POLICIES AND MARKET DYNAMICS

JUNE 2014 INR 1250 POLICIES AND MARKET DYNAMICS

Real Canvass June 2014 focuses on one of the largest and most active real estate markets in India: The Noida Region. Comprising of Noida, Noida Extension, Greater Noida, Yamuna Expressway and Greater Noida Extension, the Noida Region has the highest level of urbanization in the entire UP belt of NCR. While the NCT of Delhi started becoming over populated with the DDA imposing several restrictions on land-use and private development, the markets of Gurgaon and Noida presented a clear opportunity for development. In the past two decades, these two regions have witnessed growth, unprecedented in the history of India. The lease hold structure of development adopted by the Noida authorities, along with their impetus on boosting connectivity differentiates this market from the rest. However, the picture now looks gloomy with huge additional pools of land in the Greater Noida and Yamuna Express way regions being opened up for development. The worry of several investors is the sheer lack of actual demand for the millions of units expected to be delivered in the region. On the other hand, the infrastructural developments and affordable price points of the units developed make the Noida region a viable and attractive destination for home buyers. This report analyses the master plan, land use and the proposed infrastructural developments in this region. It also discusses the market scenario in terms of the existing supply of units, the absorption and price trends. Does the over-supply argument hold any merit? Are we in for a big recession in the Noida market or will we witness a quick turn-around in future? Will the changes in infrastructure reduce travel times and alter the market dynamics? Are there any gaps in the product offering in the region which need to be filled? This report seeks to provide a few facts required to analyze the situation on ground and test our pre-conceived notions about the region.

POLICIES AND MARKET DYNAMICS

1 Noida Region The Urban development sprawling to the southeast of NCT - Delhi across Yamuna River is popularly known as Noida Region. The genesis of Noida can be dated back to 17 April 1976, when Noida came into administrative existence. 'NOIDA' is an acronym used for New Okhla Industrial Development Area, and along with Greater Noida, Noida Extension and Yamuna E x p r e s s w a y R e g i o n, f o r m s a n u r b a n agglomeration popularly known as Noida region and physically stretches from Yamuna River in west to railway line running from Dadari village in east. To the north of Noida Region is the old Ghaziabad city, which is an equally competent market. In the early 1980s the government of India realized that the rapid rate at which Delhi was expanding would result in chaos, so they planned to develop residential and industrial areas around the capital to reduce the demographic burden. Before Greater Noida and Yamuna Expressway, there were two areas that had been developed Gurgaon, across the border from Haryana, and Noida, across the border with Uttar Pradesh. The development work and maintenance of Noida, Greater Noida and Yamuna Expressway is carried out by separate governing bodies i.e. Noida Industrial Development Authority, Greater Noida Industrial Development Authority (GNIDA) and Yamuna Expressway Industrial Development Authority (YEIDA), respectively. Noida is part of Central National Capital region (CNCR) while Greater Noida and Yamuna expressway are part of Outer National Capital Region. 1 Informage Realty Private Limted

Noida Region can be broadly be divided into submarkets such as: 1. Noida (As per Noida Master plan Boundary) 2. Noida Extension (Part of Greater Noida Master Plan) 3. Greater Noida ( As per Greater Noida Master Plan Boundary) 4. Yamuna Expressway (As per proposed Yamuna Expressway Master Plan Boundary) 5. Greater Noida Extension (Beyond Dadari Railway Line) Refer the map to understand the geographical location of all these areas and urban relation with the MAP 1 NCR map highlighting Gautam Budh District Gautam Budh Nagar District Source: National capital Planning Board Regional Plan 2021 Being in the purview of NCR, the development of the district is moving at a fast pace.noida & Greater Noida of the district are world class industrial hubs. In Noida and Greater Noida industrial areas many large scale industries have been established by the multinational c o m p a n i e s l i k e D a e w o o M o t o r, H o n d a M a n u f a c t u r i n g, C L, B P L, L G, H C L, e t c. neighboring areas of Delhi, Uttar Pradesh and Haryana. The Noida region is a part of Gautam Budh Nagar District of Uttar Pradesh, which has maximum level of urbanization in the entire UP-Sub region of NCR. The district is one of the fastest growing parts of India, registering 51.52% growth in the preceding decade, according to the census of 2011. As per the proposed land use plan of UP sub region, Gautam Budh district has the concentration of existing urbanized area as well as proposed urbanizable land. The potential of future development is enormous pertaining to the proposed infrastructure projects that will help improve the connectivity to the neighboring regions. CHART 1 District-wise urban house-hold share in UP sub region Ghaziabad 47% Gautam Budh Nagar 17% Bulandshahr 12% Meerut 24% Industrialization is taking place in other areas of the district also. So, in terms of economic structure the district is important not just at state level but also at national level. 25% of the total revenue of Uttar Pradesh is received from Gautam Budh Nagar. The following table illustrates the district-wise dwelling unit condition in UP sub region of NCR. Dwelling unit condition Gautam Budh Nagar* Bulandshahr* Meerut* Ghaziabad* Good 1,46,204 77,648 1,86,336 3,76,670 Livable 58,292 62,293 1,07,796 2,00,121 Dilapidated 2,603 3,993 6,314 10,325 Noida Region- Policy and Market Update 2

Number of Dwelling units MAP 2 UP - Sub Region map highlighting the Gautam Budh District extent CHART 2 District-wise Urban HH condition in UP-Sub Region 700,000 600,000 500,000 400,000 300,000 200,000 100,000 - Gautam Buddha Nagar Bulandshahr Meerut Ghaziabad Good Livable Dilapidated Source: National capital Planning Board Regional Plan 2021 The Utter Pradesh sub regional map clearly depicts maximum urbanization in Guatam Budh Nagar District. The ratio of Households in good condition to Livable condition is maximum among other districts of UP sub region. The reason being the planned developments across the city of Noida and Greater Noida. 3 Informage Realty Private Limted

MAP 3 Proposed road network in Gautam Budh Nagar District MAP 4 Proposed rail network in Gautam Budh Nagar District Source: National capital Planning Board Regional Plan 2021 Source: National capital Planning Board Regional Plan 2021 Noida Region- Policy and Market Update 4

