FEASIBILITY REPORT

 AN ISO 9001 – 2015 CERTIFIED AND MSME REGISTERED COMPANY

FEASIBILITY REPORT FOR

REDEVELOPMENT

PREPARED FOR

KAILAS CHHAYA CHSL

Regd.No. BOM/HSG – 720 OF1964

PLOT NO. 24, RAJAWADI ROAD NO. 3, GHATKOPAR (E), MUMBAI - 400077

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

This Feasibility Report has been prepared keeping in view the parameters of

the Plot and abutting Road Width of 12.5 mtrs.

This Report has been based on the assumed Structure of Stilt/Podium + 8

Stories, with 32 Flats in Total.

CTS No. 4735, N- Ward

Age of the Existing Building is 58 years

Category - Residential

Last Structure Audit carried out in 2020

Existing Area of Plot as per Plan is 7,116.664 sq.ft.

Existing Carpet Area of Flats of 14 Flats 6,096.721 sq.ft.

Under Utilized by 1,019.943 sq.ft.

Pg. 2

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Sr.No. Description Area in sq.ft.

A Area Statement

1. Area of Plot 7,11.664

2. Deductions:

a Setback Area Nil

b Reservations Nil

3. Net Balance Area of the Plot 7,116.664

4. Additions:

a Add FSI @ 50% of Net Area 3,558.332

b Add TDR @ 70% of Net Area (.70) as adjoining

Road width is 12.5 mtrs.

4,981.664

5. Total permissible Area ( 3 + 4a + 4b ) (2.2 FSI) 15,656.660

6. Add 35% of Fungible on item No. 5 5,479.831

7. Gross Built-up Area ( 2.97 FSI ) 21,136.491

8. Additional FSI u/s 33(7)(B)(1) 10 mtrs./Tenament 1,506.400

9. Total Built-up Area 22,642.891

Pg. 3

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Sr.No. Description Area in

sq.ft.

10. Built-up Area:

a Built-up Area to Existing Members Base FSI 7,116.664

b 35% Fungible FSI free to existing Members 2,490.832

c Additional FSI free to existing Members u/s 33(7)(B)(1) 1,560.400

d Proposed Built-up Area to Existing Members 11,113.896

11. Built-up Area of Sale Component

a FSI @ 50% of Net Area of Plot 3,558.332

b TDR @ 70% of Net Area of Plot 4,981.663

c Total of 11a + 11b 8,539.995

d 35% Fungible of Item No. 11c 2,988.980

e Proposed Built-up Area of Sale Component 11,528.995

12. Area to be considered for cost of Construction

a Construction Area @ 1.35 of Item No. 9 30,567.90

b Construction of Parking Area @ 25% of Item No.9 5,660.72

c Total Super BU Construction Area 12a + 12b 36,228.62

Pg. 4

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Sr.No. Description Area in

sq.ft.

Cost/Unit Amount

B Project Expenses

13. Construction Cost

a Building Cost 30,567.90 3,000 9,17,03,708

b Parking Area Cost 5,660.72 1,500 84,91,084

c Green Building Amenities

Solar Power/RWH/STP

1,00,00,000

d Total Construction Cost 11,01,94,792

14. Additional FSI & TDR to be

Purchased as per item 11

a 0.5 FSI Area (from BMC)

@ 17.5% of land rate of

6,085.50 PSF.

3,558.332 1,065 37,89,624

b 20% Slum TDR of 0.7 TDR

@ 60% of land rate

6,085.50 PSF

996.33 3,651.30 36,37,900

c 80% General TDR of 0.7

TDR @ 45% of land rate

6,085.50 PSF

3,985.33 2,738.50 1,09,13,727

d Fungible Premium FSI @

17.5% of land rate

6,085.50 PSF

2,989.00 1,065 31,83,285

e Total of Item No. 14 2,15,24,536

Pg. 5

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Sr.No. Description Area in

sq.ft.

Cost/Unit Amount

15. BMC /Legal Charges

a Legal Fees/BMC charges

excluding FSI /Fungible Cost

22,642.891 1,616 3,65,90,912

b IOD/CC/Compliance/NOC’s

Concession etc.

22,642.891 300 67,92,867

c Total of Item No.15 4,33,83,779

16. Expenses towards Society

Members:

a Rent on 7,119 sq.ft. @ Rs.80/-

PSF x 36 months

7,119 2,880/- 2,05,02,720

b Shifting Charges 14

Members

20,000 2,80,000

c Brokerage one time 7,119 80/- 5,69,520

d Corpus Fund 7,119 1,000/- 71,19,000

e Total of Item No. 16 2,84,71,240

17. Open Space Concession

Premium 50% of item 14

1,07,62,268

Pg. 6

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Sr.No. Description Area in

sq.ft.

