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Selection of Construction Site - Vastu Tips Part - 2

According to Vastu Shastra, the location of the Site is very important. Some  locations are very auspicious while some others are best to be avoided. Vastu Shastra lays down guidelines to aid you in the Selection of a Site with the best ‘Location’. Since Vastu is a science, every guideline is based on logic and reasoning. As an Architect, I have attempted to explain these guidelines rationally and scientifically, so that you can decide what you want to follow and what you don’t, instead of blindly following them like a superstition.


Ideal Location :-

Peaceful, calm place with lot of greenery and good water source and good soil.The Logic - Fertile soil is an indication of good soil for construction. Peace is what everyone seeks.

Trust your intuition: When purchasing a property, it is a good idea to stand on the land and feel its vibration for a few moments. If you feel positive about it, consider buying the land. If not, it is probably not good for you. The Reasoning - It is always advisable to trust your instinct but make sure you are not influenced by anything or anyone else.

Plot with a good history: It is best to buy land where happy and successful people have lived. The Reasoning – Psychologically, you will feel that a land where people were happy and prosperous, has good vibrations or energy.

Plot with roads on all four sides is considered the best: It ensures health, wealth and happiness. The Reasoning - This is because a Plot with roads on all four sides is not abutting any body’s property and hence one can derive maximum lighting and ventilation from all four sides.

The next best option is a Plot with roads on the North or East.The Reasoning - So that more light and air can enter from these sides in the mornings.

Plots with a water source in the North, East or North-East are good: The Reasoning- The germicidal UV rays of the morning sunlight, which engulf the North-East corner in the morning, can purify the water before you start to use it.


Keep Reading my blog for the next post on Selection of Construction site-Vastu Tips

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Selection of Construction Site - Vastu Tips

Selection of a Site: The Selection of a Site is very important since the Site represents a fixed form, that will radiate positive as well as negative energies depending on its location, orientation, shape, slope and soil quality. Therefore, these are the 5 important aspects to be considered when selecting a Site.

Selecting a suitable Site: Normally an Architect is not involved at the time of buying a Site. But as an Architect myself, I suggest that it is better to involve an Architect early on, at the time of selecting a Site, as his inputs could be very valuable in deciding the right Site. Generally, the points an Architect will keep in mind while selecting a site, will by default be in accordance with Vastu Shastra, since Vastu principles are always based on Common Sense and Logic.

Already own a Site: In case you already own a Site, you can still refer to the Vastu Guidelines for Site Selection, to help you evaluate your Site and if necessary, make corrections to make it suitable.

Keep reading my blog for the next step to know how to choose a good construction site....

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Pre - Leased Commercial Property - Can give you a good return.....

The concept of rental yield is fast catching the imagination of investors in India, especially those in the metros. Investors invest in a property with a view to renting it out, so as to earn a fixed income. For retail investors, it is largely confined to residential properties, given their low investment capacity.

It runs with the weather as high interest rates and exorbitant prices deter them from investing as they result in less annual yield.

But UHNIs ( ultra high net worth individuals) are transacting in commercial properties which are still in demand and offer high annual rental yield. There is a healthy demand from corporate from the IT and BFSI segments, which en masse account for 60-70% of the total demand. While residential properties give 3-6% as rental yield, commercial properties offer a high rental yield in the range of 9% to 15%.

Pre-Leased Commercial Properties command high yields

There is no doubt that real estate holds the greatest attraction for UHNIs. Most investments happen in properties, say a pocket of land, commercial properties like readily available offices or industrial warehouses. UHNIs, say with a net worth ranging from Rs 25 crore to Rs 100 crore and even above, have been mandating wealth management firms or real estate advisors to pick grade 'A' pre-leased commercial properties.

These pre-leased commercial properties provide fixed income. Here, the aim is to lease out to quality tenants, earn lease income over a 3-5 year period and subsequently exit with a moderate to high capital appreciation.