2 Master plan and Land-use Noida Noida is well connected to the Delhi and other towns and cities of Uttar Pradesh. Within Noida, the entire city is well planned with wide roads. State Road Transport bus services are available throughout the city and provide regular and frequent connectivity to the people travelling to and from Noida and Delhi, Ghaziabad and other major cities of Uttar Pradesh. S. Land Use Proposed Area Actual development % of planned No for 2021 (%) by 2010 (%) area of 2021 1 Residential 5334 35.65 3357.64 36.45 62.95 2 Commercial 564 3.77 101.89 1.11 18.06 3 Industrial 3001 20.05 1267.14 13.76 42.22 4 Institutional Facilities 1219 8.15 813.28 8.83 66.72 5 Transportation 2211 14.78 1804.31 19.59 81.61 6 Recreational 1513 10.11 1761.98 19.13 19.13 7 Agriculture 1001 6.69...... 8 Water body 121 0.81 104.5 1.13 86.36 Total 14964 100.01 9210.74 100 Source: Noida draft Master plan -2031 5 Informage Realty Private Limted

MAP 5 Landuse map of Noida city To further upgrade the infrastructure to global standards, constant efforts are on with private sector, where major road projects are: Link Road along Yamuna River The link road will connect the Okhla Bridge cum Barrage, Kondli Road and Ghaziabad bye-pass on National Highway - 24 and reduce the traffic, time and distance taken to travel between Noida and Ghaziabad. Noida-Greater Noida Expressway About 1/3rd of Noida development area notified and falling between rivers Yamuna and Hindon recently is unapproachable due to lack of road linkages. There is only one road which links Greater Noida with Delhi through Noida. The proposed Expressway between Greater Noida and Noida is 23.64 km long - 19 km falls in Noida and 4.64 km in Greater Noida and passes through 16 villages. It is proposed as a 6-lane divided highway with service roads on both sides Noida Toll Bridge Source: Noida draft Master plan -2031 Eight-lane bridge on BOT basis, over river Yamuna, connecting Delhi and Noida, popularly known as DND Flyover, with Toll Plaza and related services, has improved connectivity manifolds. Greater Noida - Mathura - Agra Express-way This express highway is proposed to be constructed near east bank of Yamuna. The main objective of this highway is to reduce the load on National Highway No. 2 and development of industrial and commercial centres near the east bank of Yamuna and also to reduce travel time.this highway will be connecting Greater Noida with Dankaur, Javer, Tappal, Jatari, Naujheel, Mathura etc. The length of the proposed highway from Greater Noida to Mathura is 123.789 km and the total estimated cost of this project is Rs. 965 crores. Rail Link A provision for railway links and railway terminals has been kept in the Noida Master Plan 2011. Noida Region- Policy and Market Update 6

Greater Noida The Master Plan development area of Greater Noida has been divided broadly into 7 uses namely Residential, Commercial, Institutional, Industrial, Green areas, SEZ and Transportation related uses Map 6 Landuse map of Greater Noida City Source: Greater Noida draft master Plan-2031 Source: Greater Noida draft master Plan-2031 7 Noida Region- Policy and Market Update

Physical and Social Infrastructure Regional linkages The main regional links available/developed so far are 1. Noida-Greater Noida Expressway (to be further extended upto Agra) 2. Link Road from NH 24 to the 'Entry Road 3. Link from G.T. Road via Dadri ROB. 4. Existing Delhi-Hawrah Rail line. Exposition Mart This is the India's first state-of-the-art Exposition Mart for Cottage and Handicraft sector at Greater Noida, set up by Export Promotion Council for Handicrafts, Ministry of Textiles, Govt. of India for the promotion of the exports of handicrafts from India for the cottage sector i.e. handicrafts, handlooms, carpet and jute etc. This is based on the pattern of Shanghai Mart and other International Marts. The entire Exposition Mart will have permanent contact throughout the year reliable supply, quick turnover, capacity to absorb new technologies and design and round the clock international marketing. Taj Expressway To accomplish the project Taj Expressway, Industrial Development Authority was constituted on 20.04.2001. The Taj Expressway would provide direct access to the Taj Economic Zone, International Airport and Aviation Hub proposed to be constructed along the Taj Expressway The objectives of the proposed expressway are as follows: To provide a fast moving corridor to minimize the travel time To connect the main town ships / commercial centers on the Eastern site of river Yamuna To ensure development of adjoining area To relieve NH-2 which is already congested and runs through the heart of cities like Faridabad, Ballabhgarh and Palwal The concept of the Taj Expressway, conceived with the idea of cutting hours on travel time proposes a 160 Km. Expressway between Greater Noida and Agra. Taj Expressway is an extension of this 6 lane Expressway from Noida to Greater Noida upto Agra Socio-Cultural Center The Center would provide an opportunity for organisations, business executives, academicians and professionals in the field of business, marketing, public relations, human resource development and general management for an informal interaction. There is a business center, an auditorium to seat 500 people, hostel facilities with canteens, various sports facilities, health club, etc. Transport Hub Greater Noida Authority intends to develop an integrated transportation Hub in the city spread across approx 600 acres. The proposed transport Hub will provide services for the range of transportation modes including an Inter State Bus Terminus and a Railway Station It will function as a major transfer point for bus and rail transit operations. The site identified for the integrated Transportation Hub is the existing Boraki Railway Station, which is along the northern railway main line connecting Delhi and Kolkata. Night Safari GNIDA is planning to develop a Night Safari in the city in order to create awareness about environment & ecology, to provide a source for recreation to residents and to spur tourism in Greater Noida.It is being developed on the lines of open Zoological gardens already established in China and Singapore. GNIDA plans to have a unique concept where visitors can view the animals at night in the open wilderness, but confined to specified spaces and with proper illumination for night conditions. The objective is to augment Greater Noida as a premier tourist destination. Informage Realty Private Limted 8

