This document provides an analysis of a proposed rental housing scheme project in Arivali, Panvel. It includes a location analysis noting the project's proximity to major roads and transit. A land and regulatory analysis describes the land details and permissible zoning. A market analysis examines the demand drivers for Panvel as an emerging residential market and provides details on existing projects. An area allocation plan outlines the proposed land use breakdown including residential, amenities and open space. Financial projections estimate a total sales revenue of 404.6 crore rupees from selling 1348672 square feet of residential apartments.

1. Rental Housing Scheme at Arivali, Panvel
Copyright © 2009

2. YOUR LOGO
Content
1. Location Analysis
2. Land and Regulatory Analysis
3. Market Analysis
4. Area Allocation & Financial Analysis
5. Conclusions
6. Magus Service Proposal
Page  2

3. YOUR LOGO
Page  3
Location Analysis

4. YOUR LOGO
Page  4
Proposed
Project Site
Location on Map
Maharashtra
Raigad District

5. Towards Mumbai Rasayani 10 km Towards Pune
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Location and Linkages
Linkages Distance from Proposed Site
Road connectivity
• Adjoining Mumbai-Pune Expressway
• Connected to NH 4 (Old Mumbai-Pune Highway) via 9
metre wide Sawala Apta Road at less than 1 Km distance
Air connectivity
• Mumbai Airport at 48 km approx
• Proposed International Airport at 8 Km
Rail connectivity
• Somatane Railway Station at 1 Km
• Panvel Railway Station at 8 km
Dadar 70 km
Panvel 8 km
Thane 41 km
Proposed Site
Location
*Distances given here are as per Google Earth
NH 4
Khopoli 48 km

6. YOUR LOGO
Page  6
Land & Regulatory Analysis

7. YOUR LOGO
Land and Regulatory Analysis
Page  7
• The land admeasuring around 8 acres is in Arivali Village, Panvel, District
Raigad
Land Details
• The land is under U-2 Zone as per MMR Regional Plan
Zone & Land
Use
• NA permission is required
Development
Approval

8. • The Regulations for Rental Housing Scheme shall apply to any Rental Housing Project in U1 and U2 Zones situated
within MMR but outside any area under the jurisdiction of Municipal Corporations, Municipal Councils, MIDC and
Special Planning Authority (SPA) other than SPA under jurisdiction of MMRDA in MMR, if any.
• Minimum plot size required for Rental Housing Project is 10,000 sq. m. (1 Ha / 2.47 acres)
• 18 meter access road / approach road to be developed along with Rental Housing plot , except on certain cases as
• FSI of 4.00 is permitted for construction of Rental Houses on unencumbered land by land owner or any other
agency approved by MMRDA within the limits of MMR. The utilization of FSI 4 shall be as follows:
• FSI 1.00 shall be used for Rental Housing Project on minimum 25.00% of the total land area to be conveyed
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Rental Housing Scheme
prescribed by MMRDA, depending on size and location
Page  8
in the name of MMRDA free of cost
• FSI 3.00 shall be used for construction of Housing Units on maximum 75.00% of the total land area by the
land owner and sold in open market to subsidize the component of Rental Housing.
• The following shall be excluded from FSI in Rental Houses with FSI 1.00:
• Welfare Hall & Balwadi@ 14.86 sq. mt. for every 200 residential units
• Manager’s office space of size 14.86 sq. mt. carpet area for every 500 rental units
• Size of Rental Unit (Carpet Area): 14.86 sq. mt. (160 sq. ft.)
• Total Construction Component of Rental Houses:
• Rental units (14.86 sq. m.)
• Passages with minimum 2 m width
• Balwadis
• Welfare Centres
• Manager’s office
• Non-residential units / convenient shopping
• Density
• Rental Housing: Minimum 500 rental units / net Hectare
• Housing for Sale: Minimum 100 units / net Hectare