Cost/Unit Amount

18. Miscellaneous Expenses

a Site Office Expenses on

Constructible Area

36,228.62 100 36,22,862

b Architect and Engineers @

3% of 11,01,94,792 33,05,844

c Interest on 50% of

expenses excluding

construction cost ie. 50%

of 10,41,41,823 @ 12% for

2 years

1,24,97,019

d Marketing/Brokerage

@2% on Sale Value of

34,28,08,960

68,56,179

e PMC Charges on Project 15,00,000

f Total of Item No. 18 2,77,81,904

Pg. 7

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Total Project Expenses

Sr.No. Description Amount

1. Construction Cost 11,01,94,792

2. FSI & TDR to be Purchased 2,15,24,536

3. Government/BMC Charges/Legal Fees 4,33,83,779

4. Expenses towards Society Members 2,84,71,240

5. Open Space Concession Premium 1,07,62,268

6. Miscellaneous Expenses 2,77,81,904

Total 24,21,18,519

Sale Component Amount

Sr.No. Description Area in sq.ft. Cost/Unit Amount

1. Rera Carpet Area

11,528.995 sq.ft./1.13 x

1.05

10,712.78 32,000 34,28,08,960

2. Parking Space to New

Members

18 Members 7,00,000 1,26,00,000

Total 35,54,08,960

Pg. 8

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Net Profit of Project

Sale Component Amount 35,54,08,960

Project Cost Amount 24,21,18,519

Profit @ 46.79% on Project Cost 11,32,90,441

TOTAL PROJECT COST APPROX. RS. 24,21,18,519 CR INCLUSIVE OF:

 GOVERNMENT APPROVALS /NOC CHARGES/LEGAL FEES

 FSI/TDR PURCHASES/OPEN SPACE CONCESSION PREMIUM

 RENT/SHIFTING CHARGES /BROKERAGE/CORPUS FUND

 COST OF CONSTRUCTION

 SITE OFFICE

 BANK INTEREST FOR 2 YEARS

 ARCHITECT/ENGINEERS/PMC CHARGES

 MARKETING & BROKERAGE

Pg. 9

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Area Statement of Existing Members

Flat

No.

Existing

Area

Base FSI 35% Fung

FSI

u/s

33(7)(B)(1)

Total Area Benefit

Area

Rera Area

1 444.926 519.359 181.775 109.934 811.068 366.142 753.647

2 449.983 525.262 183.841 111.183 820.286 370.303 762.213

3 439.976 513.581 179.754 108.711 802.046 362.070 745.264

4 269.968 315.132 110.297 66.705 492.134 222.166 457.293

5 484.953 566.083 198.129 119.824 884.036 399.083 821.449

6 494.960 577.764 202.217 122.296 902.277 407.317 838.399

7 484.953 566.083 198.129 119.824 884.036 399.083 821.449

8 306.122 357.334 125.066 75.638 558.038 251.916 518.531

9 484.953 566.083 198.129 119.824 884.036 399.083 821.449

10 494.960 577.764 202.217 122.296 902.277 407.317 838.399

11 484.953 566.083 198.129 119.824 884.036 399.083 821.449

12 306.122 357.334 125.066 75.638 558.038 251.916 518.531

13 579.964

+ 600 sft.

Open

Terrace

676.988 236.946 143.300 1,057.235

+ 300 sft. Of

the Open

Terrace

477.271

+ 300 sft.

Of the

Open

Terrace

982.386

+278.761 sft.

Of the Open

Terrace

14 369.928

+ 400 sft.

Open

Terrace

431.814 151.136 91.403 674.353

+ 200 sft. Of

the Open

Terrace

304.425

+ 200 sft.

Of the

Open

Terrace

626.611

+185.840 sft.

Of the Open

Terrace

Total 6,096.721

+1,000 sft.

Open

Terrace

7116.664 2,490.832 1,506.400 11,113.896

+500 sft.

Of the

Open

Terrace

5,017.175

+500 sft.

Of the

Open

Terrace

10,327.071

+464.601 sft.

Of the Open

Terrace

Each Member gets 82.29% more BU Area in the New Building from the Area

they are using currently, which translates to 69.40% more Rera Carpet than the

area they are using currently.