Taj International Airport Originally the project supposed to come up at Jewar village near Greater Noida, near the Yamuna Expressway. This site was within 72 kilometres of Indira Gandhi International Airport(IGI), Delhi. Thus this site was cancelled. Now it is proposed at Hirangaon, near Tundla Tehsil of Firozabad district, as the previous location was in radius of 150 km. Yamuna Expressway Yamuna Expressway is a 6-lane (extendable to 8 lanes), 165 km long, controlled-access expressway, connecting Greater Noida with Agra in the Indian state of Uttar Pradesh. It is India's longest six-lane controlled-access expressway stretch. The Informage Realty Private Limted MAP 7 Landuse map of Yamuna Expressway In 2013 June, the Uttar Pradesh Government finalized on Kurikupa near Hirangaon, Tundla in Firozabad district as site for the proposed airport. It was designed to serve the people of Uttar Pradesh and eastern Haryana to export flowers and other agri-goods from the Taj Special Economic Zone to markets in the Middle East and Europe. Expressway was awarded on BOT (Build-Operate- Transfer) basis by Yamuna Expressway Industrial Authority (YEIDA), to be executed with full responsibility for financing, land acquisition, design, construction, and operation & Maintenance. Source: www.yamunaexpresswayauthority.com 9

Noida - Market Dynamics The Noida market can be broadly divided into four sub micro markets namely Central Noida, Eastern Noida, Noida Expressway Zone -1 and Noida Expressway Zone 2. Central Noida is the oldest part, closest to Delhi and has good connectivity by road and metro. The sectors broadly falling in central Noida are From Sector-1 to Sector-63. Most of these sectors are saturated with industrial plots and residential plots allotted by development authority. One of the major real-estate development in central Noida is the upcoming Wave city spread across nearly 150 acres in Sector- 32, opposite the Noida City Centre metro station. Eastern Noida is the most preferred investment location across the entire Noida region and developing at a very fast pace, due to nearness to Central Noida and Noida extension zone, which is part of Greater Noida Master Plan. Eastern Noida comprises of sectors between Hindon River and Dadri main Road from Sec 66-88 and Sec 112-121. Eastern Noida has recently seen a spur of new launches in residential sector and comprises of some of the luxury segment projects. Similarly developments on either sides of Noida- Greater Noida expressway form a belt known as Noida-Greater Noida Expressway zone, with premium real-estate residential, commercial and institutional developments. One of the prime development is the Jaypee Wish Town in Sector 128-129, spread over 1162 acres. The expressway has fragmented development along the complete stretch of 23 km starting from the Mahamaya flyover till the Yamuna Expressway turning. 3 Noida Region- Policy and Market Update 10

MAP 8: Noida map showing the sub micro markets and project presence Developer presence in Noida Noida alone has nearly 65 developers delivering residential projects across all segments. The prominent developers in Noida are Jaypee, Amrapali Group, Supertech Limited, Unitech, 3C group, Logix group and ATS to name a few. Jaypee has launched a township by the name of Jaypee Wish town located on Noida expressway, a c ro s s fo u r s e c tors w i t h tota l b u i l t u p o f approximately 40 million sq ft with 16 distinct subprojects. Other major developers in the Noida city are Amrapali Group with net supply of approx. 21 million Jaypee Amrapali Group Supertech Limited 3C Group Logix Group Prateek Group Ajnara Mahagun Unitech Paras Buildtech ATS Gardenia Wave Infratech Antriksh Sikka Group Omaxe Nimbus Group Purvanchal Gulshan Homz Eldeco Infrastructures Gaursons India Limited Sunworld Infrasstructure 45 40 35 30 25 20 15 10 5 0 CHART 3 Developer presence in Noida (Built-up area in million sq ft) Central Noida East Noida Noida- Greater Noida Expressway sq ft in 9 projects closely followed by Supertech Group with approx. 19 million sq ft supply spread across 9 projects along Noida expressway as well as in new sectors of eastern Noida. 3C Group is also one of the prominent developers that promotes projects on the 'Green building' concept with net supply of approx. 15 million sq ft in sector 100, 110, 107 and 168. Some of the prominent developments by 3C group are Lotus Boulevard, Lotus Panache, Lotus 300, etc. ABA Corp GreatValue Projects Today Homes & Infrastrure 11 Informage Realty Private Limted

Supply Trend Noida has a total supply of 1,57,714 residential units developed by private developers, across 181 projects and sub projects in High-rise and very few Low-rise developments. More than 20 residential projects across Noida have a net supply of 2000 units or more in a single development. Only 7% of the net supply of units in Noida was delivered before 2013 and remaining projects are launched but under construction and undelivered. The reason behind such huge undelivered stock is the sudden release of land for residential development and huge supply inventory in a single development. The supply trend in Noida in terms of private development is skewed since 99% of the supply is in High-rise apartments with few projects in Low rise or plotted development. Some of the developments in Noida are as follows: S.No Project Name Developer Sector Site Expected The unit wise break-up of the market for 2BHK and 3BHK units is 36% and 42% respectively. Supply of 5BHK units is less than 1 % with very few projects like Supertech Emerald court Sec-93, ORB Sec-74, Mahagun Marbella Sec-78, and Pearls Gateway Sec- 44, to name a few. The developers in Noida are focusing on Mid-segment buyers and thus very few projects have unit supply of 5BHK or pent houses. The developers with projects falling in Luxury segment, also prefer to reduce the unit size and provide better amenities like Golf view, swimming pools, high-end clubhouse facilities, 3- tier safety and surveillance facilities. 65% of the total unit supply is in Midsegment with 2BHK and 3BHK unit supply. Name Area Completion Unit Type Date 1BHK 2BHK 3BHK 4BHK 1 Lotus 3C Group Sec-100 30 Dec-15-1019-1343 1691-1860 - Boulevard 2 Cleo County ABA Corp Sec-78 25 Jul-18 - - 1620-2070 2448 3 Sapphire Amrapali Group Sec-45 18 Dec-14-1140 1390-1850 2465-3075 4 Sports Wood Gaursons India Sec-79 6.5 Dec-17 - - 1540-2070 - Limited 5 Jaypee-Wish Jaypee Sec-128,129,133 1162 Mar-17 535-815 850-1885 1200-2700 2100-5250 Town 6 Blossom Logix Group Sec-137 25 Dec-17-900-1145 1575-1675 1875-2375 County 7 Mahagun Mahagun Sec-150 7 Jun-17-1425-1465 1760-2700 2950-3400 Meadows 8 Mirabella Mahagun Sec-79 5 Dec-17-1380-1400 1730-1880 2575-2720 9 Tierea Paras Buildtech Sec-137 25 Dec-14-825-1195 1265-1695 2900 10 Prateek Prateek Group Sec-77 15 Mar-15-955-1135 1560-1735 2115 Wisteria 11 Karmic Sikka Group Sec-78 7 Oct-16 585 930-1210 1510-1910 - Greens 12 Cape Town Supertech Limited Sec-74 50 Dec-15 930-1150 1295-1945 2385 13 Unihomes 2 Unitech Sec-117 20 Mar-16 939 1032 1268-1290 - 14 Wave City Wave Infratech Sec-32 152 Jul-17 672-802 895-1548 1330-2196 2956-4262 15 Supernova Supertech Limited Sec-94 17 Dec-17-1320 2040 Noida Region- Policy and Market Update 12