9. YOUR LOGO
Page  9
Market Analysis

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Why Panvel and Nearby Areas are
Upcoming First Home Destinations?
Emerging first home destinations: Places beyond Thane, like Neral, Bhivpuri, Panvel and
Karjat are upcoming residential markets for affordable homes outside MMR
Push Factors
• Saturation of Mumbai leading to lack of space within Mumbai
• Need for affordable accommodation taking people to areas beyond Mumbai and Thane
Pull Factors
• Proximity to Mumbai and Pune
• Proximity to Rasayini MIDC and presence of industries has generated employment
• Planned infrastructure projects in the vicinity like Navi-Mumbai SEZ, International Airport at Panvel,
Rewas-Aware Port and the Mumbai-Pune Expressway
• Panvel at Navi Mumbai is close to premium office and commercial spaces, educational institutions and
religious establishments including Tajole industries, Aditya Birla Science and Technology Company,
Sahara India, Bank of India, Mhatre Vidhyalaya and Junior College, Navade Taloje School and R D Vidhya
Mandir respectively
Current Trends
• Panvel is an established second home (plots, villas & bungalows) destination
• Recent activities include quite a few apartment projects in locations close to the railway station
Options Available
• Apartments (1BHK to 3BHK)
• Good quality housing & common facilities offered at affordable rates

11. Major Industries
In Khalapur –
Khopoli Industrial
Area
Hanil Era Textile Ltd
Hindusthan Inox Ltd
RubbyMills Ltd
Ruchi soya Ind. Ltd
Tata Power
Thermax
Wartsila India Ltd
Bombay Oxygen Ltd
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Major Industries in Proximity Area
Major Industries
In Patalganga –
Rasayani
Industrial Area
Aditya Birla Nuvo Ltd
Castrol India Ltd
Reliance Ind. Ltd
Cipla Ltd
Bombay Dyeing
Gayatri Paper Mills
Hindusthan Insecticides
Other Major industrial areas like Roha, Panvel, Taloja, Nagothane & Mahad are
located within 40 kms radius could be targeted for unit buyers in the project.

12. YOUR LOGO
Characteristics of Existing Residential
Projects in Panvel and Nearby Areas
• Location of Projects: Mostly within 8 Km from station
• No. of Units: Mostly 150 to 300; but few as many as 2368
•Type of Units:
• Mostly 1, 2. 2.5 BHK apartments
• Few Luxury 3 to 4 BHK Apartments
• Penthouses
• Unit Areas:
• Apartments (Mostly):
• 1 BHK - 552 to 721 to sq. ft;
• 2 BHK, 2.5 BHK - 860 to 1299 sq. ft.
• 3 to 4 BHK – 1300 to 2350 sq. ft.
• Height of Buildings:
• G+3 / Stilt +4, G+7
• Many high-rise projects upto 35 storeys
• Property Rates:
• INR 3000 to 4000 per sq.ft .
• Luxury Projects: INR 5500to 7500 per sq.ft.
• Price of Unit:
• INR 13.5 to 35 lacs
• Luxury Projects: 50 lacs to 1.6 Cr
• Amenities: Clubhouse, Jogging tracks, Cafeteria, Landscaped Gardens, Convenience Shopping etc.
• Status of Projects: Many projects started in recent years
Source: www.99acres.com, www.commonfloor.com, www.99acres.com as on Jan 19, 2012

13. Taluka-wise Rental Housing Area (sq m)
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 Rental Housing Projects
500000 98228
67339
24014
717488
2154556
Thane
Bhiwandi
Kalyan
Karjat
Panvel
Vasai
25
20
15
10
5
0
No. & Area of Rental Housing Projects
12
10
8
6
4
2
0
Taluka-wise No. of Rental Housing
Projects
Thane Bhiwandi Kalyan Karjat Panvel Vasai
No. of Projects
Area in Sq. m.
• Around 38 rental Housing Projects approved by
MMRDA in MMR as on August 2011
•Panvel and Thane are most favored locations for
Rental Housing Projects
• Vasai has the biggest land area under Rental
Housing Scheme because of the largest project
has been approved there