There are mainly two kinds of commercial properties. The first is the lease-hold, mainly offered by government institutions like MIDC; they are leased to the buyer generally for a period of 99 years, extendable further. You actually buy rights to use the property and not the property per se. In a way, you are buying a property without really owning it. You have limited rights on what to do with the property.

The second is free-hold property - you become the exclusive owner of the property as well as the land on which it is constructed. It gives more right and responsibility to the owner. In India, a majority of the pre-leased commercial transactions happen on free-hold basis.

What decides the rental yield in these properties?

No doubt, the entry price is one of the biggest factors in determining the yield. Lower the price, higher the yield. Another key factor is the quality of tenants. If the tenant is a bank or an insurance firm, mainly PSUs, the property commands a rental yield of 6% to 8%. These tenants stay for a longer period and the property is less prone to hopping; hence, it commands a lower yield.

Commercial properties occupied by multinational companies ( MNCs) like foreign banks, investment banks, etc, or domestic firms like BPOs, IT/ITeS units as tenants generate high rental yields, say in the range of 8% to 12%. So, the question arises how a buyer can ascertain if the tenant will stay for a longer period. If the tenant is incurring a substantial expenditure, say to the tune of Rs 2,000 to Rs 4,000 per sq ft on interiors, it can be fairly assumed that they are going to stay for a longer period.

How to calculate the rental yield

The calculation is simple. You are arriving at a price after including the basic price, stamp duty, car parking charges minus security deposit. The annual lease rent is divided by the final price to arrive at a yield. Generally, the lease term happens for a period of three years, which on renewal commands an escalation of 15% in rent. Hence, the rental yield increases progressively every three years.

For eg, a project ABC having a tenant XYZ has a leasable area of 10,000 sqft and is quoting at a rate of Rs 5,000 per sqft. The total cost after factoring in the car parking charges (4 parkings @ Rs 5 lakh each) plus stamp duty (approximately 5%) is Rs 5.46 crore. The security deposit-adjusted outgo is Rs 4.92 crore.

The lease rental is Rs 110 per sqft which entails an outflow of property tax of Rs 30 per sqft. Hence, the net rent comes to be Rs 48 lakh per annum and, hence, a rental yield of 9.76%. If the rent escalates at 15% every three years, the yield increases to 11.78% in 4th to 6th year and 14.09% in the 7th to 9th year, considering other prices to remain constant. The above calculated yield does not incorporate the capital price appreciation, which can happen at any rate.

Ways to take exposure

If you have pockets full and belong to the high net worth individuals' category, you can buy a pre-leased commercial property; so, typically, the transaction will range from say, Rs 5 crore to Rs 100 crore or even higher. However, for investors falling in the smaller bracket, say Rs 1 crore, it is best to enter through private equity-run real estate rental funds which open from time to time. They promise to deliver a pre-tax return (including capital appreciation) of 20% to 25% during the course of the fund's tenure.

The ideas look promising but one must check all the factors related to them, including the quality of tenants and their likely period of stay. One should also check the vicinity and all paths approaching the property. Lower the distance from major locations like highways, railway stations, bus stands etc, better rent it commands.

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Contemporary Furniture - Latest Trends and Designs

Want to Redecorate your room, How about Contemporary Furniture?????

Contemporary furniture is the furniture that gives your room or interior the most fashionably up-to-date look. If you want to decorate your rooms in a contemporary style, you should have a thorough knowledge about the latest trends in interior designs. Moreover, if you have interest in the changing styles in the world of interior design, you will definitely be able to rearrange your rooms in a contemporary fashion without the help of a third person. You may well surprise yourself with your hidden talent. If, however, you would rather leave the details to someone else, it is better to hire an architect or a trained interior designer. 