CHART 4 Unit Split in Noida CHART 5 Project segmentation in Noida 41.99% Noida residential market is dominated by slow pace of construction and delayed possession. Of the total market inventory across all the projects by private developers only 25% of projects are complete, which CHART 6 Projected supply of completed projects H118 H217 H117 H216 H116 H215 H115 H214 0 13.27% 0.27% 8.29% 36.18% 1 BHK 2 BHK 3 BHK 4 BHK 28% forms only 5% of the net inventory in terms of number of units. Nearly 33% of the total supply of units is expected to be delivered in later half of 2015. 7% 65% Premiuim Misdsegment Luxury 5000 10000 15000 20000 25000 INR PSF 5 BHK 4 BHK 3 BHK 2 BHK 1 BHK 13 Informage Realty Private Limted

Price Trend The overall price range across Noida is uniform between INR 4500 PSF to INR 5800 PSF, except central Noida where the price are slightly on higher side. The reason being nearness to Delhi and availability of infrastructure and other city level services. Apart from sectors of central Noida, rest of the areas are newly developed and have huge under construction inventory by private developers. Over past decade the price appreciation in Noida has not been much as compared to Gurgaon Market. This aspect can be attributed to huge supply as compared to the overall absorption. Also the demand in Noida was absorbed by development of Greater Noida. Avg. Developer Price Avg Launch Price Avg Resale Price Central Noida 8736 4494 7876 Noida East 5153 3513 4491 Expressway Zone 1 5654 3795 5385 Expressway Zone 2 6209 3505 5814 CHART 7 Price variation across various sub markets INR PSF The launch price, developer BSP and Resale BSP of a few selected projects have been discussed in the following chart. CHART 8 Price variation across various projects INR PSF 10000 9000 8000 7000 6000 5000 4000 3000 2000 1000 0 14000 12000 10000 8000 6000 4000 2000 0 Central Noida Noida Expressway Zone 1 Expressway Zone 2 Developer Price Launch Price Resale Price Lotus Boulevard Cleo County Homes 121 Sapphire Sprots Wood Jaypee-Wish Town Blossom County Mahagun Meadows Mirabella Mahagun Mezzaria Launch Price Developer Price Resale Price Tierea Prateek Wisteria Karmic Greens ORB Supernova 34 Pavilion North Eye Cape Town Meghdutam Unihomes 2 Unihomes 3 Unihomes Wave City Celesta Corona Tower Noida Region- Policy and Market Update 14

The ticket price for 1BHK ranges from 21 Lac. to 72 Lac. in high rise development. The following table illustrates the minimum and maximum ticket price available in Noida across various projects and locations. The huge variation in the range can be attributed to, huge difference in average unit sizes, difference in the amenities, specification and location in the city. Livork by Wave infratech has the costliest CHART 9 Ticket size variation across various unit types 35000 30000 25000 20000 15000 10000 5000 0 Less than 30 Lac 30 Lac - 40 Lac 40 Lac - 50 Lac 1BHK unit, with saleable area of 809 sq ft, starting at approx. 72.9 lac. The project is part of wave city, located in the heart of the city, sector 32, next to Noida City Centre Metro station. Similarly, Mahagun Marbella in Sector-78 is offering 5600 sq ft, 5BHK unit at ticket price of INR 4.48 Cr, in mid-segment. Pearls Gateway by Pearls Group has 5BHK units at an exorbitant price of 6.66 Cr. available in resale. Unit Min Ticket Name of Developer Location Max Ticket Name of Developer Location Type Price Project Price Project 1 BHK 21,52,500 Neo World Logix Group Sec-150 72,98,200 Livork Wave Sec-32 Central Noida has the highest absorption of 91%followed by Expressway Zone 2 with an absorption of 87%. Central Noida witnessed fresh launch in the form of Wave City, Celeste Corona Tower, Gardenia Glory and Supertech Supernova. These projects are under construction and will be delivered by end 2017. Noida Expressway Zone -2 is closer to Greater Noida, thus has better absorption as compared to Noida Expressway Zone -1. Noida East has least absorption of 73% due to huge supply of nearly 48,000 units alone. The region is recently launched and lacks good connectivity and infrastructure, as compared to other regions in Noida. 50 Lac - 60 Lac - 60 Lac 80 Lac Ticket Price(INR) The maximum supply for 2BHK is in the range of INR 40 Lac to INR 50 Lac, while for a typical 3BHk unit the popular ticket price ranges from 60 Lac. to 80 Lac. Ultra Luxury Projects like Supernova, Wave city, Kalyapso court Jaypee wish town have 2BHK units trading above 1 Cr. 80 Lac - 1 Cr Above 1 Cr Infratech 2 BHK 22,10,000 Aman Jaypee Sec-151 1,51,80,000 Supernova Supertech Sec-94 Limited 3 BHK 31,20,000 Aman Jaypee Sec-151 2,79,25,000 Celesta Assotech Sec-44 Corona Tower 4 BHK 73,10,000 Galaxy Omaxe Sec-112 7,12,50,000 Celesta Assotech Sec-44 Eurapa Tower 5 BHK 2,42,10,000 Emerald Supertech Sec-93 6,66 87,500 Pearls Gateway Pearls Sec-44 No. of Units Court Limited Group Micro-market Avg. Absorption in % Central Noida 91 Noida East 73 Expressway Zone 1 85 Expressway Zone 2 87 1 BHK 2 BHK 3 BHK 4 BHK 5 BHK 15 Informage Realty Private Limted