14. YOUR LOGO
Example 1: Indiabulls Greens (Rental
Housing Project), Panvel
Particulars Details
Developer Indiabulls
Nearest
Station
Page  14
• 0.5 Km from Somatane Station
• 7.5 Km from Panvel Station
Total Area 80 acres
No. of Units -
No. of Floors 35
Product Mix Residential apartments + Amenities
Residential
Units
• 2 BHK & 3 BHK & 4 BHK apartments
• Penthouses
Area Range 1156 to 2351 sq ft
Amenities
Club house with swimming pool and
gymnasium, kid's play area, cricket
pitch, school and hospital facilities,
utility shops, parking, Yoga center,
Generator, CCTV, landscapes gardens,
eco gardens, landscaped walkways
Rate INR 5500 to 6843 per sq. ft.
Price Range INR 57.5 lacs to INR 1.6 Cr
Source: www.indiabullsgreens.net, www.99acres.com as on Jan 19, 2013

15. YOUR LOGO
Example 2: Sai Proviso County, Panvel
Particulars Details
Developer Proviso Group
Nearest Station 6.5 Km from Panvel Railway Station
Total Area -
No. of Units 17 buildings
No. of Floors 4 (S+4)
Product Mix Residential apartments + Amenities
Residential
Units
Page  15
1 BHK & 2 BHK apartments
Area Range 663 to 1046 sq ft
Amenities
Clubhouse, swimming pool,
landscaped garden, multipurpose
gaming court, jogging track,
amphitheatre, children’s play area,
gymnasium, elevators with power
backup, earthquake resistant
structure, shuttle service to Panvel
station and bus depot
Rate INR 3200 to 3409 per sq. ft.
Price Range INR 21.22 lacs to INR 35.66
Source: www.proptiger.com, www.99acres.com as on Jan 19, 2013

16. YOUR LOGO
Example 3: Kalpataru Riverside,
Panvel
Particulars Details
Developer Kalpataru
Nearest
Station
Page  16
1.6 Km from Panvel Railway Station
Total Area -
No. of Units 700 (4 buildings)
No. of Floors 10, 13, 21 (All with stilts)
Product Mix Residential apartments + Amenities
Residential
2 BHK & 2.5 BHK apartments
Units
Area Range 1082, 1299 sq ft
Amenities
Clubhouse with gymnasium & spa,
badminton court & indoor games
room, swimming pool & toddlers'
pool, landscaped gardens &
children's play area
Rate INR 6172 to 7198 per sq. ft.
Price Range INR 66.78 lacs to INR 93.5 lacs
Source: www.kalpataru.com, www.proptiger.com, www.99acres.com as on Jan 19, 2013

17. YOUR LOGO
Residential Projects in Panvel -
Comparison
Project Developer
Total
Area
(acres)
Total
No. of
Units
Type of
Units
Unit
Areas
(sq ft)
Cost per
Unit
(INR
Lacs)
Rate
(INR /
sq. ft.)
No. of
Floors
Amenities
Indiabulls
Greens
Indiabulls 80 -
•2 BHK, 3
BHK & 4 BHK
apartments
• Penthouses
1156
to
2350
57.5 L to
1.6 Cr
5500 to
6843
35
Club house with swimming
pool and gymnasium, kid's
play area, cricket pitch,
school and hospital facilities,
utility shops, parking, Yoga
center, Generator, CCTV,
landscapes gardens, eco
gardens, landscaped
walkways
Sai Proviso
County
Proviso
Group - -
1BHK
Apartments
663 21.22
3200 to
3409
4 (S+4)
Clubhouse, swimming pool,
landscaped garden,
multipurpose gaming court,
jogging track, amphitheatre,
children’s play area,
gymnasium, elevators with
power backup, earthquake
resistant structure, shuttle
service to Panvel station and
bus depot
2 BHK
Apartments
921,
1046
29.47,
35.66
Kalpataru
Riverside
Kalpataru
- 700
2 BHK
Apartments
1082
66.8 to
77.8
6172 to
7198
10, 13,
21 (All
with
stilts)
Clubhouse with gymnasium
& spa, badminton court &
indoor games room,
swimming pool & toddlers'
pool, landscaped gardens &
children's play area
2.5 BHK
Apartments
1299
80.2 to
93.5
Source: www.99acres.com, www.commonfloor.com, www.proptiger.com as on Jan 19, 2012

