STUDY OF REAL ESTATE DEVELOPMENT TRENDS IN TERAI REGION OF UTTARAKHAND

“STUDY OF REAL ESTATE DEVELOPMENT TRENDS
IN TERAI REGION OF UTTARAKHAND”
Submitted in partial fulfillment of the requirements for the degree of
Bachelor of Technology (Hons.)
In
Civil - Construction
by
Ayush Agrawal
(UC 0208)
under the guidance of
Prof. Reshma Shah
(Head of Department, SBST, CEPT University)
School of Building Science & Technology
CEPT University
Kasturbhai Lalbhai Campus
Navrangpura, Ahmedabad – 380009
Website: www.cept.ac.in Email: sbst@cept.ac.in, leo25ayush@gmail.com
YEAR 2011
“STUDY OF REAL ESTATE DEVELOPMENT TRENDS
IN TERAI REGION OF UTTARAKHAND”
Submitted in partial fulfillment of the requirements for the degree of
Bachelor of Technology (Hons.)
In
Civil - Construction
by
Ayush Agrawal
(UC 0208)
under the guidance of
Prof. Reshma Shah
(Head of Department, SBST, CEPT University)
School of Building Science & Technology
CEPT University
Kasturbhai Lalbhai Campus
Navrangpura, Ahmedabad – 380009
Website: www.cept.ac.in Email: sbst@cept.ac.in, leo25ayush@gmail.com

FACULTY OF TECHNOLOGY
SCHOOL OF BUILDING SCIENCE & TECHNOLOGY
UNDER GRADUATE PROGRAMME IN TECHNOLOGY (CIVIL - CONSTRUCTION)
STUDENT NAME: AYUSH AGRAWAL (UC 0208)
Thesis Title: "STUDY OF REAL ESTATE DEVELOPMENT TRENDS IN TERAI REGION OF UTTARAKHAND"
APPROVAL
The following study is hereby approved as a creditable work on the approved subject carried out and presented in the manner, sufficiently
satisfactory to warrant its acceptance as a pre-requisite to the degree of Bachelor of Technology (Hons.) Civil- Construction for which it has been
submitted.
It is to be understood that by this approval, the undersigned does not endorse or approve the statements made, opinions expressed or conclusion
drawn therein, but approves the study only for the purpose for which it has been submitted and satisfies him/her to the requirements laid down in
the academic programme.
Signature of the Guide
(Prof. Reshma Shah)
Dean,
Faculty of Technology

STUDY OF REAL ESTATE DEVELOPMENT TRENDS IN TERAI REGION OF UTTARAKHAND
FOREWARD
This dissertation has been conducted at School of Building Science & Technology, CEPT University, Ahmedabad as a part of requirements to be
satisfied for the degree of Bachelor of Technology in Civil – Construction (Hons.). It is an effort of six months carried out through the tenth semester
from December 2012 to May 2013. This documentation has been a sole endeavour, apart from diminutive data which is based on the study of others,
and preeminent has been done to endow with references to these sources.
This study comprises of 3 reviews out of which the first review is about the literature referred to conduct the study. This is followed by the process of
data collection through surveys, interviews, discussions, printed documents/reports etc. from all the related sectors of Real Estate Market. Analysis of
this collected data is then done to develop authentic outcomes and important recommendations.
This research work is about comprehending the trends in the real estate market of ‘Terai’ region of ‘Uttarakhand’ and suggesting the best possible
approach for condensing the adverse effects due to government policies, unguided development etc which will help in analyzing the factors affecting
the built environment of the ‘terai’ territory.

ACKNOWLEDGEMENT
I feel immense pleasure in articulating my propounded regards and deep sense of gratitude to many people who played a substantial role in various
forms in the successful completion of this dissertation. I have now the opportunity to convey my gratitude for all of them.
I would like to acknowledge my respected faculties for their eager interest that enabled me to complete this research. This thesis would not have been
possible without the support of Prof. Reshma Shah for her constructive criticism and being a virtuous guide who patiently resolved all my queries and
providing adequate recommendations. I am extremely gratified with Thesis Committee Chairman, Prof. C. B. Shah, for his unfailing support and
providing valuable inputs during the monthly viva sessions which helped me in finishing work at scheduled hiatus. I feel a deep sense of thankfulness
towards the college administration and library staff for their help and patience.
It would not have been easy without the support and cooperation of Mr Sushil Kumar (Patwaari Rudrapur), Mr. Mukesh Kumar (Patwaari Sitarganj)
and Mr.Parmanand (Patwaari Gadarpur) who provided the mandatory data. I would also want to express my thanks to all the stakeholders; real estate
brokers and developers who enhanced my outlook for the subject.
Past 5 years in SBST is made delightful in large part due to the numerous friends that became a part of my life. I am grateful for the time spent with
friends especially Bhogi, Quresh, Loli, Nazneen & Nehal without their constant support it would not have been possible for me to complete this thesis
successfully. And most of all for my supportive and patient listener friend Vidushi, whose faithful support, encouraged me during all the stages of this
work.
I express my love and gratitude to my beloved family for their constant support & endless love. I am thankful to my parents for giving me the life I
always demanded. I can’t express my appreciation for my grandmother, Tauji Taiji whose unconditional love has been my greatest strength. The
constant love and support of my brother and niece is sincerely acknowledged. I want to specially mention my brother Abhishek and Sister –in-law
Dhara, who always motivated and directed me towards the correct path.
Finally I would like to thank everyone who is important to the successful realization of thesis, as well as expressing my apology that I could not
mention personally one by one.
Lastly, I express my gratefulness to the omnipresent almighty for giving me inner strength and help me focus on my targets.
Ayush Agrawal

LIST OF ABBREVIATIONS
CBD Central Business District
FDI Foreign Direct Investment
HEC Hectares
IIE Integrated Industrial Estate
IT’S Information Technology
ME Margin of Error
NH National Highways
NCR National Capital Region
PWD Public Works Department
SEZ Special Economic Zone
SH State Highways
SIDCUL State Industrial Development Corporation of Uttarakhand Limited
SQM Square meters
SQFT Square feet’s
UP Uttar Pradesh
U.S.NAGAR Udham Singh Nagar

TABLE OF CONTENTS
Ayush Agrawal – UC 0208
School of Building Science & Technology,
CEPT University
a
Table of Contents
1 INTRODUCTION.......................................................................... 1
1.1 OVERVIEW ............................................................................ 1
1.2 BACKGROUND ..................................................................... 1
1.3 NEED....................................................................................... 1
1.4 OBJECTIVES.......................................................................... 2
1.5 SCOPE..................................................................................... 2
1.6 JUSTIFICATION OF THE SELECTED REGION ................ 3
1.7 METHODOLGY ..................................................................... 3
1.8 LIMITATIONS........................................................................ 3
1.9 RESEARCH TIMELINE......................................................... 3
2 LITERATURE STUDY ................................................................. 4
2.1 ETYMOLOGY............................................................................. 4
2.2 HISTORY..................................................................................... 4
2.1.1 Geography ........................................................................ 5
2.3 SUMMARY OF SOCIO-ECONOMIC INDICATORS OF
U.S.NAGAR....................................................................................... 5
2.4 SELECTED TEHSILS.................................................................. 5
2.1.2 Rudrapur Tehsil................................................................ 5
2.1.3 Sitarganj Tehsil................................................................. 6
2.1.4 Gadarpur Tehsil ............................................................... 6
2.5 INDUSTRIAL INVESTMENTS ................................................. 7
2.6 REAL ESTATE INDUSTRY ...................................................... 8
Assessing the Prices in Real Estate Industry.................................. 8
2.1.5 Magnet theory .................................................................. 8
2.7 FACTORS TO DETERMINE THE PROPERTY VALUE....... 10
2.1.6 Estimating the Inherent Value of the Asset according to
its basic characters........................................................................ 10
2.1.7 Value according to Present and Expected Future Cash
flows on the asset ......................................................................... 10
2.1.8 Future Risk in generating Cash flows ............................ 10
2.1.9 Comparable Market Value Analysis .............................. 10
2.1.10 Property grading as per following Data points............... 10
3 DATA COLLECTION & OBSERVATION ............................... 11
3.1 INTRODUCTION................................................................. 11
3.2 CRITERIA FOR SELECTING SURVEY SAMPLES ......... 11
3.2.1 Required Sample Size .................................................... 12
3.2.2 Division of Required Sample......................................... 12
3.2.3 Stakeholder Survey ........................................................ 12
3.2.4 Household Survey .......................................................... 12
3.3 PRIMARY DATA COLLECTION: major findings ............. 17
3.3.1 Questionnaire for Households........................................ 17
LOCATION SELECTION IN RUDRAPUR TEHSIL ................. 17
LOCATION SELECTION IN SITARGANJ TEHSIL.................. 17
3.3.2 Field Surveys.................................................................. 20

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3.3.3 Discussions with Stake holders ...................................... 20
3.4 Secondary Data Collection: major findings........................... 26
3.4.1 Collection of Circle Rates .............................................. 26
3.4.2 Collection of Allotment list............................................ 28
3.5 Overall Observations ............................................................. 29
4 DATA ANALYSIS ...................................................................... 36
4.1 METHODOLOGY FOR DATA ANALYSIS....................... 36
4.2 RUDRAPUR TEHSIL ANALYSIS...................................... 36
4.2.1 Rudrapur tehsil Circle vs. Actual Property rates............ 36
4.2.2 Rudrapur tehsil Circle vs. Actual Rental rates ............... 37
4.2.3 Prices against Travel Time- Rudrapur tehsil.................. 38
4.2.4 Purchase Price increase (in rupee) - Rudrapur tehsil ..... 38
4.2.5 Rent increase- Rudrapur tehsil....................................... 38
4.3 SITARGANJ TEHSIL ANALYSIS...................................... 39
4.3.1 Sitarganj tehsil Circle vs. Actual Property rates............. 39
4.3.2 Sitarganj tehsil Circle vs. Actual Rental rates................ 40
4.3.3 Prices against Travel time- Sitarganj tehsil.................... 41
4.3.4 Price increase (in rupee) - Sitarganj tehsil...................... 41
4.3.5 Rental Increase- Sitarganj tehsil..................................... 41
4.4 GADARPUR TEHSIL ANALYSIS...................................... 42
4.4.1 Gadarpur tehsil Circle vs. Actual Purchase rates ........... 42
4.4.2 Gadarpur tehsil Circle vs. Actual Rental rates ............... 43
4.4.3 Prices against Travel time- Gadarpur tehsil....................44
4.4.4 Price increase (in rupee) - Gadarpur tehsil......................44
4.4.5 Rental increase- Gadarpur tehsil .....................................44
4.5 REASON FOR SELECTING LOCATION ...........................45
4.6 LOCATION ATTRACTIVENESS INDEX ..........................46
5 CONCLUSION.............................................................................47
5.1 CONCLUSION ......................................................................47
5.2 RECOMMENDATIONS .......................................................48
FUTURE SCOPE OF STUDY .........................................................48
BIBILIOGRAPHY................................................................................49
ANNEXURE........................................................................................... i