In focus Jaypee Wish Town by Jaypee Greens Jaypee Wish town is the premium mixed-use township by Jaypee Greens, spread over 1162 Acre launched in phases since mid-2008. The project offers residential and commercial properties in Noida complemented by institutional space, International standard health care facilities, recreational and entertainment centers, multiple shopping complexes, corporate offices, spiritual centers, hotels and public services. The 18+9 Hole Graham Cooke Golf facility has been integrated along the residential Site Plan Wave City Centre by Wave Infratech Wave City Center is located advantageously in offices, high street shop condominiums, range of Sectors 32 and 25A which is the heart of the rapidly towers across the entire stretch of the township. The residential supply in the project is spread in all formats of high-rise apartments, low-rise builder floors, attached villas and individual villas. Overall the township has 21 distinct sub projects with an average absorption of 93%. The launch price for apartments ranged between INR 2,150-7,000 PSF with average launch price of INR 3,500 PSF. Currently the high rise apartments are available in resale price ranging from INR 3,900 13,000 PSF. premium hotels, family entertainment center and developing city of Noida. It is spread over an area of convention center. Along-with the next generation 152 acres making it one of the largest commercial and intercity transport and an unmatched security residential landmarks. It will house a dynamic system, Wave City Center will ensure a secure and product-mix of premium & ultra luxury serviced safe environment to its occupants. residences, multi-use studio apartments, premium Informage Realty Private Limted Noida Region- Policy and Market Update 16

d ite im Perspective image Re a lty Pri vat el Lotus Panache by The 3C Company Perspective image Construction image Inf orm age One Hamlet by ATS Perspective image Informage Realty Private Limted 17 Construction image

lty Pri vat el im ite d North Eye by Supertech Construction image Perspective image Unitech Exquisite Re a Exquisite by Unitech is another Luxury segment badminton court, tennis court etc. This is a luxury product with spacious 3BHK + S units. Unitech Exquisite consists of grand air conditioned entrance kids play area, skating rink, kid's splash pool, club, lobbies. Inf orm age project located in Sector-117 Noida. Unitech Exquisite has all the facilities such as swimming pool, Perspective image Construction image Noida Region- Policy and Market Update 18

Amrapali Silicon city Amrapali Silicon City is located at Noida Sector- 76 offers 2BHK, 3BHK and 4BHK apartments with amenities. The project is spread over 43 Acres and has net supply of nearly 3500 units. The project was launched in 2010 at a developer base price of INR 3800 PSF currently available at INR 5300 PSF. Silicon city towers are ready with finishing work in progress. It is expected to be delivered by November 2014. Perspective image Construction image 19 Informage Realty Private Limted

4 Greater Noida-Market Dynamics The Greater Noida market can be sub divided in to two distinct regions i.e. Noida Extension and Greater Noida. Noida extension comprises of the northern sectors along the Ghaziabad district border popularly known for the Greater Noida land row. After the decision on the Greater Noida-Shabri Land acquisition cases the complete belt along the Noida- Greater Noida l i n k r o a d s a w a h u g e s u r g e o f n e w developments. The complete belt has projects in affordable and mid-segment. The region also is preferred due to nearness to Ghaziabad and NH-8. The activities like development of Crossing Republik, widening of NH-24 and sanctioning of Greater Noida metro route, proliferated the development in this region. The remaining southern Greater Noida region has developments and projects beyond the existing residential plotted sectors of GNIDA. New developments are mushrooming towards the Dadri village and Yamuna Expressway. The land acquisition row in Noida extension played an important role in scrutinizing the developer's reputation. Many developers had to withdraw their projects or had to pay heavy penalty and left a major blow to the overall Greater Noida Market. Frequent changes in the Master Plan and revision of FAR lead to changes in the planning of the project which further fueled the delay in possession. 4 Noida Region- Policy and Market Update 20

MAP 9 Greater Noida map showing the sub micro markets and project presence Developers Presence Seventy six private developers have developed residential and commercial projects in Greater Noida. The prominent one among them are Amrapali, Guarsons, Supertech, Panchsheel, Earth infrastructure and Jaypee to name a few. Amrapali alone has a major share of nearly 27,000 units in 12 distinct projects with builtup of 30 Million Sq ft. 16% of the total market supply is by Amrapali group in residential sector. Some of the landmark projects by Amrapali group are Dream Valley in Techpark, La Residential in Tech zone 4, Amrapali Kingswood in Sec-16 C, Amrapali O2 valley in Tech zone 4 etc. CHART 10 Developer presence in Greater Noida Buit-up area in million sq ft 35 30 25 20 15 10 5 0 Noida Extension Greater Noida Gaurson Builders have launched Gaur City and Gaur City- 2 in Sector 16C, Noida Extension. The project is spread over 125 acres in two phases. Phase 1 includes 1st Avenue, 4th Avenue, 5th Avenue, 6th Avenue and Phase 2 comprises of 10th Avenue, 11th Avenue, 12th Avenue, 14th Avenue, and 16th Avenue. Other prominent builders in the region are Supertech Builders, Panchsheel, Ansal API, Earth Infrastructure and Jaypee Greens. The developers have huge parcels of land in entire Noida and Greater Noida region and selling of development rights and FSI available is quite prevalent. 19 Informage Realty Private Limted