18. YOUR LOGO
Page  18
Area Allocation & Financial Analysis

19. YOUR LOGO
Area Statement
Assumptions Proposed Permissible
FSI (Total) 4.00 4.00
Sr No Particulars
Loading
(Construction)
Loading
(Saleable)
1 Residential 15% 30%
2 Amenities 15%
Landuse Statement :
Sr No Particulars %
Land Area
(Acres )
Land Area
(Sq Ft )
Construction
Area
FSI Area Sale Area
1 Site Area 100% 8.00 348480 1617257.48 1393920.00 1348672.00
2 Open Space 10% 0.80 34848
3 Roads and infrastructure 15% 1.20 52272
4 Amenities 5% 0.40 17424 11724.74 10195.42
4.a
Amenities to be given to MMRDA for Rental
Housing (Free of FSI)
2524.74 2195.42
4.b Amenities for Saleable area 9200 8000.00
5 Residential Apartments 70% 5.60 243936 1593808.00 1385920.00
5.a Rental Apartments for MMRDA 400752.00 348480.00
5.b Apartment for Sale 1193056.00 1037440.00 1348672.00

20. 1 Gross Area 348480.00 Sqft
2 Available FSI 4.00 On Plot Area
3 FSI for saleable housing 3.00 On Plot Area
4 FSI for rental to be handed over to MMRDA 1.00 On Plot Area
5 Total FSI Area (Allowable) 1393920.0 348480.00 X 4 = 1393920
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FSI Calculation
Allowable FSI :
Proposed FSI :
Sr. No Component
Land Area
(Sqft) FSI Area (Sqft)
1 Amenities 17424 10195.42
Amenities to be given to MMRDA for Rental Housing (Free of FSI)
1.a
2195.42
1.b Amenities for Saleable area 8000.00
2 Residential 243936 1385920.00
2.a Rental Housing to be handed over to MMRDA 1393920.00 X .25 = 348480.00
2.b Apartment Area for Sale 1393920.00 - 348480.00 -8000 = 1037440.00
3 Total FSI Area Consumed (1b+2) 1393920.00
4 Total Salable Area (1.30 of Salable Rental Housing FSI Area) 1348672.00
Maximum No. of Rental Units @ 14.86 m of carpet area 1961.50
(Assuming Carpet Area=90% of FSI Area)

21. S.N Particulars Area (Sqft) Rate (Rs/ Sqft) Total (Cr)
Sales Revenue
Sale of Rental Housing - Apartments 1348672 3000.00 404.60
1 Total Revenue 1348672 404.60
2 Land Cost 348480.00 688.71 24.00
3 Approval Cost 348480.00 15.00 0.52
4 Infrastructure & Site Development Cost 348480.00 100.00 3.48
5 Construction Cost
5.a Rental Housing – Apartment 1193056.00 1100.00 131.24
5.b Apartments handing over to MMRDA 400752.00 900.00 36.07
5.C Amenities 11724.74 1100.00 1.29
6 Consulting Fees
6.a Land Brokerage On Land Cost 2% 0.48
6.b Land Consulting On Land Cost 2% 0.48
6.c Design - Engineering & Contracting Services On Construction & Infra. Cost 3% 5.16
6.d Project Management Fees On Construction & Infra. Cost 3% 5.16
6.e Project Marketing On Sales Revenue 5% 20.23
7 Project Overhead On Total Cost 3% 6.84
8 Contingency Cost On Total Cost 2% 4.70
9 Total Project Cost 239.66
10 Profit Before Tax (1-9) 164.94
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Profitability Statement
Project Cost
* It is a JV project between land-owner and developer
* Project Cost on Saleable area Rs.1777.00 / sq. ft.