The opinion of people with regard to what constitutes contemporary style may differ from one to the other, depending on the taste of the persons concerned. Still all of them may agree with one thing - bold colors are something that is practically standard in contemporary furniture style. Most interior designers now prefer to use furniture that use bold colors such as red, white, black, pink, blue, green, etc. when they plan the interiors of a room. It has something to do with the times, perhaps, as the use of bold colors symbolizes the owner's self confidence. Furniture with smooth, clean and geometric shapes are the most popular with architects looking to give a trendy and contemporary look to the interiors of a home. 

To know what amounts to this contemporary style in furniture, one has to know what amounts to a traditional style in furniture first. It is quite easy to understand the difference between these two styles in furniture. The most easily identifiable part is the color scheme used by the designers. While the contemporary style of furniture uses bold contrasting colors, traditional style uses only the colors that compliment well with each other. There is also a vast difference in terms of traditional furniture being more bulky and intricate. Modern furniture is made sleek and light with simple straight lines. 

Contemporary style in home decor uses a combination of metal, glass, and wood in a very stylish and sophisticated way. A room furnished in tune with the contemporary style of furnishing will look more spacious and airy than one designed using the traditional style. An over furnished room can never be called as a room designed in accordance with the new trends in home decor, as larger open spaces are 'in'. The sleek furniture you use should lend a sophisticated look to the room. 

The furniture that you use should be capable of making the room warm and welcoming for the inhabitants as well as the guests. So go ahead and make a strong fashion statement with the latest contemporary furniture to adorn your home! 

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Feng Shui - Tips for Entrance Door and Hall....

Your main entrance door is the most important thing you should balance in the first place. Your main entrance to your home is the entrance for the energy and what kind of energy will come in your home depends upon your main door (whether it is balanced or not). Your main entrance will determine whether the Feng Shui of your home is good or bad.

Before even you think about feng shui of your home, protect and feng shui your main entrance first. Below are important feng shui tips for your main door.

1) Main door should be always of color according to your individual feng shui map.
     
2) Main door should look solid and protective.
   
3) Main door should open inwards
   
4) Main door should open into an open space.
   
5) Main door should look out to an open space.
   
6) Main door should not be under a toilet/bathroom
   
7) Main door should be located at one of your house's fortunate location     

8) Main door should face one of your personal fortunate direction.

9) Main door should not face a stair case or toilet

10) Size of main door should be measured to fortunate dimensions using a Secret emperors' sizes

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Home Loan - Be Careful While Balance Transfer

Home loan industry in India has come of ages. Consumer is King. And definitely, if you are the one with sound financial background and impeccable credit history you can strike a better deal with the banks in terms of interest rates and other payment conditions.

Interestingly, the same is applicable on those, as well, who have already availed a loan from a bank. Near about all the major public and private sector banks are now offering the option of 'Balance Transfer' on housing loans

What is Balance Transfer all about? 

There are times you find that the interest rate on your home purchase loan that you were paying at the rate of 10.5 per cent per annum was quite high in comparison of 9 per cent offered by some other bank.

In this case you can trigger off the balance transfer option with your existing bank, under which the unpaid portion of your home loan would get transferred to your desired bank, thereby taking benefit of the difference in the interest rates.

Things to take care of:

Tenure of loan:  Ideally, you should consider taking the balance transfer option when the remaining part of your payment period is more than 5-years. 

There is no point in transferring the home loan from one bank to another if you end up paying pre-payment and other processing charges even more than the difference of amount you had to pay towards interest in the normal course. 

Pre Payment Charges: Banks like SBI, IDBI and ICICI offer benefits like payment of the pre-payment charges to your existing bank. So you must confirm the same with the new bank that are they ready to deal with this matter or not.

Additions in the loan amount: You must confirm that the amount of your home purchase loan is perfectly in line with the balance you had in your previous bank. It may happen that your new bank pays all pre-payment and processing charges on your behalf and add the amount later to the principal amount of your housing loan.

In such case, you have to suffer the impact of compounding, which does not favor you in the long run.