Supply trend Greater Noida has total supply of 141 high-rise projects with 1,49,750 units spread across Noida Extension and Greater Noida main. Residential supply in Greater Noida has only high-rise apartment buildings. Any form of major plotted development and villas by private developers is not present in the entire stretch. The plotted development is present in CHART 11 Unit Split in Greater Noida 40% 5% 6% 49% 1 BHK 2 BHK 3 BHK 4 BHK sectors delineated by Greater Noida Industrial Development Authority (GNIDA). Nearly 49% of the total units in the market are 2BHK catering to the middle and affordable segment. 40% are 3BHK while 1BHK and 4BHK unit type share nearly equal share of 6% and 5% respectively. The average unit size across the market is 1637 sq. ft. saleable. CHART 12 Project segmentation in GreaterNoida 16.83% 1.39% 81.78% Premium Mid Segemnt Luxury S.No Project Name Developer Sector Site Expected Total No. 1BHK 2BHK 3BHK 4BHK Name Area Delivery Date of Units 1 Golf Homes Amrapali Tech Zone 4 65 Dec-17 6775-835-1100 1115-1595 - 2 Dream Valley Amrapali Tech Park 120 Dec-17 7845 585 805-1212 1360-1715 - 3 Eco Village 2 Supertech Sec-16B 30 May-15 5296-890-1106 1267-1905 - Limited 4 Paradise Ansal API Sushant 15 Jun-16 4152-1050-1350 - - Crystal Megapolis 5 Aspire Ace Group Tech Zone 4 6 Jun-16 968-1125-1325 1550-6 Earth Court Jaypee Pari 3 Dec-14 40 - - - 3600-4387 Greens Chowk 7 Sea Court Jaypee Pari 6 Dec-14 98 2000-3500 - Greens Chowk 8 Patel Neo Patel Tech 24 Dec-17 3000-970-1170 1435-1735 2228-2490 Town Realty Zone IV 9 Panchsheel Panchsheel Sector 16B 15 Dec-16 2720-775-1150 1325-1660 2350 Greens Group 10 Aura Gayatri Sec-1 23 Dec-16 2392-1015 1195-1895 3050-4050 Group 11 Sampoornam Eros Sec-2 25 Dec-15 1700-835-1070 1350-1800 - Group 12 Cherry County ABA Corp Tech 12 Jun-16 1560-891 1206-1521 2232 Zone iv 13 Gaur City Gaursons Sec-16C 105 Aug-17 9674 555 845-1225 1300-1600 1880-1995 India Ltd. 14 Panchsheel Panchsheel Sector 16 23 Mar-15 1316-915-1350 1510-1480 1820 Green-II Group 15 Gaur's Gaursons Sec-1 20 Aug-16 1872 - - 1550-2365 - Saundaraym India Ltd. 16 My Woods Mahagun Sec-16C 22 Dec-16 2184-935-1110 1235-1545 1810 17 Florance J.M Housing Sec-2 14 Dec-16 1320-1060-1197 1390-1580 1965 18 Purvanchal Purvanchal Sec-CHI V 10 Mar-17 1196 - - 1725-1970 2505-3065 Royal City Group Noida Region- Policy and Market Update 22

The market caters to the mid segment and luxury segment. 81.78% of the total supply falls in midsegment. Greater Noida is the most affordable market among all the Tier-I cities across India. The following table illustrates some of the prominent developments in Greater Noida. The unit size for 2BHK unit ranges from 809 sq ft to 1890 sq ft and for 3BHK 1115 sq ft to 1970 sq. ft. Nearly 80% of the CHART 13 Projected supply of units across Greater Noida PSF(INR) 25000 20000 15000 10000 5000 0 A significant majority of projects are expected to be delivered by second half of 2016, which includes equal number of 2BHK and 3BHK units. Noida Price Trend The price across Greater Noida has remained stagnant over past 3 years' time. Sudden outburst of new launches in the region of Noida Extension lead to price stagnation. The land price witnessed sudden increase when in the 97thboard meeting in Feb'14, Greater Noida Industrial Development Authority (GNIDA) announced a 10.21% hike in the allotment price across all categories of land in the city.the hike has been justified by the GNIDA, as it is facing a major total supply lies in Noida Extension and is under construction. There had been a time, when one could easily trace a new launch every week. Developers have accumulated huge parcels of lands and construction of projects is in full pace. Widening of NH-24 and direct connectivity to NH-24 and Ghaziabad has boosted the morals of developers and end users as well. 1 BHK 2 BHK 3 BHK 4 BHK H2 2014 H1 2015 H2 2015 H1 2016 H2 2016 H1 2017 H2 2017 Extension has gained prominence due to widening of connecting road, proposed metro connectivity and connectivity to NH-24. cash crunch. The over 2-year-old land row between the Authority and farmers has imposed an extra burden on GNIDA in the form of enhanced compensation and rehabilitation packages for the farmers. This change in the land price will impact the launch price of the future developments but the market is flooded with unsold inventory at the moment and developers are trying to complete the projects, give possession and exit as soon as possible. Informage Realty Private Limted 23

CHART 14 Unit break wise expected inventory flow PSF(INR) 5000 4234 3927 4000 3507 2856 3012 3000 2330 2000 1000 0 Avg. Developer's Price Avg Launch Price Avg Resale Price Greater Noida Noida Extension Micro market Avg. Absorption Greater Noida 81% Noida Extension 68% The ticket price range across various unit type in Greater Noida is as follows. Jaypee Greens Greater Noida at Parichowk is the ultra luxury project in the region and is trading at the maximum ticket price Noida Extension can be regarded as affordable segment market. The prices are expected to appreciate once the city receives metro connectivity and in a way comes closer to Delhi and Noida. across all the unit types. Greater Noida, especially Unit Min Ticket Name of Developer Location Max Ticket Name of Developer Location Type Price Project Price Project 1 BHK 16,68,200 Beetle Orchid EarthCon Knowledge 1,29,00,000 Sea Court Jaypee PariChowk Park Greens 2 BHK 25,92,500 Mahagun Mahagun Sec-10 1,93,46,400 Crescent Court Jaypee PariChowk Mantra II Greens 3 BHK 31,32,250 Elegant Elegant Tech 3,90,00,000 Sun Court I & II Jaypee PariChowk Splendour InfraconPvt Ltd Zone IV Corona Tower Greens 4 BHK 52,02,200 Devika Pragati Sec-1 4,38,70,000 Earth Court Jaypee PariChowk Gold Homz Group Greens CHART 15 Price variation across various projects in Greater Nodia PSF(INR) 12000 10000 8000 6000 4000 2000 Launch Price Developer Price Resale Price 0 Noida Region- Policy and Market Update 24