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LIST OF TABLES
Table 1-1Research Timeline................................................................... 3
Table 2-1 Overview U.S.Nagar.............................................................. 4
Table 2-2 Socio Economic Indicators (U.S.Nagar)................................ 5
Table 2-3 of Sitarganj TehsiL.................................................................6
Table 2-4 Demographics of Rudrapur Tehsil......................................... 6
Table 2-5 Demographics of Gadarpur Tehsil ........................................ 7
Table 3-1Recommended sample size for a given population size, level
of confidence, and margin of error....................................................... 12
Table 3-2 Division of Survey samples ................................................. 12
Table 3-3Reason for selecting location in Rudrapur Tehsil................. 17
Table 3-4Reason for selecting location in Sitarganj Tehsil ................. 17
Table 3-5 Reason for selecting location in Gadarpur Teshil ............... 17
Table 3-6 Rudrapur tehsil price increment........................................... 18
Table 3-7 Sitarganj tehsil price increment ........................................... 18
Table 3-8 Gadarpur tehsil price increment .......................................... 18
Table 3-9 Rudrapur tehsil Rental increment........................................ 19
Table 3-10 Sitarganj tehsil Rental increment....................................... 19
Table 3-11 Gadarpur tehsil Rental increment...................................... 19
Table 3-12 Price against Travel Time .................................................. 20
Table 3-15 Rudrapur Actual Purchase Rates ....................................... 24
Table 3-16 Sitarganj Actual Purchase Rates........................................ 24
Table 3-17 Gadarpur Actual Purchase Rates........................................ 24
Table 3-18 Rudrapur Actual Rent Rate................................................ 25
Table 3-19 Sitarganj Actual Rent Rates............................................... 25
Table 3-20 Gadarpur Actual Rent Rates.............................................. 25
Table 3-21 Rudrapur Circle Purchase Rates........................................ 26
Table 3-22 Sitarganj Circle Purchase Rates ........................................ 27
Table 3-23 Gadarpur Circle Purchase Rates ....................................... 27
Table 3-24 Rudrapur Circle Rent Rates............................................... 27
Table 3-25 Sitarganj Circle Rent Rates ............................................... 28
Table 3-26 Gadarpur Circle Rent Rates .............................................. 28
Table 3-27 Rudrapur Circle vs. Actual Property Rates ....................... 30
Table 3-28 Rudrapur Circle vs. Actual Rental Rates........................... 31
Table 3-29 Sitarganj Circle vs. Actual Property Rates........................ 32
Table 3-30 Sitarganj Circle vs. Actual Rental Rates ........................... 33
Table 3-31 Gadarpur Circle vs. Actual Property Rates....................... 34
Table 3-32: Gadarpur Circle vs. Actual Rental Rates......................... 35

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LIST OF CHARTS
Chart 2-A Magnet Theory ...................................................................... 8
Chart 2-B Parameters influencing spatial mobility ................................ 9
Chart 3-A Work Breakdown for Data Collection................................ 11
Chart 3-B Rudrapur Migratory population Distribution...................... 28
Chart 3-C: Sitarganj Migratory population Distribution...................... 29
Chart 3-D: Gadarpur Migratory population Distribution .................... 29
Chart 4-A: Rudarpur tehsil circle vs. Actual Purchase Rate................ 36
Chart 4-B Rudrapur tehsil Circle vs. Actual Rent Rates...................... 37
Chart 4-C Prices against Travel Time-: Rudrapur tehsil...................... 38
Chart 4-D Purchase Price Increase- Rudrapur tehsil ........................... 38
Chart 4-E Rent Price Increase- Rudrapur tehsil................................... 38
Chart 4-F Sitarganj tehsil Circle vs. Actual Purchase Rates................ 39
Chart 4-G Sitarganj tehsil Circle vs. Actual Rent Rates...................... 40
Chart 4-H Prices against Travel Time-: Sitarganj tehsil...................... 41
Chart 4-I Price Increase- Sitarganj tehsil............................................. 41
Chart 4-J Rent Price Increase- Sitarganj tehsil .................................... 41
Chart 4-K Gadarpur tehsil Circle vs. Actual Purchase Rates.............. 42
Chart 4-L Gadarpur tehsil Circle vs. Actual Rent Rates ..................... 43
Chart 4-M Prices against Travel Time-:Gadarpur tehsil ..................... 44
Chart 4-N Price Increase- Gadarpur tehsil .......................................... 44
Chart 4-O Rent Price Increase- Gadarpur tehsil.................................. 44
Chart 4-P Reason for selecting residential with population density >300
souls/hectare ......................................................................................... 45
Chart 4-Q Reason for residential with population density between 200-
300 souls/hectare .................................................................................. 45
Chart 4-R Reason for selecting Industrial including IIE townships..... 45
Chart 4-S Reason for selecting Commercial location .......................... 45
LIST OF FIGURES
Figure 1-A Map of India viewing Uttarakhand......................................2
Figure 1-B Map of Uttarakhand viewing Kumaon.................................2
Figure 1-C Map highlighting the terai region of Kumaon......................2
Figure 2-A Map showing US.Nagar District with selected Tehsils........5
Figure 2-B Map of Industrial Estates in Uttarakhand ...........................7
Figure 3-A Rudrapur tehsil Establishment Pattern ...............................13
Figure 3-B: Sitarganj tehsil Establishment Pattern ...............................14
Figure 3-C: Sitarganj Tehsil Industrial Establishment Pattern .............15
Figure 3-D: Gadarpur tehsil Establishment Pattern ..............................16
Figure 3-E: Rudrapur tehsil Circle rate division..................................21
Figure 3-F: Sitarganj tehsil Circle rate division ...................................22
Figure 3-G: Gadarpur tehsil Circle rates division.................................23

CHAPTER 1: INTRODUCTION
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1 INTRODUCTION
1 INTRODUCTION
1.1 Overview
1.2 Background
1.3 Need
1.4 Objective
1.5 Scope
1.6 Justification of the selected region
1.7 Methodology
1.8 Limitations
1.9 Research Timeline

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1.1 OVERVIEW
The real estate sector in India has come a long way from being
dominated by a handful of players in the 90s to a mounting base of
developers, investors and global stakeholders buoyed by the growing
construction industry in the country. The sector has been undergoing
corporatisation and professionalization and recognised as a key sector
contributing to the economic development of the country.1
In the previous years, there has been a phenomenal growth of 30 % per
annum in the real estate sector particularly in Tier II and Tier III cities
of India. It is due to the unambiguous crystallization of Indian cities
that persist to attract solemn speculation into real estate. The boom in
this sector is due to rise in disposable income and growing middle class,
escalating the demand for quality residential real estate, entry of
professional players equipped with expertise in real estate development.
This is so alluring that real estate has turned out to be a persuasive
investment of the present era as average return of around 50% per
annum is witnessed in last four years.2
At present this sector is the second largest employer in India,
subsequent to the agricultural sector. The real estate sector magnets for
huge investments, especially FDI since the government is committed to
introducing FDI in multi brand retail, introduce changes in the existing
SEZ policy to resurrect developer interest and expand the role of the
private sector in infrastructure development.
1
Emerging trends in Real Estate Sector-Grant Thornton-CII Report 2012
2
A Review on Indian Real Estate: Trends, Challenges and Prospectus- Dr. Ashok
Bansal, 2 Mr. Rajeev Sirohi and 3 Manish Jha.
This growth is chiefly noticeable in the newly formulated states as real
estate sector is active in the establishment of SEZs and the building of
townships hence spreading to the smaller cities to underpin growth.
1.2 BACKGROUND
The ‘Terai’ connote belt of marshy grasslands, savannas,
and forests located on the foothills of the Himalaya.3
In ‘Uttarakhand’
the ‘terai’ region is attributed with tremendous business as it serves as
the supply base for the vicinity especially the hills. Hence escalation of
trade is being witnessed since several years leading to which expansion
of the cities in this belt is observed. Further the setting up of large
integrated Industrial Estate under SIDCUL (State Industrial
Development Corporation of Uttarakhand) has impelled the region into
forefront of manufacturing activity and has transformed it into chief
industrial hub. This bestowed location has immense potential of overall
growth of the state.
Notwithstanding the benefits the scantiness lies in the execution by the
government which needs to be rectified.
1.3 NEED
It is requisite to recognize the reasons of the expansion rate along with
shortcomings which cannot be anticipated just by focusing on certain
factors hence study of the trends in the development becomes
necessary. Therefore this study will demonstrate the effects due to
government policies, unjustified market rates compared to circle rates,
etc which will help in analyzing the factors affecting the built
environment of the ‘terai’ territory.
3
http://en.wikipedia.org/wiki/Terai

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1.4 OBJECTIVES
To record the real estate growth trends by analyzing the factors
affecting property prices of terai region of Uttarakhand.
1.5 SCOPE
The scope of study and is limited to tehsils in the ‘terai’ region of
‘kumaon’ only. (Ref: Figure 1, 2& 3)456
4
http://www.uttaranchal.org/uttarakhand.html
5
http://en.wikipedia.org/wiki/Uttarakhand
6
http://commons.wikimedia.org/wiki/File:Udham_Singh_Nagar_district.svg
Figure 1-A Map of India viewing Uttarakhand
Figure 1-C Map highlighting the terai region of Kumaon
Figure 1-B Map of Uttarakhand viewing Kumaon

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1.6 JUSTIFICATION OF THE SELECTED REGION
The terai was recognised as a ‘Mandi’ region due to surplus
agricultural produce. The region has witnessed rapid growth in real
estate after 2003 when the government proposed monetary incentives
for the companies setting up their units in the IIE (Integrated Industrial
Estate), Pantnagar and later in Sitarganj during 2005-2006.Swift
industrialization, corporate arrangements and the encouraging role of
government policies is extending the strong atmosphere for industrial
expansion in this area and thus offering immense opportunity for real
estate development.
Secondly the region has accessibility with various big commercial cities
as the location makes it the gateway to Uttarakhand. The Region has
emerged as a stronger centre for services like banking, finance,
insurance etc. Thus, economic outlook for the selected region is very
vivid.
1.7 METHODOLGY
In the course of the objectives mentioned above, the study has been
formulated as mentioned under:
• Literature study to recognize the factors affecting real estate
development with supporting theories.
• Data collection by accumulating land rates on the basis of most
recent Ready Reckoner (circle rates 2012) by approaching the
departments and comparing them with the prevailing rates
obtained from various property dealers to analyze the growth.
• Case studies and other field surveys are performed to
accumulate an assortment of information about the topic.
1.8 LIMITATIONS
• The study is limited to fastest developing tehsils of the ‘Terai’
region namely Rudrapur, Sitarganj and Gadarpur.
• Circle rate are formulated biennially and is prepared during
2012.
1.9 RESEARCH TIMELINE
Table 1-1Research Timeline