22. YOUR LOGO
Estimated Project Cost & Means of Finance
Estimated Project Cost
Estimated Means of Finance
Page  22
Project Cost Amount (Cr) %
Land Cost 24.00 10.01%
Approval Cost 0.52 0.22%
Infrastructure & Development Cost 3.48 1.45%
Construction Cost 168.59 70.35%
Consulting Fees 31.51 13.15%
Project Overhead 6.84 2.86%
Contingency Fees 4.70 1.96%
Total project Cost 239.66 100.00%
Means of Finance Amount %
Promoter's Contribution 74.35 31%
Advance from Customers 165.31 69%
Total Means of Finance 239.66 100%

23. YOUR LOGO
Key Financials & Peak Investment
Key Financials for proposed Project
Peak Investment
Key Financials
Estimated Project Revenue (Cr) 404.60
Estimated Project Cost (Cr) 239.66
Profit Before Tax (Cr) 164.94
Profit Margin 41%
ROE 222%
Peak Investment % Amount (Cr)
Land Cost 100% 24.00
Approval Cost 100% 0.52
Infrastructure & Site Development Cost 35% 1.22
Construction Cost 25% 42.15
Consulting Fee 15% 4.73
Project Overhead 15% 1.03
Contingency Cost 15% 0.70
Total Peak Investment 74.35

24. YOUR LOGO
Page  24
Conclusions

25. • The project is ready for execution right away with MAGUS as PMC would offer all services from
Concept to Completion and promoter is expected only to contribute the peak investment – The
biggest USP of the proposal
• Panvel is one of the upcoming residential locations in MMR. The proposed site, due to its
proximity to the Panvel railway station, U-2 zone and appropriate land size, is highly suitable for
rental housing project under Rental Housing Scheme of MMRDA
• The feasibility analysis of the proposed project suggests that promoter can earn 222 % ROE (INR
164.94 Cr) on his investment of INR 74.35 Cr.
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Conclusions
Page  25

26. YOUR LOGO
Page  26
Magus Service Proposal

27. USPs of the Magus Offer:
• No Waiting Time: The project is ready to be executed with land issues already cleared
• No Efforts Required by the Investor/Developer: As PMC, Magus would execute the project from Concept to
Commissioning on turn key basis on behalf of the developer.
Client’s Role Magus Role & Services
• Finalizes the land purchase
• Pays the amount for promoter’s
contribution
Associating with Magus Adds following Values:
• All Project development Solutions and Services under one roof
• Savings on Time, Efforts & Money
• Assurance of quality of highest standards
• Hand-holding of the client throughout the lifecycle of the Project from Conceptualization to
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USPs of Magus Service Offer
Completion.
Note:
• The service is subjected to exclusive mandate of buyer and PMC fees as detailed in cost of the project
• A separate service agreement would be signed between SPV and Magus Consulting for PMC services.
Page  27
• Deal closure
• NA revisions & other approvals
• Design & Engineering Services
• Project Fund Raising
• Project Marketing
• Project Commissioning
Win- Win
Situation

28.  Project Funding Services: Brings necessary expertise in acquiring funding for your projects by liasoning
with entrepreneurs, developers, financiers, government bodies and the investor community.
Central Projects: Specifically designed to help you get all the available central/state government grants
and fiscal benefits within the sector that you operate in, including awareness, legalities, liasoning and
paper-work involved.
Acquire & Approve: Built with teams having on-ground understanding and expertise in
conceptualizing and planning the project, ensuring economies in acquisition and all requisite
approvals.
 Design & Build: A highly sophisticated design and engineering team with best global practices
exposure to create robust framework for your business to thrive in.
 Sales & Occupier Support Services: The marketing teams ensure robust returns in order to make the
project profitable.
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About Magus
Magus delivers ten services through its five Strategic business units:
Page  28

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Thank You