Policy is not stated in the Definition of -
homestay as in various stated in other state polices Himachal
Pradesh, Gujrat etc.

Rural vs Urban There is only policy for rural and urban areas. As rural area of Rajasthan holds lots of potential and can
present culturally better a separate policy will enhance
those areas also will generate the employment in that area.

Category • Illegal functioning of homestay as the mandatory • Provision for one more category that is bronze to cater
condition does not match present condition. to the lowest category of home-stays with least
amount of facilities will eventually reduce illegal
operations.

Finance • There is no financial aid for the construction or • Financial aid in accordance with the construction
upgradation of the homestay. cost per room can be provided.
• The property has to be maintained even in the off season • Reducing standard norms for the gold category will
hence the overall maintenance cost increases. reduce its upkeep cost.
• The maintenance cost of the gold category and is high.

Required Facilities • Data from checklists can not be evaluated. The road width • Quantification of data.
isn't specified, quality of flooring etc.
Policy level

• The checklist includes unrelated issues like the standard of


the cutlery and four hangers for clothing.
• The area room required is very big for the size of the space
that is needed.

Others • Lack of Promotion of tourism website. • Promotion on the Rajasthan Tourism website.
• Not enough incentive for the homestay owners. • Media coverage by travel writers
• Renewal process is not specified in the policy. • Domestic rates for electricity would be charged from
the registered Homestay Establishment.
• Promotion at domestic and international trade fairs.

Master Plan No provision for homestays as a permissible activity in the master Identifying home stay activity in the master plan will
plan or development plan. regularize illegal operations.

Accommodation • These stays are only operational in peak season and the
supply and rest of the year it remains unoccupied leading to unused
seasonality property.
• Generally prefer by people who prefer affordable
accommodation.

Training Lack of Trained Staff. Providing appropriate training will improve quality of
homestay operation.

Marketing As marketing is done by private agencies which charge about -


10-12% commission from homestay owners on tariff is presented
Concerned Department

online.
Example: If the tariff is 1200 on the website, than owner is
effectively getting 1056.

Monitoring • Proper monitoring is not done by the concerned • Proper monitoring can improve homestay operations
department as homestays are functioning as a guest and can reduce illegal activities.
house or homestay accommodations. • Since adding more rooms will increase revenue, luxury
• There is no norm for illegal establishments of homestays. tax can be implemented to control the illegal
operation of homestays.

Security • Poor maintenance of peace, security and chaos situation • Including community participation will help to reduce
which demotivate foreign tourists and women travelers to the safety issues among women and foreign travelers.
opt for a homestay, as flats in the apartments are also • Flats in the appartement can be avoided for the
offered which have high-security issues for both guests and homestays.
the residents of that apartment.

Social • No promotion of local culture or cuisine experience is -


provided under policy.

Environmental • Due to homestays the area where they are located is -


becoming unsafe for near by residence and whole
ecology of that area is being changed.

Collaboration with • Lack of collaboration with the local community. Homestays can collaborate with local communities to
local communities provide an authentic cultural experience to guests. This
would also help in promoting local crafts, cuisine, and
traditions, and contribute to the socio-economic
development of the region.

Infrastructure • No assistance is provided for infrastructure development The government should provide assistance in developing
development by the government. basic infrastructure and services in homestays, such as
sanitation, hygiene, and safety measures. This would
improve the quality of accommodation and enhance guest
satisfaction.

The significant potential for growth and development of the homestay industry in Jaipur. By enhancing infrastructure, ensuring regulatory
compliance, ensuring safety and security measures, and promoting the industry through efficient marketing and promotional strategies, the
industry can become a significant contributor to the local economy, creating employment opportunities, and income, and supporting
sustainable tourism.
RECOMMENDATION
Stages of Recommendation

Policy Level Marketing and Training

Incentives Security Planning Training program Promotion of tourism


Allocation Monitoring
website/ brochure of
Of Score
Rajasthan
and
Category

Benefits of Homestay in Urban and Rural Residential Areas There will be a support system, to provide professional
guidance and overall managerial directions to the
entrepreneurial units.
Enhanced safety and security Upgradation of Rural Area
Benefits of Homestay in Residential Areas

Benefits of Homestay in Rural Area

• Marketing guidance/support
• Technical guidance for continuous improvements
Preferred by single women travers or • The Department of Tourism will arrange continuous
groups training programmes for Homestay operators and their
Local culture can be promoted
staff through the Institute of Hotel Management etc.

