Where can I make a great investment in Nagpur?
By Rishi Saraf 04-Feb-2017 :
Before you invest, you must first decide the purpose of your investment. If it is to live in it, then investing in a constructed property may be desirable, else you may need to look elsewhere.
Typically, from the moment a property is constructed, the constructed part starts depreciating (ageing) while the plot on which it is built appreciates. Therefore, comparatively plots offer better returns than flats and agricultural lands close to the city offer the best.
Great returns come from stories that are futuristic and they take time & patience to materialize. Gurgaon was a Village in 1997 with an expectation that a Japanese model township will come up there. MIHAN at Nagpur is a futuristic project. They eventually materialize & give great returns.
Just like Mumbai, Delhi, Bangalore and other cities, Nagpur is growing in all directions. To get a better return, one needs to get a feel of the direction of developments taking place. In 1989, MIDC Hingna was located about 7 kms from the city. One could see agricultural lands along the way that would be part of the city some day, and today you can see good showrooms of automobile companies and residential colonies established there.
Likewise, presently Wardha road offers a great opportunity for investment. MIDC Butibori which is 36 kms away is a large industrial area which will gradually get filled up. On one hand while the city is growing towards Butibori on the other hand development is taking place from Butibori side towards Nagpur. Eventually the open stretch will get filled up.
At MIHAN (Wardha road) some companies have started operations and the list is gradually growing ……. TCS, TechMahindra have started and Infosys is to start operations in a few months, Air India MRO has begun operations, Patanjali is setting up a big facility for Agro-Processing, TAL is making floor beams for Boeing’s Dreamliners, five big educational institutions are coming up in & around MIHAN, an Indo UK Institute of Health is coming up on 153 acres in JV between India & UK governments which will bring international medical tourism to Nagpur.
Typically, when a new area (eg MIHAN) develops, employees working there need things nearby. A good place to stay, school, hospital, mall, movie theatre, food joints etc, all come up gradually and the area in the periphery gets developed.
Presently, premium land in the city costs about INR 12,000/ sq ft at Ramdaspeth and Civil Lines, and is beyond the reach of the common man, while plots on the outskirts of the city cost about INR 400-500/sq ft or so depending on their location, while agricultural lands range between 40 Lakhs to 1.25 crores/ acre.
It will not take a lot of effort for a Rs 500/sq ft plot to become a Rs 2000/sq ft plot in a few years as the area in the viscinity (eg MIHAN) develops. While the person investing in agricultural land would fetched a higher return when this happens. A similar plot of Rs 10,000/sq foot in the city will take more time & effort to multiply to Rs 40,000/sq ft.
Some of the other interesting areas for investing seem to be Amravati Road (at or near Gondkheri if one is interested in logistics) or Katol road (which has a lot of educational & spiritual institutions, the Gorewada International zoo and is also lower in cost compared to other roads).
To invest, one of the good ways seems to be forming a group of like-minded friends to invest together, while getting the property registered in separate individual names to avoid future disputes. Care should be taken to carry out due diligence and to invest only such amounts which one does not need immediately.