More than 60% of total supply of 2BHK units are available between a ticket price of 30 Lac - 40 Lac.. Similarly 3BHK units are available between 40 Lac-50 Lac. The overall market dynamics puts forth a very mundane picture of the Greater Noida market, since not much variation is visible in terms of project type, CHART 16 Ticket size variation across various unit types Ticket Price (INR) In focus Above 1 Cr 80 Lac - 1 Cr 60 Lac - 80 Lac 50 Lac - 60 Lac 40 Lac - 50 Lac 30 Lac - 40 Lac 20 Lac - 30 Lac Less than 20 Lac Dream Valley by Amrapali Group: 4 BHK 3 BHK 2 BHK 1 BHK unit size variation, design and development concepts, amenities etc. The reason can be attributed to the land acquisition row and frequent change in the Master Plan which lead to revisions and subsequent delays. 0 10000 20000 30000 40000 50000 Number of Units Construction image Dream valley by Amrapali group located in Techpark is one of the premium projects in Greater Noida. Project offers attached villas and high-rise apartments, spread across 120 acres of site with net supply of more than 7800 units in 1BHK, 2BHK and 3BHK Perspective image format. The project is under construction and is expected to be delivered by end of 2017. The project was launched in mid-2010 at base price of INR 1875 PSF and is currently trading at INR 3820 PSF. 25 Informage Realty Private Limted

Gaur city I and Gaur city II by Gaursons Pvt. Ltd.: Gaur city by Gaursons is located in Sector 16 C Noida has been reserved for parks, playground, open space, Extension, spread across 237 acres as Gaur City-1 and roads and public parking, sport facilities etc. in Gaur City-2. The project has 9 distinct sub avenues addition to green/open areas of group housing. The which offer options in approximately 15000 units project is currently trading between INR 2700 PSF to varying from 555 sq ft to 1900 sq ft in 1BHK, 2BHK, INR 3250 PSF and is expected to be delivered by 3BHK and 4BHK apartments. Approx. 45 acres of land December 2016. Construction image Perspective image Jaypee Greens Greater Noida by Jaypee Greens: Jaypee Greens Greater Noida is a premium 182 Ha. Jaypee Greens has 12 sub projects by the name Sun golf-centric real estate development. The project is court, Moon Court, Earth Court, Crescent Court, Star developed with the objective of integrating homes Court, Sea court, Jade Apartments, The Castille and with golf course, landscaped emerald spaces, resort Spa Court. The villas and town home have received living and commercial developments. The project possession but a few towers are under construction offers independent homes and apartments in Greater and expected to be delivered by 2015. The project Noida, along a 18-hole Greg Norman designed golf was launched at a base price of INR 5000 PSF and is course, member exclusive clubhouse, conference & available in resale of INR 8,500 PSF to INR 10,000 PSF, banquet facilities, tempting eateries, spa and health depending on the property. The project falls in ultraluxury category and has received appreciation and club, a golf academy and host of entertainment and recreation options. recognition by various agencies in the past. Construction image Perspective image Noida Region- Policy and Market Update 26

My Woods by Mahagun: Mahagun My Woods, located in Sector 16-C Noida Extension, spread over 22 acres, offers 2BHK, 3BHK and 4BHK apartments in saleable area ranging from 935 sq. ft. to 2190 sq. ft. The project is phased in three distinct phases and located adjacent to Gaur City-2 with close proximity to New Delhi Railway Station, Noida City Centre Metro Station, Fortis Hospital/ Shipra Mall, JIIT (Jaiprakash Institute of Information Paradise crystal by Ansal API: Construction image Paradise Crystal offers 2 BHK Apartments with attached toilets, stylish living cum dining room with modern kitchen, private balconies overlooking landscaped greens. The project proposes world class amenities like children play area, leisure park for senior citizens, yoga & meditation center, parks and Construction image Technology), DND and Kalindi Kunj. With several internal amenities offered for urban living, Mahagun Mywoods Noida Extension also proposes abundant social gathering space, which will include a tennis court, badminton court, basketball court, kids play area, party hall, landscaped gardens, area to play volley ball and set up for box cricket. Perspective image landscaped gardens with architectural features, Residential project with handicap friendly facilities, rain-water harvesting, table tennis, restaurant/ banquet hall, outdoor café, library and home theater. The prices start at 26 Lac, with unit size varying from 1060-1315 sq.ft. Perspective image 27 Informage Realty Private Limted

Yamuna Expressway Market Dynamics: The Yamuna expressway market is dominated by High-rise and plotted developments. The projects are spread along the Yamuna expressway on either sides till Mirzapur village. Yamuna expressway gained prominence after the construction of expressway and F1 racing track. The F1 racing track is part of the Jaypee Sports Developer presence Yamuna Expressway has at present 20 developers coming up with nearly 41 high-rise, low-rise and plotted developments. The most prominent among these is Jaypee Greens, Gaursons India Limited, Lotus Group, Supertech Builders, ATS Group etc. Jaypee Greens alone has proposed 5000 acre sports city with highrise city township and has attracted many developers in the region. The proposed Night Safari in Greater Noida will bring in tourist demand, eventually attracting commercial and residential development in the neighboring areas. After Greater Noida, Yamuna Expressway is the new upcoming investment location with fresh launches over past one year. apartments, Builder floors and Plots. Gaursons India has launched Gaur Yamuna City-1 and Gaur Yamuna City-2 along the expressway spread over 300 Acres of site area. The following chart illustrates the net saleable proposed by various developers in the region. 5 Noida Region- Policy and Market Update 28

CHART 17 Developer presence in Yamuna Expressway Built-up in million sq ft 10 9 8 7 6 5 4 3 2 1 0 Supply Trend A total of nearly 35300 units have been launched so far as High-rise apartments in Yamuna Expressway. The Unit Type split clearly shows that the market is dominated by the prevailing trends of launching 2BHK and 3BHK units, as witnessed in Noida and Greater Noida Regions. 47% of the total supply is in 2BHK apartments with 30% as 3BHK and 19% 1BHK units. Again the presence of 5BHK units is negligible. The Yamuna Expressway tends to follow a similar pattern. CHART 18 Unit type break up 3 BHK30% 4 BHK 4% 1 BHK 19% 2 BHK47% 1 BHK 2 BHK 3 BHK 4 BHK Majority of these projects launched in Yamuna Expressway were launched during 2013 and are The segmentation in Yamuna Expressway is slightly different form rest of the Noida region since 39% of the total supply is in Luxury Segment, reason being the launch of Jaypee Greens Sports city which forms an integral part of luxury segment supply. Supertech has also launched Golf Suits, Golf Village apartments, Safari Studios and Up Country Grand Circuit Apartments in Luxury segment. 69% of net inventory of units is in mid segment including projects by Gaursons India, Lotus group, Oasis Group, Orris Group etc. 8000 7000 6000 5000 4000 3000 2000 1000 0 H1 2017 1 BHK CHART 19 Unit wise breakup as per expected date of delivery PSF(INR) 2 BHK 3 BHK 4 BHK H2 2017 H1 2018 H2 2018 H1 2019 expected to be delivered by 2018. 29 Informage Realty Private Limted