Final Word:

Seeking balance transfer option needs the similar degree of caution and study that you undertake while taking home loan. And of course, you can save a considerable amount of interest charges under this option once you strike the right chord!

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Outdoor Furniture - A house is indeed known by its exteriors....

Internal and external beauties don’t contradict but complement each other.

If internal beauty has to be retained- the external one needs to be maintained!

A house is indeed known by its exteriors. Despite how magnificent it is from within, it is the outer look of the house which casts the first impression. Imagine a house which has spotlessly clean interiors but cluttered exteriors! What a contradiction that would be! However, this contradiction can be very well turned into correspondence. All that you need to do is add outdoor furniture to your house! Be it warm weather or cold, outdoor gatherings prove to be an immensely enjoyable experience. And these can be enjoyed very well with furniture which supplements each moment. Though outdoor furniture is available in a variety of forms, shapes and sizes, the most common articles include:-

• Garden Benches - Usually made up of material like wood, concrete, aluminum or wicker; garden benches add a class and color to your exteriors.
• Furniture covers - There is a common fear amongst people that purchasing outdoor furniture would not benefit them in the long term as it would be destroyed by the brunt of the weather. However, furniture covers and cushions plus care products make sure this doesn’t happen and your exteriors remain as glorious as ever.
• Porch swings - A fine mixture of appeal and relaxation is what porch swings are all about. In fact, supplemented by hammocks and rocking chairs, porch swings prove to be a must for your yard.
• Chairs & Tables - With furniture set outdoors, it is not necessary that chairs and tables should stand together. Chairs which stand alone have become a fashion today. Available in material ranging from wood (timber or teak) to metal (generally aluminum), chairs and tables only add up to your brilliance.
• Umbrellas - Not only do they act as a protective element & shade but they also help dress up the furniture set outside. With umbrellas, you always have the option of choosing the color and design you require.

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Office Decoration - To Give Height to Your Business

It is a popular saying that if you fail to plan, you should plan to fail.

To achieve your goals and get results, you require good office space planning.

You have to make the proper choices in choosing the right furniture for your office, the designs that suit your style of work and work area. Three steps which are to be followed to get the right furniture that suits your needs are as follows-

1. Tasks to be performed in your office and space planning are to be considered- You need to analyze the different types of tasks you might have to perform at your office and accordingly design it. Some of the common tasks are as follows-

• Telephone calls are to be made
• Using a desktop or a laptop for documents and use of internet
• Preparation of documents, memos and letters
• Receiving and sending items through courier, mail and delivery people
• Packing of materials o be mailed or shipped
• Making data entry, receiving or sending fax and filing
• The customers and clients will visit your office or you might have to step out to visit them

• 2. Consider the equipments and furniture needed according to your tasks- Now that you know what tasks are to be performed; accordingly the required furniture and equipments are to be brought in into the office. Some of these things are as follows-

• The desk or the writing table
• Desk lamps and comfortable chairs
• All the computer equipments like the printer, scanner, etc
• Telephone system with its accessories like an answering machine
• Cabinets for the storage of important files
• A Xerox and a fax machine, or one that can perform both these tasks
• Certain important supplies like a file folder, pencils and pens, note-pads, paper, stapler and many others
• Cardboard boxes, stationery, labels and tapes, stamps and metering equipments, all required for packaging items for shipping or mailing

• 3. Assessing the work environment- After getting in the proper furniture for your office and assembling it in the right place, its time to check whether your work area needs any special physical or environmental requirements. Example-

• Additional requirements of ventilation, electric and cable outlets
• Provision of adequate light for the working space of the office
• Need of any partitions and adding insulation

Knowing what tasks are to performed at your office makes it easier to bring in suitable furniture and other requirements and to plan the office space accordingly. Deciding the budget also becomes easier and once you have set up your office, you can always keep on experimenting which makes it much more fun and exciting.

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