Upgradation of existing neighborhood

Increased economic opportunity Why is it important to promote Homestay?


for homeowners
Increased economic opportunity for • "Improving the condition of residential
homeowners structures/buildings" contributes to the preservation of
housing that in some way represents local culture or
heritage.
Tourists can experience the local
Fulfils the very criteria of the owner village culture of Rajasthan
staying within the Homestay • Gives a boost to the local economy.

• Bringing economic and job opportunities to rural


communities, hence reducing poverty.
Benefits of Homestay in Urban and Rural Residential Areas
• Promoting tourism investment from both domestic and
international sources.
Aspects Recommendation
• Micro-enterprise development in tourism and its
Current Proposed numerous linked industries.

Definition Policy aim should be Means a place of Homestay is a unique • Handicrafts and artisan works are examples of
more specific. residence where a hospitality system in indigenous skills that should be preserved
tourist stays on which the tourist stays
payment for with the family as a • Social Opportunities of Homestay
boarding and member of the family. It • A wonderful venue for intercultural exchanges (guest-
lodging and such aims at equipping the host interactions).
accommodation is tourist with the
recognized as such knowledge of the host’s • Environmental Opportunities of Homestay
by the department way of life such as the • As training would be provided, it would be extremely
of tourism, lifestyle, folk arts,
government of sculptures, cuisine etc. • beneficial in lowering common sanitation-related
Rajasthan or the A homestay is typically disorders.
central government. located in a residential
area where the • Tourism Related Opportunities
homestay host • Tourists get the opportunity to see natural and cultural
welcomes one or more variety.
guests to share their
home. (National • Increased capacity of the destination's
Homestay Definition) accommodation supply.

Rural vs Policy with specific There is only one The policy with a • Increase tourism awareness among both domestic and
Urban regards to Rural area policy for all the section about Rural international travelers by involving key stakeholders on
should be proposed. areas. area Homestays should a regular basis.
be added.
RECOMMENDATION
Aspects Recommendation Outcome Incentives

Current Proposed

Finance • Financial aid in • There is no


accordance with the financial aid for
construction cost per the construction
room can be provided. or upgradation of
• Reducing standard the homestay.
norms for the gold
category will reduce its Domestic Domestic Relaxation
upkeep cost. Electricity water from luxury
charges for charges for taxes
Required • It is necessary to assign • Data from • Location of the
homestay Homestay Maximum
Facilities a score to the checklist. checklists can not house.
owner. owners. Upto – 28%
• Standards should be be evaluated. The • Quality of house and
included in the road width isn't surrounding areas in
checklist so that the specified, quality terms of facilities and
category can be of flooring etc. hygiene for offering
defined on that • The checklist to the tourists.
premise. includes unrelated • Access to the tourist
• Area of the room issues like the destination.
should be habitable. standard of the • Educational and
cutlery and four professional
hangers for background of the Renewal Process (Ref.: Gujrat homestay policy
clothing. applicant and family 2014)
members.
• Tourist attraction of
the area.

Others • It is important to • No Promotion of • The government


promote a homestay homestay on will display all of its
on tourism websites tourism websites. listed homestays on
and in brochures so the tourism website
that visitors feel more • No incentive for for Rajasthan so that
secure. water and travelers can feel
electricity. secure when staying Assistance Support Document
there. and Cell Verification
• No online • Domestic rates for monitoring
Registration electricity would be
process charged from the
registered Homestay
Establishment.
• Promotion at
domestic and
Policy Level

international trade
fairs.
• Registration process
should be online Financial Aid (Ref.: Himachal Pradesh
Homestay Scheme- 2008)
Training Trained staff. Lack of trained staff. Training sessions are to be
held twice yearly.

Marketin Promotion for homestays No promotion on the Homestays will be


g owner on the Rajasthan tourism website. promoted on the Rajasthan
tourism website so that, they Tourism website.
have to pay an extra amount
to a third party for their
promotion.