Pg. 10

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Rent Statement of Existing Members

Flat No. Existing Area Base FSI Area Monthly Rent @

80/- psf

Yearly Rent

1 444.926 519.359 41,550 4,98,600

2 449.983 525.262 42,025 5,04,300

3 439.976 513.581 41,100 4,93,200

4 269.968 315.132 25,220 3,02,640

5 484.953 566.083 45,300 5,43,600

6 494.960 577.764 46,250 5,55,000

7 484.953 566.083 45,300 5,43,600

8 306.122 357.334 28,600 3,43,200

9 484.953 566.083 45,300 5,43,600

10 494.960 577.764 46,250 5,55,000

11 484.953 566.083 45,300 5,43,600

12 306.122 357.334 28,600 3,43,200

13 579.964 676.988 54,175 6,50,100

14 369.928 431.814 34,550 4,14,600

Total 6,096.721 7116.664 5,69,520 68,34,240

Note:

The Yearly Rent is Rs. 68,34,240/- Rent for 3 years is Rs. 2,05,02,720/- on a blanket rate of

80/- psf per month and not taken into consideration a 10% yearly increase of L&L Rent on

the assumption of negotiated L&L Agreement for 3 years.

The Rent is calculated on the base FSI area and not on the currently actual occupied area.

Pg. 11

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Corpus Amount Statement of Existing Members @ Rs.1,000/- PSF.

Flat

No.

Existing

Area

Base FSI

Area

10% 10% 30% 50% Total

1 444.926 519.359 51,950 51950 1,55,850 2,59,750 5,19,500

2 449.983 525.262 52,525 52,525 1,57,700 2,62,750 5,25,500

3 439.976 513.581 51,350 51,350 1,54,100 2,56,900 5,13,700

4 269.968 315.132 31,550 31,550 94,600 1,57,600 3,15,300

5 484.953 566.083 56,650 56,650 1,69,900 2,83,100 5,66,300

6 494.960 577.764 57,800 57,800 1,73,400 2,88,900 5,77,900

7 484.953 566.083 56,650 56,650 1,69,900 2,83,100 5,66,300

8 306.122 357.334 35,750 35,750 1,07,250 1,78,750 3,57,500

9 484.953 566.083 56,650 56,650 1,69,900 2,83,100 5,66,300

10 494.960 577.764 57,800 57,800 1,73,400 2,88,900 5,77,900

11 484.953 566.083 56,650 56,650 1,69,900 2,83,100 5,66,300

12 306.122 357.334 35,750 35,750 1,07,250 1,78,750 3,57,500

13 579.964 676.988 67,700 67,700 2,03,100 3,38,500 6,77,000

14 369.928 431.814 43,200 43,200 1,29,600 2,16,000 4,32,000

Total 6,096.721 7116.664 7,11,975 7,11,975 21,35,850 35,59,200 71,19,000

Note:-

10% Corpus Amount upon execution of DA

10% Corpus Amount upon obtaining IOD

30% Corpus Amount upon handing over vacant possession to the Developer

50% Corpus Amount upon handing over New Premises to the Existing

Members by the Developer

Pg. 12

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Under Self Redevelopment

Total Project Expenses

Sr.No. Description Amount

1. Construction Cost as per item 13 11,01,94,792

2. FSI & TDR to be Purchased as per item 14 2,15,24,536

3. Government/BMC Charges as per item 15 4,33,83,779

4. Expenses towards Society Members as per

item 16 excluding the corpus amount

(2,84,71,240 less 71,19,000)

2,13,52,240

5. Open Space Concession Premium as per

item 17

1,07,62,268

6. Miscellaneous Expenses as per item 18 2,77,81,904

Total 23,49,99,519

Pg. 13

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Financials:

 To Finance the Total Project Cost 23,49,99,519/- Rera Carpet Area of

7,343.735 sq.ft. @ Rs.32,000/- PSF needs to be sold, (the Built-up Area of

which will be 7,903.258 sq.ft.)

 Out of the total 22,642.891 sq.ft., 7,903.258 sq.ft. will be sold and the

balance 14,739.633 BU Area is available to the existing Members.( If this

Area is fully utilized by Members they will get 2.4 times the currently

occupied Area).

 Members Rehab Component is 11,113.896 sq.ft. (Refer table on

page 10) so the Balance Area of 3,625.737 s.ft. is at the discretion of

Members to either convert into Corpus Fund or Extra Space.

 Members can get a Corpus from the Sale of Built-up Area 3,625.737 s.ft.

which is 3,369.047 sq.ft. Rera Carpet Area @ Rs.32,000/- amounting to

Rs.10,78,09,525 which can be distributed among members divided on

base FSI area of 7,116.664 sq.ft. which amounts to Rs.15,148.88 PSF.

(Refer Table below)

Pg. 14

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Corpus Amount Statement of Existing Members @ Rs.15,148.88 PSF.

Flat No. Existing Area Base FSI Area Amount

1 444.926 519.359 78,67,710

2 449.983 525.262 79,57,145

3 439.976 513.581 77,80,180

4 269.968 315.132 47,73,900

5 484.953 566.083 85,75,525

6 494.960 577.764 87,52,480

7 484.953 566.083 85,75,525

8 306.122 357.334 54,13,210

9 484.953 566.083 85,75,525

10 494.960 577.764 87,52,480

11 484.953 566.083 85,75,525

12 306.122 357.334 54,13,210

13 579.964 676.988 1,02,55,610

14 369.928 431.814 65,41,500

Total 6,096.721 7116.664 10,78,09,525

Note:-

The above Amount can be distributed as per discretion of the Members.