CHAPTER 2: LITERATURE STUDY
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2 LITERATURE STUDY
2 LITERATURE STUDY
2.1 Etymology
2.2. History
2.3 Udham singh Nagar at a glance
2.4 Summary of socio-economic indicators of U.SNagar
2.5 Selected Tehsil
2.6 Industrial Investments
2.7 Real Estate Industry
2.8 Factors to determine the Property Value

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2.1 ETYMOLOGY
According to Historians, hundreds of years ago village Rudrapur is
established by a devotee of lord Rudra or by Hindu tribal chief called
Rudra, which has passed through phases of development to take the
shape of city Rudrapur. During the reigns of mughal emperor Akbar
this land is handed over to King Rudra Chandra in 1588. The king
established a permanent military camp to free terai from regular
invasions.
2.2 HISTORY
Till Independence, this region is full of forest land and is abandoned
due to intricate climate. Marshy lands, intense heat, rains which lasted
months, a place full of wild animals, diseases and no means of
transportation disallowed the human race to form a colony here.
The history of development started with 1948, when the predicament of
partition brought refugee problem with it. Immigrant from North West
and eastern areas are re-established in 164.2 square km area under "UP
NIVESH YOJANA". The first batch of immigrants came in December
1948. Being under thick forest the land is frequently visited by Kumaun
tigers. The Government of UP leased out parcels of this land to farmers
who had migrated from west Punjab (Pakistan) after partition. Daring
and enterprising as they are, large number of them took land on lease
notwithstanding the risks involved. The land is flat and fertile. Though
there is no reckonable source of surface water, the water table is high
and rainfall is good. Soon farming flourished, and the farmers started to
market the surplus produce. In the wake of that, the region emerged as a
Mandi. But that is not the end of the story. The agriculture surplus
found its way to cottage and small scale industries. Diversification is a
continuous process.
The terai region called ‘Udham Singh Nagar’ district with an area of
3055 square km is carved out of ‘Nainital’ district on 30th
October 1995
and is named after ‘Saheed Udham Singh’.
Table 2-1 Overview U.S.Nagar
Udham Singh Nagar District at a glance
Description Numbers Name
Tehsils in Udham
Singh Nagar
7 Khatima, Sitarganj, Kichha,
Gadarpur, Bazpur, Kashipur, Jaspur
Blocks in Udham
Singh Nagar
7 Khatima, Sitarganj, Rudrapur,
Gadarpur, Bazpur, Kashipur, Jaspur
Nyaya
Panchayats
27 E.g. Hirapur
Village
Panchayats
326 E.g. Gularbhoj
Number Of
Villages
669 E.g. Dineshpur
Nagar Palika
Parishads
8 Jaspur, Kashipur, Bajpur,
Gadarpur,. Rudrapur,
Kichha,Sitarganj, Khatima
Nagar
Panchayats
6 MahuaDabra, Mahuakheraganj,
Kelakhera, Dineshpur,Sultanpur
Patti, ShaktiGarh

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Water is available at the depth of 10 to 20 metres. Due to its special
geographical features, the district is a leader in agriculture in the
country. The fertile land lends itself to different forms of agriculture
giving rise to agriculture related activities and industries making this
land a mechanized place which has resulted into prosperity all around.
At present it is an industrial district and many industry related
professions are prevalent here.
2.1.1 Geography
The district is situated at 28 degree south- east, 30 degree north latitude,
78 degree and 81 degree east longitude of Kumaon.
2.3 SUMMARY OF SOCIO-ECONOMIC INDICATORS OF
U.S.NAGAR7
Description 2011 2001
Actual Population 16,48,367 12,35,614
Male 8,58,906 6,49,484
Female 7,89,461 5,86,130
Population Growth 33.40% 33.60%
Area Sq. Km 2,912 2,912
Density/km2 648 486
Proportion to Uttarakhand Population 16.29% 14.55%
Sex Ratio (Per 1000) 919 902
Average Literacy 74.44 64.86
Total Child Population (0-6 Age) 2,23,445 2,19,291
Literates 10,60,739 6,59,165
Table 2-2 Socio Economic Indicators (U.S.Nagar)
7
Reference: Udham Singh Nagar District : Census 2011 data
2.4 SELECTED TEHSILS
Figure 2-A Map showing US.Nagar District with selected Tehsils
2.1.2 Rudrapur Tehsil
Rudrapur is the head quarter of district Udham Singh Nagar.
The development of Rudrapur began with the establishment of
Integrated Industrial Estates (IIE) with area of 3339 acres and 409
industrial units in Pantnagar, just 2 km outside the municipal area of
Rudrapur. It marked a significant impact on the economy of the
‘Mandi’ town. It is fast emerging as one of the largest industrial hubs in
the nation.
The haste in real estate properties and developments in Rudrapur is
primarily the result of tax and economic incentives announced by the
central and state governments to promote industrial growth. Rudrapur
has been declared as a non-tariff area for central excise, customs and
sales tax duties for a period of ten years which span may also be
extended by the central government. This has prompted industry
players to set up big plants and the subsequent settling down of
numerous corporate.

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2.1.2.1 Demographic data of RudrapurTehsil8
2.1.3 Sitarganj Tehsil
It is the biggest administrative block in the district with area of 325
Square km. Growth of Sitarganj corresponds to the development of IIE
in the tehsil. SIDCUL (State Industrial Development Corporation of
Uttarakhand Limited) jointly with Eldeco Infrastructure & Properties
Limited urbanized 1096 acres of land named as Eldeco Sidcul
Industrial Park. Investments have already started though lacking a little
compared to the targets.
The rush in real estate growth in sitarganj is mainly due to low stamp
duty rates as compared to other developed industrial parks in the
region. Apart from this subsidies similar to IIE Pantnagar is also
applicable. Moreover Sitarganj has two way State Highway
connectivity from two National Highways which makes it a prominent
centre for development.
8
Reference:Rudrapur: Census 2011 data
Demographics of Sitarganj Tehsil9
Description Census 2011
Actual Population 1,88,964
Male 1,18,372
Female 70,592
Average Literacy 56%
Demographics Table 2-3 of Sitarganj Tehsil
2.1.4 Gadarpur Tehsil
It is predominantly the agro based settlement. The agriculture surplus is
utilized in cottage and small scale industries. ‘Gadarapur’s’ economy
base has a special characteristic of a combination of strong primary
sector and fast growing secondary sector. As the secondary sector
grows, the tertiary sector will grow at a much faster rate.
Situated next to ‘Rudrapur’, the town endures enormous inflow of
lower middle class population because of being comparatively
affordable. Due to space restriction in Rudrapur city immense real
estate development is transpiring in the vicinity of Gadarpur tehsil.
Numerous agricultural have turned into residential lands due to the
influx of the population.
9
Reference: Sitarganj: Census 2011 data
Male 1,31,527
Female 1,22,958
Sex Ratio (Per 1000) 895
Average Literacy 74.91
Table 2-4 Demographics of Rudrapur Tehsil

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2.1.4.1 Demographics of Gadarpur Tehsil10
Male 74,497
Female 64,385
Average Literacy 65%
Table 2-5 Demographics of Gadarpur Tehsil
2.5 INDUSTRIAL INVESTMENTS11
Uttarakhand is the second fastest mover in the conducive investment
environment. It has attracted industrial investment proposals of more
than Rs31000 crores in the last four years. The state has transformed
from an essentially agrarian and services driven economy into a hub of
industrial activity.
Some of the initiatives towards increasing industrial activity include:
• Proposed strengthening of the single-window – contact,
information and facilitation mechanism.
• Provision of arranging financing through a consortium of banks
and financial institutions.
• Provision to facilitate expeditious land availability for setting
industrial venture and infrastructure projects.
10
Reference: Gadarpur:2011 data Census 2001 data
11
Reference : (PHD Research Bureau ) PHD Chamber of Commerce and Industry
Figure 2-B Map of Industrial Estates in Uttarakhand12
As shown U.S.Nagar is privileged with two Industrial estates which
makes it a quintessence for trade and commerce. Being located at a
very vital location the region is successful to be a magnet for long term
investments. In accordance with Uttarakhand’s District Outlay Plan for
the year 2011-2012 the district had maximum investment towards
industrialisation which is significantly higher compared to any other
District. For the year of 2012 – 13 the scenario remains identical which
demonstrates the consistency. (Refer Annexure I& II)13
12
Reference: India Brand Equity Foundation
13
Department of Planning Haldwani (Uttarakhand)
Map of Industrial Estates & IT parks in Uttarakhand
Parsavanath IT parks
Sigaddi Growth centre
IT Park Sahastradhara
Salequi Industrial Park
IIE Haridwar
IIE
PantNagar
IIE
Sitarganj
Notified SEZs
Industrial estates

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2.6 REAL ESTATE INDUSTRY
Assessing the Prices in Real Estate Industry
In order to determine the selling price for residential development a
spatial model is created which suggests that-prices are the function of
the travel time from the Central Business District (CBD). Nearer the
location to the CBD, higher the worth the property will fetch. The
model denotes an extremely high correlation between prices and
workplace. It also suggests that people plump for the location to subsist
on the basis of where they work. In other words, convenience to
commute to the workplace decides the location to live.
The prices of locations are governed by their distances from the key
CBDs of any city. This signifies that the so-called unorganised and
irrational real estate is governed by unseen science, which also goes on
to establish that people select the location to live on the basis of their
workplace.
The assessment of this can be done by virtue of mapping the
competitive profile of the establishments within the catchment or the
influencing area. While importance is given to the distance of a location
from the primary CBD in a city while valuing it, several other crucial
factors are also included and they are:
• Demand vs. supply scenario and its impact on prices / values at
various intervals
• Gestation period of a location / property.
• Off take levels at various price points over a period.
2.1.5 Magnet theory14
The human spatial mobility to a specific region depends on the internal
magnet (attract ability) of the region and external factors influencing it,
which is the CBDs. For achieving this:
• Entire Region to be worked on has to be mapped into certain
major divisions with demarcation of sub division.
• Land use pattern, Population, Economic profile of the area,
Demographic profiles of the population has to be mapped for
respective divisions and sub divisions.
• The entire spread of the CBD, its size, influencing power is to
be estimated with regard to each division and sub division.
• Existing and Proposed infrastructure, Real estate scenario etc is
also to be mapped.
Chart 2-A Magnet Theory
14
http://www.liasesforas.com/mgnt_theory.html