Monitorin • Proper monitoring can • No monitoring • Timely checks will be


g improve homestay • Homestays are done to ensure the
operations and can free from luxury quality of the
reduce illegal activities. tax. homestay.
• Since adding more • Illegal homestays will Rural Area Urban
rooms will increase be penalized. Area
revenue, a luxury tax
can be implemented
to control the illegal
operation of
homestays.

Security • Registration and • Including Addition of security related


monitoring will reduce community norms.
build more insurance participation will To ensure safety and
between the people to help to reduce security, a certification
stay in homestay. the safety issues system will be set up for Rs.60,000 per Rs.25,000
• Special homestays can among women such services. room for per room
be made specially for and foreign construction for
women. travelers. Linkage with the Tourism of new furnishing of
• Flats in the website of Rajasthan. rooms with pre-built
appartement can Updates about guests and attached rooms (one
be avoided for their details. toilet facility time)
the homestays. CCTV Cameras (one time)
Document Verification
Timely updates on Guest
Register.
RECOMMENDATION
Procedure for Selection Homestay Portal (Ref.: Gujrat homestay policy 2014)

Portal to be created which will be customer-centric and will be


available on the tourism website of Rajasthan.
Class :

Gold: 75
Silver: 60 - 74
Bronze: 50 – 59

Location Facilities and Access Less than 50: Not qualified


hygiene

Proposed Checklist:

CRITERIA SCO ALLOCATION OF SCORE (Ref.: Guidelines for CRITERIA ALLOCATION OF SCORE
RE Homestay in Assam 2017)
Road Width Homestays should be located on roads that meet
Location 12 Places of Tourist attraction – 8 the minimum width requirements and have
Located at Senecio place - 4 adequate access for vehicles. This would ensure
that guests can access the homestay safely and
Exterior & 9 Exterior environment -4 easily without causing any disruption to the local
Surroundings Approach to the site- 1 traffic.
Landscaping – 2
Exterior Lighting – 1
Parking – 1 Parking The homestay policy should specify the minimum
parking requirements for homestays. This would
ensure that guests' vehicles do not block the road or
Type of Building 18 Heritage building – 8 cause any inconvenience to the local traffic.
New Construction with traditional architecture – 6
Normal RCC structure – 2
Old house – 2 Building codes The homestay policy should incorporate building
and safety codes and safety regulations to ensure that the
Guest Room 10 Furniture- 4 regulations construction and operation of homestays are safe
Furnishing – 2 and meet the required standards.
Décor- 2
Room Facilities and amenities - 2 Capacity limits The homestay policy should include capacity limits
to ensure that the number of guests
Public Area 4 Furniture and furnishings – 2 accommodated in homestays is appropriate and
Décor - 2 does not overload local infrastructure.

Food 8 Traditional Cuisine – 6


Planning Homestay owners should be required to obtain
Multi Cuisine – 2
permission planning permission from local authorities before
starting construction or operation of their homestays.
Kitchen 6 Cleanliness – 2 This would ensure that the homestay complies with
Stage of Repair -2 the local regulations and does not cause any
Food storage – 2 adverse effects on the local community or the
environment.
Cleanliness 10 -

Hygiene 10 -
Ventilation and Guest rooms should have adequate ventilation and
lighting lighting to ensure that the room is comfortable and
Safety & Security 4 Public area and room security – 2
healthy to live in. The homestay policy should
Signage - 2
specify the minimum standards for ventilation and
lighting in guest rooms.
Communication 2 Phone service -1
Internet access -1
Safety regulations Guest rooms should comply with safety regulations,
Eco-Friendly 7 Waste management, recycling, no plastics – 2 including fire safety regulations, to ensure the safety
Practices/ Water conservation, harvesting -1 of guests. The homestay policy should specify the
GRIHA rated Pollution control – air, water, sound, light – 2 minimum safety standards for guest rooms, including
Alternative energy usage -1 the provision of fire exits, smoke detectors, and fire
extinguishers.
Total 100

Planning

Infrastructure Road Width/ parking Planning permission Capacity limits Building codes

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