Pg. 15

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

BREAK-UP OF 2.97 FSI

A.) BASE FSI OF PLOT 1.00

B.) TDR (Transfer of Development Rights) 0.50

50% on Plot Area

C.) FSI (Floor Space Index) 0.70

50% on Plot Area

TOTAL FSI = 2.2

ON 2.2 FSI 35% FUNGIBLE = 0.77 0.77

FSI TOTAL = 2.97

Plus Additional Free FSI u/s 33(7)(B)(1) 10 mtrs. per Tenement

Pg. 16

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

IN A NUTSHELL

Flat

No.

Existing

Area

Rehab BU

Area

Benefit

Area

Rehab Rera

Area

Corpus

through

Developer

Corpus under

Self

Redevelopment

1 444.926 811.068 366.142 753.647 5,19,500 78,67,710

2 449.983 820.286 370.303 762.213 5,25,500 79,57,145

3 439.976 802.046 362.070 745.264 5,13,700 77,80,180

4 269.968 492.134 222.166 457.293 3,15,300 47,73,900

5 484.953 884.036 399.083 821.449 5,66,300 85,75,525

6 494.960 902.277 407.317 838.399 5,77,900 87,52,480

7 484.953 884.036 399.083 821.449 5,66,300 85,75,525

8 306.122 558.038 251.916 518.531 3,57,500 54,13,210

9 484.953 884.036 399.083 821.449 5,66,300 85,75,525

10 494.960 902.277 407.317 838.399 5,77,900 87,52,480

11 484.953 884.036 399.083 821.449 5,66,300 85,75,525

12 306.122 558.038 251.916 518.531 3,57,500 54,13,210

13 579.964

+600 sft.

Open

Terrace

1,057.235

+300 sft. Of

the Open

Terrace

477.271

+300 sft.

Of the

Open

Terrace

982.386

+278.761 sft.

Of the Open

Terrace

6,77,000 1,02,55,610

14 369.928

+400 sft.

Open

Terrace

674.353

+200 sft. Of

the Open

Terrace

304.425

+200 sft.

Of the

Open

Terrace

626.611

+185.840 sft.

Of the Open

Terrace

4,32,000 65,41,500

Total 6,096.721

+1,000 sft.

Open

Terrace

11,113.896

+500 sft. Of

the Open

Terrace

5,017.175

+500 sft.

Of the

Open

Terrace

10,327.071

+464.601 sft.

Of the Open

Terrace

71,19,000 10,78,09,525

Note: In the Society Premises currently there are 3 Garages, 1 Garage of Flat-3, 1 Garage of

Flat-13 for which they are entitled to a dedicated covered parking in the New Building.

The 3rd Garage claimant is not a member of the Society and therefore his/her compensation

for the same will be from the proposed Builder/developer’s side.

Pg. 17

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Marketing USP of the Project:

Applicable Amenities

 Dedicated Covered Car Parking to Existing Members

 200 sq.ft. A/C Society Office

 Dedicated 2 Wheeler Parking Space

 Watchman Cabin at Gate

 Watchman Room with Toilet

 Common Toilet for Drivers/Workers

 Guest Parking

Green Building Norms/Amenities

 Rooftop Solar Power for Hot Water and Common Area Lighting

 Rain Water Harvesting

 STP (Sewage Treatment Plant)

Pg. 18

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Lifestyle Amenities

 Deck View from each Flat

 Sr. Citizen Friendly Design Approach in Building & Flats

 Designer Entrance Lobby

 Vastu Compliant Flats

 Passenger Lift

 Goods/Servants Lift

 Spacious Floor Lobby/Passage

Sky Amenities

 Sky Lounge

 Fitness Zone

 Games Zone

 Walkway

 Kids Play Area

 Sr. Citizen Zone

 Terrace Garden

 Pool (optional)

Pg. 19

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Attached DP Remark of the Property shows the Property with no

reservations/set-backs/restrictions.

Highlight of the Property: Garden opposite the Property and open to sky area

 The location of the Property is well connected with Railway and BEST.

 Public Transport easily available

 Rajawadi Hospital in near proximity

 Kirana shops nearby

 Vegetable/Fruit vendors nearby

 All other amenities accessible in and around the locality

Pg. 20

Pg. 21

FEASIBILITY REPORT FOR REDEVELOPMENT OF KAILAS CHHAYA CHSL

Remarks/Consent of Members:

Flat

No:

Name of Member Remark/Consent Signature

01

02

03

04

05

06

07

08

09

10

11

12

13

14

Pg. 22