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A prime location corresponds to the zone having immense pull. The
external influences are the CBDs. Three major parameters that result in
development of urban squatter & influences spatial mobility are as
under:
2.1.5.1 Power of the Zone (Zone Magnet)
Generally people reside at the locations within their affordability but
always aspire to upgrade themselves by shifting to the more expensive
location. The power that influences, the power that pulls and attracts the
human movement to the region is known as Zone power.
Every area and region has its own character, which is governed by its
geography, topographic, land use and most importantly the composition
mix of the demographic of individuals living there as well as their
densities. Every area and zone can be defined with respect to the
densities and spread of the demographic.
2.1.5.2 Influence of CBDs on the Zone
Convenience to work place drives the decision of selecting that
location. It is observed, that it’s not the size of the Business Districts,
but more so its profile that governs the development in an area. The
business districts having primary and secondary industry dominance
like manufacturing and food product processing industries have lower
influence than the tertiary and service industry. Further among tertiary
industries, the business district with the prominence of banking,
finance, media, hotel and travel companies have higher degree of
influence than IT’s, Transport etc.
2.1.5.3 Infrastructure and Improvement in Convenience
Availability of improved infrastructure drives the decision for shifting
to that location. It is primarily owed by the convenience of the people
residing there. It pulls them for providing better standard of living and
easy accessibility to the necessary commodities.
So there is an order in the harmony of so called unorganized real estate.
There lies a science in the behavioural pattern of real estate prices.
Chart 2-B Parameters influencing spatial mobility

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2.7 FACTORS TO DETERMINE THE PROPERTY VALUE15
Certain methodology is adopted to determine the value of a property
and the analysis of which can engender outcomes that will be extremely
close to the actual prevailing real estate prices. The process is also
useful in grading and comparing the market values of that asset.
2.1.6 Estimating the Inherent Value of the Asset according to its
basic characters
It refers to the actual value of the asset which is determined through
fundamental analysis without reference to its market value. It is a
permanent attribute that depicts the worth.
2.1.7 Value according to Present and Expected Future Cash flows
on the asset
It determines the present worth and possible future price inflation of the
asset due to establishments of certain pickup factors, such as a CBD.
2.1.8 Future Risk in generating Cash flows
It establishes the possible obstacles that occur in the course of time
which may leads to sudden depreciation of the asset value.
2.1.9 Comparable Market Value Analysis
It verifies the prevailing market value of assets based on the amenities,
services that the property offers and especially location in which the
property is situated.
15
Advisory Services- Liases & Foras
2.1.10 Property grading as per following Data points
The point beneath determines the true necessity of the asset and hence
affects the prices and these are:
Location, Distance from CBD, Overall infrastructure, Connectivity,
Accessibility, Convenience, Social fabric and surrounding, Developer
details and credentials, Title of the land, Construction progress since
commencement, Construction quality, Parking facility, Security,
Amenities, Sustainability.

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CHAPTER 3: DATA COLLECTION & OBSERVATIONS
3 DATA COLLECTION &
OBSERVATION
3 DATA COLLECTION &
OBSERVATION
3.1 Criteria for selecting survey samples
3.2 Primary data Collection
3.3 Secondary Data collection
3.4 Major Findings

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3.1 INTRODUCTION
The entire data collection is done in two parts:
I- Primary data collection
II- Secondary Data collection
Primary data is generated from the information made available through
field surveys and direct interviews of households and stakeholders
based on the establishment pattern. While the secondary data consists
of statistics gathered from collector offices and tehsil offices and further
by understanding the allotment list.
Chart 3-A Work Breakdown for Data Collection
Now to determine the number of required samples, certain criteria are
pursued. The intentions being getting an outcome that can collectively
represents the outcome of the entire population.
3.2 CRITERIA FOR SELECTING SURVEY SAMPLES16
Parametric testing method is applied because the designed
questionnaire is in nominal scale format hence by using Chi square test
for the cumulative population (according to 2011 census) of all cities
the sample size is calculated as under:
n = X2
*N*P*(1-P)
(ME2
*(N-1)+ (X2
*P*(1-P)
n = Sample Size
X2
= Chi -Square for the specified confidence level at 1 degree
of freedom
N = Population size
P = Population proportion (0.50 )
ME = Desired Margin of error (expressed as a proportion)
16
Reference: Formula used by Krejcie & Morgan in their 1970 article
“Determining Sample Size for Research Activities”

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3.2.1 Required Sample Size
Cumulative
Population Size
Confidence = 95%
Degree of Accuracy/Margin of Error
5.00% 3.50% 2.50% 1.00%
5,82,331
384 783 1533 9448
Confidence = 99%
Degree of Accuracy/Margin of Error
5.00% 3.50% 2.50% 1.00%
663 1351 2642 16128
Table 3-1Recommended sample size for a given population size, level of confidence, and
margin of error
Thus for the cumulative population (according to 2011 census) of all
cities, sufficient number to generate a 95% level of confidence with
margin of error plus or minus 5 %, the required number of responses
worked out are 384. These are divided among all the zones in the
selected tehsils and sampling is done based on establishment pattern.
For uniform segregation 96 samples from each zone is to be surveyed.
3.2.2 Division of Required Sample
The samples for survey are alienated in two categories viz.
Qualitative and quantitative. The qualitative sampling includes the
stakeholder’s survey from which precise idea of the ongoing market
conditions can be obtained while quantitative includes the Household
survey in order to get the actual feel of the trends and correcting the
facts through the cases. Division is done on the zone basis as under:
For Rudrapur (Ref: Fig: 3-A Page: 13) For Sitarganj (Ref: Fig: 3-B &
3-C Page: 14& 15) For Gadarpur Tehsil Ref: Fig: 3-DPage: 16)
Table 3-2 Division of Survey samples
3.2.3 Stakeholder Survey
The stakeholder survey is more discussion based. These stakeholders
include the developers, colonizers, government officials and especially
the property dealers.
3.2.4 Household Survey
Household survey is entirely questionnaire based and is conducted
through door to door survey in every zone.
PROPOSED ZONES
STAKE-
HOLDERS
HOUSE-
HOLDS
Residential with population
density greater than 300
souls/hectare (Rudrapur)
10 86
density between 200 souls-300
souls/hectare (Gadarpur,
Rudrapur & Sitarganj)
10 86
Industrial & IIE townships
(Rudrapur & Sitarganj)
20 76
Main Market area (Gadarpur,
Rudrapur & Sitarganj)
20 76
TOTAL 60 324

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Figure 3-A Rudrapur tehsil Establishment Pattern
RUDRA PU R-NAIN ITAL
RO AD
RU D RA PU R-RA M PU R
RO AD
K ICCH A -RUD RA PU R
RO A D
K ICCH A -SITA RG A N J
RO A D
RU D RA PU R-K A SH IPU R
RO A D
N A IN ITA L-BA REILY
RO A D
CO M M ERCIA L (SH O PS, H O SPITA LS
A N D G O D O W N )
IIE TO W N SH IPS
RESID EN TIA L W ITH PO PU LA TIO N
D EN SITY >300 SO U LS PER H ECTA RE
RESID EN TIA L W ITH PO PU LA TIO N
D ENSITY 200-300 SOU LS PER
H ECTA RE
IIE TO W N SH IPS
ESTA BLISH M EN T PA TTERN

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Figure 3-B: Sitarganj tehsil Establishment Pattern

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Figure 3-C: Sitarganj Tehsil Industrial Establishment Pattern
INDUSTRIAL PLOTS
ELDECO TOWNSHIPS
ESTABLISHMENT PATTERN ELDECO SIDCUL
SITARGANJ MAIN ROAD

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BARAKHEDA ROAD
KASHIPUR-RUDRAPUR
RO
AD
OTHER
LINKING
ROAD
AGRICULTURAL LAND TURNED TO
COMMERCIAL (NEW TOWNSHIP)
RESIDENTIAL WITH POPULATION
DENSITY 200-300 SOULS PER HECTARE
ESTABLISHMENT PATTERN
NEW TOWNSHIPS/ COLONIES
COMMERCIAL
Figure 3-D: Gadarpur tehsil Establishment Pattern

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3.3 PRIMARY DATA COLLECTION: major findings
It is done on establishment pattern basis and collection consists of:
1- Questionnaire for households
2- Field Survey
3- Discussions with Stake holders
3.3.1 Questionnaire for Households
A questionnaire is formulated to obtain the market prices and factors
that are affecting the property prices. The questionnaire is divided into
certain parts based on different parameters important for assessing the
growth reasons, these are:
1- Reason for property selection
2- Initial and Present property Rates
3- Initial and Present Rental Rates
4- Price against Travel Time
3.3.1.1 Reason for Selecting Location
LOCATION SELECTION IN RUDRAPUR TEHSIL
Residential
Population
density
(>300
souls/hec.)
Residential
Population
density
(200-300
souls/hec.)
Industrial
including
IIE
townships
Commercial
(shops /
offices)
Work/ Study
place is near
21 11 28 4
Affordable 31 0 0 9
Ancestral 44 21 0 19
Amenities 0 0 20 0
TOTAL 96 32 48 32
Table 3-3Reason for selecting location in Rudrapur Tehsil
LOCATION SELECTION IN SITARGANJ TEHSIL
Residential
population
density
(>300
souls/hec.)
Residential
population
density
(200-300
souls/hec.)
Industrial
including
ELDECO
townships
Commercial
(shops /
offices)
Work/
Study place
is near
0 20 12 11
Affordable 0 0 0 2
Ancestral 0 12 0 19
Amenities 0 0 36 0
TOTAL 0 32 48 32
Table 3-4Reason for selecting location in Sitarganj Tehsil
LOCATION SELECTION IN GADARPUR TEHSIL
Residential
population
density
(>300
souls/hec.)
Residential
population
density
(200-300
souls/hec.)
Industrial
including
IIE
townships
Commercial
(shops /
offices)
Work/
Study place
is near
0 16 0 15
Affordable 0 0 0 13
Ancestral 0 16 0 4
Amenities 0 0 0 0
TOTAL 0 32 0 32
Table 3-5 Reason for selecting location in Gadarpur Teshil
Above tables shows the gathered responses in zones for all the tehsils.

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3.3.1.2 Initial and Present Property Rates
This is done to identify the performance as per various cost brackets
over the years. As magnet theory says “People reside at the locations
within their affordability but always aspire to upgrade themselves by
shifting to the more expensive location “But in terai region as observed
individuals are more attracted towards the expensive location because
of increase in their purchasing capacity, consequently the prices in the
new townships are shooting up because of increase in demand.
For the industrial plots, (Ref: Fig: 3-C Page: 15) the rates were opened
by the government and are kept according the nominal circle rates, the
demand develops to a great extent and prices are hiked abnormally. At
present the govt. rates in the industrial estate is more than the actual due
to correction.
RUDRAPUR PROPERTY RATES (RS. /SQM.)
YEAR
Residential
with
population
density
greater than
300
souls/hectare
Residential
with
population
density
between 200
souls-300
souls/hectare
IIE
townships
Industrial
plots
(un-built)
2004 12000 9500 16000 560
2008 24000 20000 26000 4000
2012 till
Present 36000 35000 30000 3500
Table 3-6 Rudrapur tehsil price increment
SITARGANJ PROPERTY RATES (PER SQM.)
YEAR
Residential with
population
density between
200 souls-300
souls/hectare
ELDECO
townships
ELDECO
Industrial plots
(un-built)
2004
5000 9000
2008
20000 18000 4000
2012 till
Present
22000 20000 3500
Table 3-7 Sitarganj tehsil price increment
GADARPUR PROPERTY RATES (PER SQM.)
YEAR
density between 200 souls-
300 souls/hectare
New townships/
colonies
2004 4500 -
2008 12000 1200
2012 till
present
14000 6000
Table 3-8 Gadarpur tehsil price increment
As depicted above, the Sitarganj tehsil doesn’t have residential area
with population density greater than 300 souls/ hectare. Similarly
Gadarpur tehsil doesn’t have any industrial area or plots.