Price Trend Yamuna Expressway is the most affordable option in relation to its nearness to Delhi. The prices are on the lower side with developers launching high-rise apartment projects in a range of INR 2500 PSF INR 3900 PSF. The ticket prices are accordingly low starting at 14 Lac. for a 1BHK apartment. Jaypee greens sports city has launched with the maximum ticket prices in luxury segment. Ticket size ranging from 20 Lac. 30 Lac. forms the most popular bracket Min Name of Developer Location Max Project Developer Location S No. Ticket Project Ticket name Price Price 1 BHK 14,21,400 Ajnara Ajnara Sec-26 28,10,500 Kassia Jaypee Sec-25 CHART 20 Ticket size variation across various unit types Above 1 Cr 80 Lac - 1 Cr 60 Lac - 80 Lac 50 Lac - 60 Lac 40 Lac - 50 Lac 30 Lac - 40 Lac 20 Lac - 30 Lac Less than 20 Lac Panorama 4 BHK 3 BHK 2 BHK 1 BHK 0 2000 4000 6000 8000 10000 Number of Units Greens 2 BHK 20,27,155 Oasis Grand Oasis Group Sec-22D 48,91,000 Kassia Jaypee Sec-25 stand Greens 3 BHK 28,80,625 Gaur Gaursons Sec-22D 65,62,500 Plumeria Uppal Sec-22A Yamuna City I India Limited Garden Estate 4 BHK 62,75,000 Ecnon Ecnon Group Sec-22D 82,25,000 Plumeria Uppal Sec-22A Ticket Price(INR) Kings Court for launching a project. Similar to other parts of Noida region, excess new launches in Yamuna expressway might lead to price stagnation and less appreciation. Along with Yamuna Expressway, Greater Noida Phase- 2 is another competent market which might absorb demand in coming times. But Yamuna Expressway has an edge due to connectivity to Noida city and proximity to Agra. Avg. Developer's Avg Launch Avg Resale Price Price Price Yamuna 3081 2652 2496 Expressway Garden Estate 12000 Noida Region- Policy and Market Update 30

In focus Jaypee Sports City: Jaypee Greens Sports city Greater Noida is India's first Urban Integrated City, spread over 1011 Ha and features India's first Formula one circuit Buddh International Circuit. In addition to the sporting facilities, the city would have a complete blend of residential, commercial, institutional & recreational areas. Construction Image The project offers a variety of residential units comprising low density residential (single family detached villas), medium density residential (socioeconomic lifestyles) and high density residential (multifamily communities). Site Plan Construction Image 31 Informage Realty Private Limted

Plotted development in Noida Region The Noida region has very few private developers venturing in plotted development, since authority sanctioned plotted development schemes are prevalent in Noida as well as Greater Noida Region. Along Yamuna Expressway a few developers have launched freehold plots for sale. Name of Developer City Total No Price ( INR Plot Sizes Completion Project of Plots per sq yds ) (in sq yds) Date Adhaar Homes Adhaar Homes Noida 300 11000 60-200 Mar-14 VIP City Infrastructure Pvt Ltd Extension Prime View NS Group Noida 300 22000 100-250 Nov-14 Expressway NS Anchal NS Group Noida 125 20000 60-100 Dec-15 Homes Expressway Curio City Orris group Yamuna 494 25000 150-500 Jun-16 Expressway Sunworld Sunworld Yamuna 750 25000 160-340 Dec-15 City -Plots Expressway Yamuna Vihar Jaypee Greens Yamuna 700 28000 152-400 Jun-15 Expressway Amaroo-Greens Amaroo Yamuna 136 22000 100-500 Dec-14 Buildcon Pvt Ltd Expressway Imperial County HDIL Yamuna 156 26000 195-360 Dec-15 Expressway Golf Green Orris group Yamuna 700 21000 150-750 Dec-14 Bay-Plots Expressway Taj Greens PropZone Yamuna 1200 3500 100-300 Jan-17 Residency Realcon (P) Ltd Expressway Logix Empire Logix Group Yamuna 250 29300 100-200 Dec-15 Estate Expressway Golf Country Supertech Yamuna 440 28800 100-400 Dec-14 Plots Expressway Noida Region- Policy and Market Update 32

6 SWOT ANALYSIS STRENGTHS WEAKNESSES OPPORTUNITIES THREATS Noida The biggest strength of being in Noida is its proximity to Delhi Adequate impetus on infrastructure and connectivity Noida is the best suited option after Delhi for property buyers and end-user, since the prices are much lower as compared to other NCR towns, with better infrastructure facilities. Noida is landlocked between Yamuna River, Hindon River and Ghaziabad Border. Thus the city cannot be expanded and will be saturated in due course of time. Nearness to Yamuna River and Hindon River leaves a major portion of land under flood zones and unsuitable for construction. However, these waste lands can be utilized to develop green and recreational zones. The property value appreciation in Noida has been less as compared to Gurgaon. The investors prefer Gurgaon due to better returns. Frequent revisions of Master Plan, FAR norms, and development regulations led to delayed construction and irregularities. Connectivity to industrial towns of Ghaziabad and Meerut Infrastructure improvement projects such as widening of NH-24 and construction of Faridabad-Noida-Ghaziabad (FNG) corridor, will further boost the connectivity. Proposed Rapid Rail Transit and Ring rail will improve the mass transit in and out of Noida. Land parcels in plotted government schemes can be developed along with private developers to provide better housing options within the city limits. River front development and recreational areas along Yamuna River will attract local tourists and pump in economy. Noida witnesses threat due to population influx from the neighbouring regions. The migration rate is the highest as compared to other cities of UP, which can lead to squatting and slum formation. The urban pressure on land and infrastructure will increase, since industries are located in Noida. The authorities need to address the issue by development of affordable housing schemes. Projects developed in neighboring areas like Greater Noida, Ghaziabad, Yamuna Expressway etc. are being offered at much lower prices. Land prices in the neighbouring areas is much lower and might attract industries and private sector for development. 33 Informage Realty Private Limted