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3.3.1.3 Initial and Present Rental Rates
Similarly to the property rates, rental rate increment is also assessed to
identify the performance as per various cost brackets over the years.
Because of the attraction towards the expensive location the rental
value being directly proportional also increases. Although the rental
value is almost similar in all the locations but there lay a scarcity of
spaces in most demanded areas which are the new townships.
The industrial plots are not included in rental because these spaces are
not available for leasing.
RUDRAPUR RENTAL RATES(PER SQFT)
YEAR
Residential with
population density
greater than 300
souls/hectare
Residential with
population density
between 200 souls-
300 souls/hectare
IIE
townships
2004 3.75 3.75 -
2006 8.75 8.75 8.75
2009 6.25 6.25 6.25
Present 9.5 9.5 9.5
Table 3-9 Rudrapur tehsil Rental increment
SITARGANJ RENTALS RATES (PER SQFT.)
YEAR
Residential with
population density
between 200 souls-300
souls/hectare
ELDECO townships
2004 3 -
2006 8.25 -
2009 6.5 6
Present 9.5 9
Table 3-10 Sitarganj tehsil Rental increment
GADARPUR RENTALS RATES (PER SQFT)
YEAR
Residential with
population density
souls/hectare
New townships/
colonies
2004 3 -
2006 8.25 -
2009 6.5 -
Present 9.5 9
Table 3-11 Gadarpur tehsil Rental increment
As typified above, the Sitarganj tehsil and Gadarpur tehsil doesn’t
have residential area with population density greater than 300 souls/
hectare.

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3.3.2 Field Surveys
It is mainly for the appraisal of the property. Under this people’s
interest is recognized in the property. For each tehsil starting from the
CBD the prices are checked on a ten minute interval in every direction,
then the average of prices under same time interval is done to work out
the prices under matching travel time.
3.3.2.1 Prices against Travel Time
This is taken into study contemplation because it usually depends upon
the surroundings and the type of settlement. The demand drivers in the
region for residential/commercial options are surveyed. The outcomes
are mostly interest and requirement based.
In this scenario the magnet theory plays a vital role because the demand
inflates the prices of the properties located in the immediate vicinity.
Further in context to this as the travel time increases the demand of the
properties decreases proportionally and hence the property prices with
the distance. The same concept applies with the rental rates.
RUDRAPUR TEHSIL
TIME
(in mins)
PROPERTY RATES
(in rupee)
50 14500
40 22000
30 32000
20 32000
10 36000
Table 3-12 Price against Travel Time
SITARGANJ TEHSIL
TIME
(in mins)
PROPERTY RATES
(in rupee)
50 9500
40 13500
30 17000
20 18500
10 22000
GADARPUR TEHSIL
TIME
(in mins)
PROPERTY RATES
(in rupee)
50 -
40 -
30 2200
20 8000
10 14000
As illustrated, Gadarpur tehsil doesn’t have any property over 30
minutes of travel time, since the tehsil limits are less and remaining
land is agricultural.
3.3.3 Discussions with Stake holders17
An interactive questionnaire is formulated for the stakeholders with a
motive of getting maximum stories and details. The property and rental
rates are collected on basis of circle rates divisions for enhanced
comparison. (Ref: Fig: 3E.3F & 3GPage:21, 22, 23)
17
Refer Annexure IV

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R U D R A PU R -N A IN ITA L
R O A D
R U D R A PU R -R A M PU R
R O A D
K IC C H A -R U D R A PU R
R O A D
K IC C H A -SITA R G A N J
R O A D
R U D R A PU R -K A SH IPU R
R O A D
N A IN ITA L-B A R EILY
R O A D
C O M M ER C IA L (SH O PS, H O SPITA LS A N D
G O D O W N )
R ESID EN TIA L U PTO 100M
FR O M R O A D H EA D
M A IN H IG H W A Y S W ITH C IR C LE R A TE D IV ISIO N
Figure 3-E: Rudrapur tehsil Circle rate division

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Figure 3-F: Sitarganj tehsil Circle rate division
S IT A R G A N J -K H A T IM A R O A D
S IT A R G A N J M A IN C IT Y R O A D
R E S ID E N T IA L U P T O 100M F R O M R O A D
H E A D
P IL H IB IT R O A D
S IT A R G A N J -K IC C H A B Y P A S S
C O M M E R C IA L
S IT A R G A N J M A IN C IT Y
R O A D
P IL H IB IT
R O A D
S IT A R G A N J -K I C C H A
B Y P A SS
S IT A R G A N J -K H A T IM A
R O A D
SITARGANJ MAIN HIGHWAY WITH CIRCLE RATE DIVISIONS

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Figure 3-G: Gadarpur tehsil Circle rates division

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3.3.3.1 Actual Property Rates
The tables below illustrates that all the three tehsils rates are substantial
along the main highway only as the investors prefer the pre developed
locations. The excessive demand for the pre developed regions is the
reason for the price inflation.
RUDRAPUR ACTUAL PROPERTY RATES (in rupee/sqm)
ZONE
ROAD
Residential
upto 100 m
from road head
Residential more
than 100m from
road head
Commercial
(shops/Offies)
Nainital-
Bareily Road
35,000 22,000 18,000
Kiccha -
Rudrapur
Road
20,000 17,000 14,000
Kiccha -
Sitarganj road
12,000 9,000 6,000
Rudrapur -
Naintal road
1,50,000 75,000 2,00,000
Rudrapur -
Rampur road
1,25,000 60,000 1,50,000
Rudrapur -
Kashipur road
1,25,000 60,000 1,50,000
Table 3-15 Rudrapur Actual Purchase Rates
SITARGANJ ACTUAL PROPERTY RATES (in rupee/sqm)
ZONE
ROAD
Residential
upto 100 m
from road
head
Residential
more than
100m from
road head
Commercial
(shops/Offies)
Sitarganj-Kichha
bypass Road
25000 15000 40000
Sitarganj–
Khatima Road
25000 15000 60000
Sitarganj main
city Road
25000 15000 60000
Pilibhit Road 7500 5500 8000
Table 3-16 Sitarganj Actual Purchase Rates
GADARPUR ACTUAL PROPERTY RATES (in rupee/sqm)
ZONE
ROAD
Commercial
(Agricultural
land
converted
into
commercial)
Residential
upto 50 m
from road
head
Residential
more than
50m but
upto 200m
from road
head
Residential
greater
than 200m
from road
head
Kashipur-
Rudrapur
Road
7500 6000 5000 3750
Barakhed
Road
6000 6000 5000 4000
Other
linking
Road
4500 4500 3900 3000
Table 3-17 Gadarpur Actual Purchase Rates

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3.3.3.2 Actual Rent Rates
When comparing the rent rates also huge inconsistency is witnessed,
reason being the same as in property prices. Secondly the work places
in the environs also impact the rent hike. Work place generates
excessive demand and because of the space restrictions, the rates are
monopolised.
RUDRAPUR ACTUAL RENTAL RATES(in rupee/sqft)
ROAD Shop
Hotel/
Theatre
Hospital/
School
Godown/
Banquets
Nainital-
Bareily Road 160 129 110 95
Kiccha -
Rudrapur
Road
155 120 100 90
Kiccha -
Sitarganj
road
100 ‐ 100 85
Rudrapur -
Naintal road 430 400 400 250
Rudrapur -
Rampur road 400 380 350 225
Rudrapur -
Kashipur
road
400 380 350 225
Table 3-18 Rudrapur Actual Rent Rate
SITARGANJ ACTUAL RENTAL RATES(in rupee/sqft)
ROAD Shop
Hotel/
Theatre
Hospital/
School
Godown/
Banquets
Sitarganj-
Kichha
bypassRoad
150 60 60 100
Sitarganj –
Khatima Road
150 60 60 100
Sitarganj main
city Road
150 60 60 100
Pilibhit Road 150 60 60 100
Table 3-19 Sitarganj Actual Rent Rates
GADARPUR ACTUAL RENTAL RATES (in rupee/sqft)
ROAD Shop
Hotel/
Theatre
Hospital/
School
Godown/
Banquets
Kashipur-
Rudrapur
Road
120 70 70 70
Barakhed
a Road
100 60 60 60
Other
linking
Road
90 50 50 50
Table 3-20 Gadarpur Actual Rent Rates

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3.4 Secondary Data Collection: major findings
It is carried out in two parts:
1- Collecting the Circle Rates from the government offices
2- Collection of Allotment list of various townships.
3.4.1 Collection of Circle Rates
In order to achieve this, collector offices of all the three selected tehsils
are visited and latest circle rates for all zones in the tehsils are
accumulated. The circle rates encompasses of property rates as well as
rent rates. The considered circle rates were published by the finance
department on 31-3-2012, since the publication is done biennially so
these will remain effective till 1-04-2014.
3.4.1.1 Circle Property Rates
These rates are issued by the government and are depicted along the
highways only. As a result a huge disparity is observed in the prices
because locations near the city fetches greater prices compared to those
located far by it but yet enlisted under the same price category.
From the tables beneath it is clear that prices in Rudrapur tehsil have
higher prices compared to the other two tehsils. The property rates in
Sitarganj tehsil is comparatively higher than Gadarpur tehsil due to the
reason that it is bestowed with IIE, although lacks in connectivity and
accessibility.
The Gadarpur tehsil have a smaller residential area. The entire land is
mainly agricultural based. The outskirts being comparatively cheaper,
the agricultural lands are now converting into residential manoeuvrings.
Although not much of construction can be witnessed there.
The differences between the circle and actual rates are not much at
present. But looking into the future aspect and movement of population
from Rudrapur tehsil, the prices are surely going to shoot up.
RUDRAPUR CIRCLE PROPERTY RATES (in rupee/sqm)
ZONE
ROAD
Residential
upto 100 m
from road head
Residential
more than 100m
from road head
Commercial
(shops/Offies)
Nainital-
Bareily Road
10500 9500 11500
Kiccha -
Rudrapur
Road
10500 9500 11500
Kiccha -
Sitarganj road
3000 2500 3500
Rudrapur -
Naintal road
13500 13000 15500
Rudrapur -
Rampur road
13500 13000 15500
Rudrapur -
Kashipur road
13500 13000 15500
Table 3-21 Rudrapur Circle Purchase Rates

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SITARGANJ CIRCLE PROPERTY RATES (in rupee/sqm)
ZONE
ROAD
Residential
upto 100 m
from road
head
Residential
more than
100m from
road head
Commercial
(shops/Offies)
Sitarganj-Kichha
bypass Road
10500 9000 11000
Sitarganj–
Khatima Road
10500 9000 11000
Sitarganj main
city Road
10500 9000 11000
Pilibhit Road 7000 5000 7000
Table 3-22 Sitarganj Circle Purchase Rates
GADARPUR CIRCLE PROPERTY RATES (in rupee/sqm)
ZONE
ROAD
Commercial
(Agricultural
land
converted
into
commercial)
Residential
upto 50 m
from road
head
Residential
more than
50m but
upto 200m
from road
head
Residential
greater than
200m from
road head
Kashipur-
Rudrapur
Road
5200 5200 4500 3500
Barakheda
Road
5200 5200 4500 3500
Other
linking
Road
4000 4000 3500 3000
Table 3-23 Gadarpur Circle Purchase Rates
Circle Rental Rates
Since majority of the population working in the IIE, doesn’t belongs to
this region and are shifted primarily due to occupational need. Being of
temporary nature, most of them have properties on rental basis.
The government issues rent rates as well for various categories of
commercial properties.
RUDRAPUR CIRCLE RENTAL RATES(in rupee/sqft)
ROAD Shop
Hotel/
Theatre
Hospital/
School
Godown/
Banquets
Nainital-
Bareily Road
70 55 45 35
Kiccha -
Rudrapur
Road
70 55 45 35
Kiccha -
Sitarganj
road
55 40 30 25
Rudrapur -
Naintal road
80 60 50 40
Rudrapur -
Rampur road
80 60 50 40
Rudrapur -
Kashipur
road
80 60 50 40
Table 3-24 Rudrapur Circle Rent Rates

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SITARGANJ CIRCLE RENTAL RATES(in rupee/sqft)
ROAD Shop
Hotel/
Theatre
Hospital/
School
Godown/
Banquets
Sitarganj-
Kichha
bypassRoad
46 40 40 32
Sitarganj –
Khatima Road
46 40 40 32
Sitarganj main
city Road
46 40 40 32
Pilibhit Road 40 36 36 26
Table 3-25 Sitarganj Circle Rent Rates
GADARPUR CIRCLE RENTAL RATES (in rupee/sqft)
ZONE
ROAD
Commercial
(Agricultural
land
converted
into
commercial)
Residential
upto 50 m
from road
head
Residential
more than
50m but
upto 200m
from road
head
Residential
greater than
200m from
road head
Kashipur-
Rudrapur
Road
52 32 23 22
Barakheda
Road
52 32 23 22
Other
linking
Road
48 38 28 22
Table 3-26 Gadarpur Circle Rent Rates
3.4.2 Collection of Allotment list
This is done in order to estimate the migratory pattern in the selected
tehsils.
3.4.2.1 Migratory Pattern
The migratory pattern is taken into study consideration because being
the base capital of the state, the headquarters of terai region has many
teaching institutes in its vicinity so many students flood into the region
with one common need which is housing., The college towns boast a
steady flow of students, professors and staff, and a percentage of those
always require off-campus housing.
In terai region because of it rapid growth many parents are viewing off-
campus housing options as something that could not only offer a home
for their child, but also be an investment that could appreciate in value
for resale after graduation or provide a place for their own future
retirement. The migratory is studied from the allotment list of the
various colonies or townships.
Chart 3-B Rudrapur Migratory population Distribution
70%
15%
10%
5%
Rudrapur Tehsil Original Population
Industrialists
(Maharastra, Tamilnadu, Karnataka
, & Gujarat)
Hills

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CHAPTER 3: DATA COLLECTION & OBSERVATION
90%
8%
2%
Gadarpur Tehsil
Original Population
Hills
Terai nearby towns
Chart 3-C: Sitarganj Migratory population Distribution
3.5 Overall Observations
80%
10%
5%
5%
Sitarganj Tehsil
Original Population
Industrialists
(Maharastra, Tamilnadu, Karn
ataka, & Gujarat)
Hills
Terai nearby towns
Chart 3-D: Gadarpur Migratory population Distribution
There has been unexceptional growth after 2003 when the
government proposed monetary incentives for the companies setting
up their units in the IIE (Integrated Industrial Estate), Pantnagar and
later in Sitarganj during 2005-2006. Consequently the property
prices and the corresponding rental values also appreciated. The
increment in better opportunities and standard of living has attracted
many outsiders which are 20 % of the present population. This
migration is witnessed under a decade period only.
Although the growth rate is phenomenal in the region but It is
examined that due to the unfair speculation in the market between
2004-2006, many deals are found to be broken and as a result a
correction period is witnessed in the market dynamics of entire terai
belt during 2006 till 2009.
Tehsil wise observations can be referred as under:
Rudrapur tehsil (Ref: Tab: 3-27 &3-28, Page: 30&31)
Sitarganj Tehsil (Ref: Tab: 3-29 &3-30, Page: 32&33)
Gadarpur Tehsil (Ref: Tab: 3-31 &3-32, Page: 34&35)

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RUDRAPUR CIRCLE vs. ACTUAL PROPERTY RATES
ROAD RATES
RESIDENTIAL UPTO
100 M FROM ROAD
HEAD
(PER SQM)
RESIDENTIAL MORE
THAN 100M FROM
ROAD HEAD
(PER SQM)
COMMERCIAL
(SHOPS/OFFIES)
(PER SQM.)
NAINITAL- BAREILY ROAD
Circle 10500 9500 11500
Actual 35,000 22,000 18,000
KICCHA - RUDRAPUR ROAD
Circle 10500 9500 11500
Actual 20,000 17,000 14,000
KICCHA - SITARGANJ ROAD
Circle 3000 2500 3500
Actual 12,000 9,000 6,000
RUDRAPUR - NAINTAL
ROAD
Circle 13500 13000 15500
Actual 1,50,000 75,000 2,00,000
RUDRAPUR - RAMPUR ROAD
Circle 13500 13000 15500
Actual 1,25,000 60,000 1,50,000
RUDRAPUR - KASHIPUR
ROAD
Circle 13500 13000 15500
Actual 1,25,000 60,000 1,50,000
Table 3-27 Rudrapur Circle vs. Actual Property Rates
Observations:
For every road the actual rates are extremely higher than the circle rates, in some areas the rates are exceptionally greater by more than 10 times from
the government issued circle rates. Also it is witnessed that the circle rates are provided along the highways and remains consistently same but actually
the areas on the Highway near to the city fetches better prices.

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RUDRAPUR CIRCLE vs. ACTUAL RENTAL RATES
ROAD RATES SHOP
HOTEL/ THEATRE/
PETROL PUMP
HOSPITAL/
SCHOOL
GODOWN/
BANQUETS
NAINITAL- BAREILY
ROAD
Circle 70 55 45 35
Actual 160 129 110 95
KICCHA - RUDRAPUR
ROAD
Circle 70 55 45 35
Actual 155 120 100 90
KICCHA - SITARGANJ
ROAD
Circle 55 40 30 25
Actual 100 - 100 85
RUDRAPUR -
NAINTAL ROAD
Circle 80 60 50 40
Actual 430 400 400 250
RUDRAPUR -
RAMPUR ROAD
Circle 80 60 50 40
Actual 400 380 350 225
RUDRAPUR -
KASHIPUR ROAD
Circle 80 60 50 40
Actual 400 380 350 225
Table 3-28 Rudrapur Circle vs. Actual Rental Rates
Observations:
The rent rates are unusually high on the main highways. i.e. Rudrapur- Nainital Road, Rudrapur-Rampur Road, and Rudrapur-Kahipur Road
respectively. The reason for this is that the spaces along these are mostly saturated and demand is consistently high. As a result excessive pressure is
executed in the market rentals.

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SITARGANJ CIRCLE vs. ACTUAL PROPERTY RATES
ROADS RATES
RESIDENTIAL UPTO
100 M FROM ROAD
HEAD
(PER SQM)
RESIDENTIAL MORE
THAN 100M FROM ROAD
HEAD
(PER SQM)
COMMERCIAL
(SHOPS/OFFICES) (PER
SQM)
SITARGANJ- KICHHA BYPASS
ROAD
Circle 10,500 9,000 11,000
Actual 25,000 15,000 40,000
SITARGANJ - KHATIMA
ROAD
Circle 10,500 9,000 11,000
Actual 25,000 15,000 60,000
SITARGANJ MAIN CITY
ROAD
Circle 10,500 9,000 11,000
Actual 25,000 15,000 60,000
PILIBHIT ROAD
Circle 7,000 5,000 7,000
Actual 7,500 5,500 8,000
Table 3-29 Sitarganj Circle vs. Actual Property Rates
Observations:
The growth along the main roads is unparalleled but yet the differences are not huge. This is for the fact that connectivity and accessibility to the tehsil
deviates the interest of outside investment. So, unfair speculations are not observed because of proportionate demand and supply. Actual Rates along
Pilibhit Road is similar to the circle rates because most of the land is agricultural based.

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SITARGANJ CIRCLE vs. ACTUAL RENTAL RATES
ROADS RATES SHOP
HOTEL/ THEATRE/
PETROL PUMP
HOSPITAL/
SCHOOL
GODOWN/
BANQUETS
SITARGANJ- KICHHA
BYPASS ROAD
Circle 46 40 40 32
Actual 150 60 60 100
SITARGANJ - KHATIMA
ROAD
Circle 46 40 40 32
Actual 150 60 60 100
SITARGANJ MAIN CITY
ROAD
Circle 46 40 40 32
Actual 150 60 60 100
PILIBHIT ROAD
Circle 40 36 36 26
Actual 150 60 60 100
Table 3-30 Sitarganj Circle vs. Actual Rental Rates
Observations:
The actual rent rates are similar on all the roads in Sitarganj Tehsil, this is because the commercial spaces for rent are limited to merely the main city.
Since the area is less, time of travelling is reduced and remains fairly same for every area. Hence, the rent rates are similar throughout.

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GADARPUR CIRCLE vs. ACTUAL PROPERTY RATES
ROAD RATES
COMMERCIAL
(AGRICULTURAL LAND
CONVERTED INTO
COMMERCIAL)
(PER SQM)
RESIDENTIAL
UPTO 50 M
FROM ROAD
HEAD
(PER SQM)
RESIDENTIAL
MORE THAN
50M BUT UPTO
200M FROM
ROAD HEAD
(PER SQM)
RESIDENTIAL
GREATER THAN
200M FROM
ROAD HEAD
(PER SQM)
KASHIPUR- RUDRAPUR,
GADARPUR ROAD
Circle 5200 5200 4500 3500
Actual 7500 6,000 5,000 3,750
BARAKHEDA ROAD
Circle 5200 5200 4500 3500
Actual 6000 6,000 5,000 4,000
OTHER LINKING ROAD
Circle 4500 4500 3900 3000
Actual 4000 4,000 3,500 3,000
Table 3-31 Gadarpur Circle vs. Actual Property Rates
Observations:
The difference in property rates are not much between the circle and the actual. The rationale behind is that the circle rates are formulated biennially
and recent is from the previous year. In addition to this to this the space availability in the region is more, hence more properties are available for
development. Due to this the rates in Gadarpur are quiet affordable.

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GADARPUR CIRCLE vs. ACTUAL RENTAL RATES
ROAD RATES SHOP
HOTEL/
THEATRE/PETROL
PUMP
HOSPITAL/SCHOOL GODOWN/BANQUETS
KASHIPUR- RUDRAPUR,
GADARPUR ROAD
Circle 52 32 23 22
Actual 120 70 70 70
BARAKHEDA ROAD
Circle 52 32 23 22
Actual 100 60 60 60
OTHER LINKING ROAD
Circle 48 38 28 22
Actual 90 50 50 50
Table 3-32: Gadarpur Circle vs. Actual Rental Rates
Observations:
Despite of the fact that property rates are less in Gadarpur Tehsil, there are very less minuscule difference in rentals compared to the other selected
tehsil. This is due to the fact that rentals remain almost consistent for immediate nearby areas. Further the quantum of rented properties is more in
Gadarpur as people who do not get accommodation in Rudrapur prefer staying in Gadarpur especially the mass working in IIE Pantnagar.

CHAPTER 4: DATA ANALYSIS
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4 DATA ANALYSIS
4 DATA ANALYSIS
4.1 Methodology for Data Analysis
4.2 Rudrapur Tehsil Analysis
4.3 Sitarganj Tehsil Analysis
4.4 Gadarpur Tehsil Analysis
4.5 Reason for selecting location
4.6 Location Attractive Index

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4.1 METHODOLOGY FOR DATA ANALYSIS
The data analysis is carried out in two parts:
1- Secondary data Analysis
2- Primary Data Analysis
Secondary – Comparison of property rates
Primary – Householders opinion survey
4.2 RUDRAPUR TEHSIL ANALYSIS
4.2.1 Rudrapur tehsil Circle vs. Actual Property rates
Secondary data analysis is done for the information gathered from
the government officials and other stake holders while the
Primary data analysis is done for the information made available
through the direct interviews of the households and field surveys.
For better perception the secondary data is analysed first followed
by the primary data.
Chart 4-A: Rudarpur tehsil circle vs. Actual Purchase Rate
10500
35,000
10500
20,000
3000
12,000
13500
150,000
13500
125,000
13500
125,000
9500
22,000
9500
17,000
2500
9,000
13000
75,000
13000
60,000
13000
60,000
11500
18,000
11500
14,000
3500
6,000
15500
200,000
15500
150,000
15500
150,000
Circle Actual Circle Actual Circle Actual Circle Actual Circle Actual Circle Actual
NAINITAL-
BAREILY ROAD
KICCHA -
RUDRAPUR ROAD
KICCHA -
SITARGANJ ROAD
RUDRAPUR -
NAINTAL ROAD
RUDRAPUR -
RAMPUR ROAD
RUDRAPUR -
KASHIPUR ROAD
PRICE(inrupee)
Residential upto 100 m from road head (per sqm) Residential more than 100m from road head (per sqm) Commercial (per sqm.)

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4.2.2 Rudrapur tehsil Circle vs. Actual Rental rates
Chart 4-B Rudrapur tehsil Circle vs. Actual Rent Rates
As the chart connotes, maximum variation lies in Rudrapur - Naintal Road, Rudrapur - Rampur Road and Rudrapur - Kashipur Road. This is due to
the fact that these are the NHs and the pronouncement of investments depends upon the better connectivity with the other big commercial centres, this
also assures enhanced future appreciations.
70
160
70
155
55
100
80
430
80
400
80
400
55
129
55
120
40
0
60
400
60
380
60
380
45
110
45
100
30
100
50
400
50
350
50
350
35
95
35
90
25
85
40
250
40
225
40
225
Circle Actual Circle Actual Circle Actual Circle Actual Circle Actual Circle Actual
NAINITAL- BAREILY
ROAD
KICCHA -
RUDRAPUR ROAD
KICCHA -
SITARGANJ ROAD
RUDRAPUR -
NAINTAL ROAD
RUDRAPUR -
RAMPUR ROAD
RUDRAPUR -
KASHIPUR ROAD
PRICE(insqft)
Shop Hotel/ Theatre Hospital/School Godown/Banquets

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4.2.3 Prices against Travel Time- Rudrapur tehsil
Chart 4-C Prices against Travel Time-: Rudrapur tehsil
4.2.4 Purchase Price increase (in rupee) - Rudrapur tehsil
Chart 4-D Purchase Price Increase- Rudrapur tehsil
4.2.5 Rent increase- Rudrapur tehsil
Chart 4-E Rent Price Increase- Rudrapur tehsil
NOTE: All years represent financial year (April-March). For instance,
2006 represents April 2005-March 2006.
As examined from Chart 4-D there is slashing of prices in the industrial
plots from 2008 to 2013 which is majorly due to depreciation in
demand. The reason for this is that initially numerous investors had
purchased industrial plots considering the future appreciation, but with
time government has also augmented the rates. For liquidating the
invested capital people are now selling their plots.
Inferences: The reason for price disparity between circle and actual
rates is the excessive demand in a certain area which is because of its
proximity wit h the work places.
14500
22000
3200032000
36000
0
5000
10000
15000
20000
25000
30000
35000
40000
0 10 20 30 40 50 60
PRICE(inrupee)
TIME (in mins)
12000
9500
16000
560
24000
20000
26000
4000
36000
35000
30000
3500
Residential population
(>300 souls/hectare)
Residential population
between (200 souls-300…
IIE townships
Industrial plots (unbuilt)
2013
2008
2004
3.75
8.75
6.25
9.5
3.75
8.75
6.25
9.5
8.75
6.25
9.5
0
5
10
2004 2006 2009 Present
RENT (in Rs./sqft)
YEAR
Residential with population density greater than 300 souls/hectare
Residential with population density between 200 souls‐300 souls/hectare
IIE townships
Unfair & Speculative Market

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4.3 SITARGANJ TEHSIL ANALYSIS
4.3.1 Sitarganj tehsil Circle vs. Actual Property rates
Chart 4-F Sitarganj tehsil Circle vs. Actual Purchase Rates
As the chart signifies, maximum variation lies in Sitarganj - Katima Road, and Sitarganj Main city Road. This is due to the fact that these are the main
highways and most business is concentrated along this only. Further space restriction is the factor which is shooting up the actual prices.
10,500
25,000
10,500
25,000
10,500
25,000
7,000
7,500
9,000
15,000
9,000
15,000
9,000
15,000
5,000
5,500
11,000
40,000
11,000
60,000
11,000
60,000
7,000
8,000
Circle Actual Circle Actual Circle Actual Circle Actual
SITARGANJ- KICHHA
BYPASS ROAD
SITARGANJ - KHATIMA
ROAD
SITARGANJ MAIN CITY
ROAD
PILIBHIT ROAD
PRICE(inrupee)
Residential upto 100 m from road head (per sqm) Residential more than 100m from road head (per sqm) Commercial

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4.3.2 Sitarganj tehsil Circle vs. Actual Rental rates
Chart 4-G Sitarganj tehsil Circle vs. Actual Rent Rates
Unlike the purchase rates, the rent rates doesn’t have tremendous variations between circle and actual apart from the retail commercial ventures. These
rent prices remains almost the same in all the highways.
46
150
46
150
46
150
40
150
40
60
40
60
40
60
36
60
40
60
40
60
40
60
36
60
32
100
32
100
32
100
26
100
Circle Actual Circle Actual Circle Actual Circle Actual
SITARGANJ- KICHHA BYPASS
ROAD
SITARGANJ - KHATIMA ROADSITARGANJ MAIN CITY ROAD PILIBHIT ROAD
PRICE(insqft)
Shop Hotel/ Theatre/Petrol pump Hospital/School Godown/Banquets

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4.3.3 Prices against Travel time- Sitarganj tehsil
Chart 4-H Prices against Travel Time-: Sitarganj tehsil
4.3.4 Price increase (in rupee) - Sitarganj tehsil
Chart 4-I Price Increase- Sitarganj tehsil
4.3.5 Rental Increase- Sitarganj tehsil
Chart 4-J Rent Price Increase- Sitarganj tehsil
Inferences: The industrial estate in Sitarganj is formulated during 2005
– 2006 but follows the same pattern as in IIE Pantnagar in the aspect
that prices slashed down owing to demand decrement by the investor’s
reason being augmentation of government rates. The other reason is
that Sitarganj has weaker connectivity through railways which is
deviating the investors interest even after the subsidies.
22000
18500
17000
13500
9500
0
5000
10000
15000
20000
25000
10 20 30 40 50
PRICE(inrupee)
TIME (in mins)
5000
9000
20000
18000
4000
22000
20000
3500
density between 200 souls-
300 souls/hectare
ELDECO townships
ELDECO Industrial plots
(unbuilt)
2013
2008
2004
3
8.25
6.5
9.5
6
9
2004 2006 2009 Present
RENT(inRs./sqft)
YEAR
Residential with population density between 200 souls-300…
ELDECO townships
Under Value Market
Unfair &
Speculative Market

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4.4 GADARPUR TEHSIL ANALYSIS
4.4.1 Gadarpur tehsil Circle vs. Actual Purchase rates
Chart 4-K Gadarpur tehsil Circle vs. Actual Purchase Rates
5200
7500
5200
6000
4500
4000
5200
6,000
5200
6,000
4500
4,000
4500
5,000
4500
5,000
3900
3,500
3500
3,750
3500
4,000
3000
3,000
Circle Actual Circle Actual Circle Actual
KASHIPUR-
RUDRAPUR, GADARPUR ROAD
BARAKHEDA ROAD OTHER LINKING ROAD
PRICE(inrupee)
Commercial (Agricultural land converted into commercial)(per sqm) Residential upto 50 m from road head (per sqm)
Residential more than 50m but upto 200m from road head(per sqm) Residential greater than 200m from road head (per sqm)
As the chart signifies, maximum variation lies in Kashipur-Rudrapur, Gadarpur Road.This is due to the fact that these are the main highways and
most business is concentrated along this only. Further space restriction is the factor which is shooting up the actual prices.

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4.4.2 Gadarpur tehsil Circle vs. Actual Rental rates
Chart 4-L Gadarpur tehsil Circle vs. Actual Rent Rates
52
120
52
100
48
90
32
70
32
60
38
50
23
70
23
60
28
50
22
70
22
60
22
50
Circle Actual Circle Actual Circle Actual
KASHIPUR- RUDRAPUR, GADARPUR
ROAD
BARAKHEDA ROAD OTHER LINKING ROAD
PRICE(insqft)
Rates Shop Rates Hotel/ Theatre/Petrol pump Rates Hospital/School Rates Godown/Banquets
Unlike the purchase rates, the rent rates doesn’t have tremendous variations between circle and actual apart from the retail commercial ventures.
These rent prices remains almost the same in all the highways.

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4.4.3 Prices against Travel time- Gadarpur tehsil
Chart 4-M Prices against Travel Time-:Gadarpur tehsil
4.4.4 Price increase (in rupee) - Gadarpur tehsil
Chart 4-N Price Increase- Gadarpur tehsil
4.4.5 Rental increase- Gadarpur tehsil
Chart 4-O Rent Price Increase- Gadarpur tehsil
Inferences: The Gadarpur tehsil has no Industrial estate but new
townships are coming up on the periphery of Rudrapur connecting
Gadarpur. Considering the present scenario the differences between the
circle and actual rates are not much but the bestowed location has
surely got tremendous potential of development.
14000
8000
2200
0
2000
4000
6000
8000
10000
12000
14000
16000
10 20 30
PRICE(inrupee)
TIME (in mins)
4500
12000
1200
14000
6000
0 5000 10000 15000
Residential with
population density
souls/hectare
New townships/ colonies
2013
2008
2004
3
8.25
6.5
9.59
2004 2006 2009 Present
RENT(inRs./sqft)
YEAR
Residential with population density between 200 souls-300
souls/hectare
New townships/ colonies
Under Value
Market
Unfair &
Speculative
Market

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4.5 REASON FOR SELECTING LOCATION
Chart 4-P Reason for selecting residential with population density >300 souls/hectare
Chart 4-Q Reason for residential with population density between 200-300 souls/hectare
Chart 4-R Reason for selecting Industrial including IIE townships
Chart 4-S Reason for selecting Commercial location
22%
32%
46%
0%
Residential with Population density (>300 souls/hec.)
Work/ Study place is near Affordable Ancestral Amenities
49%
0%
51%
0%
Residential with Population density
(200-300 souls/hec.)
42%
0%0%
58%
Industrial including IIE townships
Work/ Study place is near Affordable
Ancestral Amenities
31%
25%
44%
0%
Commercial

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4.6 LOCATION ATTRACTIVENESS INDEX
Rudrapur
Tehsil
Sitarganj
Tehsil
Gadarpur
Tehsil
Infrastructure(connectivity,
roads, markets, schools)
Residential Cost
Proximity to commercial
Development
Future Infrastructure
development
Future Employment
Generation
   Good/ High
   Average
   Below Average
This comparative study of all the selected tehsils of terai region shows
Rudrapur as having an edge over other locations. This is due to the
potential for better infrastructure especially in terms of connectivity
along with its proximity to the commercial development. But
considering the fact for future infrastructure development Rudrapur
takes a back seat as the tehsil is mostly saturated due to which
possibilities of generating future employment is also reduced. On the
other hand Sitarganj Tehsil, although lacks in connectivity at present
but is bestowed with integrated industrial estate offers better future
employment possibilities.
Gadarpur tehsil is under developed at present but looking into the
aspect of expansion of Rudrapur, scope for future infrastructure
development is very intense.

CHAPTER 5: CONCLUSION
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5 CONCLUSION
5 CONCLUSION

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5.1 CONCLUSION
The real estate sector in terai region assumed greater prominence with
the setting up of IIE, as the consequent increase in business
opportunities and migration led to the rising demand for commercial
and housing spaces. Due to this, in the past decade there has been an
outstanding growth of more than 55% in the property prices.. The
present study is an equitable approach to the study of real estate
development trends and growth viability of the target region. It
comprises of studying the existing circle rates and its vast disparity with
the market rates due to the prevailing demand drivers and aspiration to
upgrade by shifting to the more expensive location.
Main Findings from Survey
The stakeholders helped in finding out the rationale for the rapid
escalation in real estate of terai region which is mainly due to tax and
economic incentives given by the central and state government to
promote the industrial development. Being located at a very vital
location, the region is successful to be a magnet for long term
investments from the NCR due to better connectivity and comparative
affordability.
It also explains that even though the growth rate is phenomenal in the
region but it is examined that due to the unfair speculation in the market
between 2004 to 2006, many deals got broken and as a result a
correction period is witnessed in the market dynamics of entire terai
belt during 2006 till 2009.
Direct interviews with Households have assisted in identifying the
exact causes to plump for a location. It also facilitate in recognizing the
reason for price variances in purchasing and renting a property. The
outcomes demonstrate that the selection differs with the establishment
pattern. Variations are witnessed in the responses of the same queries
for different regions. The most densely populated areas have maximum
ancestral settlement while people residing in zones with mid size
population density prefers locations that are close to the work places,
the story is different for the new establishments as the folks are majorly
fascinated by the amenities and proximity with the work place.
Survey conducted based on the magnet theory clearly depicts that as the
travel time towards the CBD increases, the demand of the properties
decreases proportionally with the distance. The reason evaluated is that
the demand inflates the prices of the properties located in the immediate
vicinity.
The allotment list study says that apart from the industrialists, people
from the hills and semi rural areas of UP are migrating into these cities.
The reason for migration is enhanced return on investments and better
standard of living. Migratory populations amount to 20 % of the present
population and this influx is observed in the last decade.
Thus based on the major findings from the undertaken study there is a
strong indication that government policies plays an imperative role in
the development of a region and should intervene such that long term
investments achieves maximum benefits. This would lead to an
increase in the revenue from the IIE which would generate better
employment.

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5.2 RECOMMENDATIONS
For the holistic development of the state, the basic environment
assessment must be done for better harmonizing the infrastructure
development with a sustainable societal development.
Environmental examination 18
is carried out to assess various
environmental and socio economic impacts resulting from excessive
development. The assessment demonstrates that due to the growth in
terai territory the underwritten follows:
1- Domestic Sewage and Industrial effluent
It is contaminating the soil, water and air which are leading to
health impacts.
2- Demand for Housing/Serviced land
It is primarily because of overcrowding of population and
increased demand for housing as a result of which the land
value is changing which is also the reason for proliferation of
slums.
3- Land Use changes
The drawback of changing land use is that a vast amount of
productive agricultural land is converting into non agricultural
land.
4- Demand for Amenities/ Basic services
It is putting a stress on existing service levels.
18
CEPT (2002) "Mastet Plan for Integrated Industrial Estate- PantNagar”
The impacts due to rapid expansion in the terai region have
resulted in the following:
1- Increased in Traffic
2- Increased in Road accidents
3- Changes in landscape
4- Impact on Water, Forests, Agricultural land in the
surroundings.
5- Effects on Air environment, Noise environment, Water
environment.
6- Increase in illegal activities
FUTURE SCOPE OF STUDY
Further studies can be done on the following:
1- The same study with comparison of other Industrial regions in
India.
2- Comparative study of benefits from the incentives given by the
government.
3- Feasibility and viability study of developing IIE on other parts
of the regions of Uttarakhand considering shortcomings of this
study.

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BIBILIOGRAPHY
BIBILIOGRAPHY
JOURNAL & PAPERS
Schriefer, A. Ganesh, J. (2002) "Putting corporate real estate executives in the driver’s
seat: Information technology tools enable new possibilities", Journal of Corporate
Real Estate, Vol. 4(3), 227 – 236.
Emerging trends in Real Estate Sector-Grant Thornton-CII (confederation of Indian
Industry) Report 2012.
Atherton, E. French, N. Gabrielli, L. (2008) "Decision theory and real estate
development: a note on uncertainty", Journal of European Real Estate Research, Vol.
1 Iss: 2, pp.162 – 182.
Raul Valverde “International Journal of Information and Communication Technology
Research” ISSN-2223-4985 , Volume 1 No. 3, July 2011.
Review on Indian Real Estate: Trends, Challenges and Prospectus- Dr. Ashok Bansal,
2 Mr. Rajeev Sirohi and 3 Manish Jha., KKIMRC IJRHRM Vol-01: No- 01, Sep-Nov
2011.
Chan, W. Kleiner, B.H (2005) "Managing for excellence in the real estate industry",
Management Research News, Vol. 28 Iss: 11/12, pp.171 –178.
Research E&R at a glance,(2012) “Economy and Reality, Knight Frannk,”
Theodore Lynn (1962): Real Estate Investment Trusts: Problems and prospects”,
Fordham law review, article 2, Volume 31/ Issue 1.
Krejcie & Morgan in their 1970 article “Determining Sample Size for
Research Activities”
Liases Foras. Real Estate rating and Research, Residential Market
Report Sept 12Qtr
WEBOGRAPHY
Census 2011: ‘Provisional Population division and demographics of
U.S.Nagar.’
At:http://censusindia.gov.in/2011provresults/prov_results_paper1_india
.html
Publications: 2012, ‘Pune: the leading real estate destination. Available
at: http://www.grantthornton.in/html/publications/

CEPT University
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ANNEXURE
Annexure 1: District outlay plan 2011- 2012
ANNEXURE

CEPT University
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ANNEXURE
Annexure 2: District outlay plan 2012- 2013

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ANNEXURE
Annexure 3: Questionnaire for household survey
The data gathered in this survey will be treated in the stringent
assurance and will be used only in the thesis work and supplementary
analysis thereof as part of my course curriculum. All information will
be coalesced with information on many other sections prior to
production of the survey results.

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ANNEXURE
Annexure 4: Questionnaire for stakeholder survey
The data gathered in this survey will be treated in the stringent
assurance and will be used only in the thesis work and supplementary
analysis thereof as part of my course curriculum. All information will
be coalesced with information on many other sections prior to
production of the survey results.
Annexure 5: Filled questionnaire responses
The data presented below are the cumulative outcomes from the
household survey of every selected region on the basis of establishment
pattern. The outcomes not presented here can be accessed from
Chapter: 3, Data collection. This gathered information is in stringent
assurance for the thesis work.
REASON FOR
SELECTING
LOCATION
Work place
is near
Affordable Ancestral Amenities TOTAL
Residential
with
population
density (>300
souls/hectare.)
21 31 44 0 96
Residential
with
population
density (200-
300
souls/hectare.)
11+20+16 0 21+12+16 0 96
Industrial
including IIE
townships
28+12 0 0 20+36 96
Commercial 4+11+15 9+2+13 19+19+4 0 96

STUDY OF REAL ESTATE DEVELOPMENT TRENDS IN TERAI REGION OF UTTARAKHAND

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STUDY OF REAL ESTATE DEVELOPMENT TRENDS IN TERAI REGION OF UTTARAKHAND