PROPERTY PLUS

Realty check at the airport zone

Shamshabad is hot property. But, those who go on a buying spree may end in hot water too. DENNIS MARCUS MATHEW takes you through the Master Plan readied by HADA, demarcating the zones for prospective buyers.

Shamshabad is among those areas around the State capital that are poised for a boom in real estate prices, thanks to the upcoming international airport. Proposals for an Outer Ring Road, an MMTS station and categorised development are also players in the price game. But here exactly lies the mousetrap. Those falling for unapproved, illegal plots sold by fly-by-night property merchants are a growing population.

The legitimacy of land that you propose to buy could easily be verified by calling up (Phone: 27905371, extension 758) the Hyderabad Airport Development Authority (HADA).

HADA, to make things simpler and safer for prospective landowners and builders in Shamshabad, has a Master Plan for the Hyderabad Airport Development Area, which clearly demarcates residential sectors, commercial areas and bio-conservation zones where residential structures are not allowed.

The plan strategy also includes a Transferable Development Right (TDR) mechanism that compensates for space in plots that are affected by Master Plan roads. Accordingly, the owner can go for the desired development either in the built-up area, where otherwise there is restriction on activity, or anywhere else in the HADA area that spreads over 458.86 square km, covering 73 revenue villages and 19 hamlets.

The Master Plan demarcates the land into 10 categories: High Rise Promotion Zone (HRPZ), Medium Rise Promotion Zone (MRPZ), Low Rise Promotion Zone (LRPZ), Institutional and Special Reservation Zone, Work Centres, Transportation Zone, Recreational Zone, Bio-conservation Zone, Himayatsagar Afforestation and lastly, the Special Reservation Zone (see map).

HRPZ and MRPZ are where all types of residential developments (row houses, cluster houses, corporate townships, apartment complexes etc) are allowed. Commercial activities, institutional activities, auditoriums, public utilities and facilities like gas godowns, hospitals, petrol pumps, banks, restaurants, cinema halls and small scare industries are also allowed here. While the height limit for HRPZ is 15 metres, or ground plus four (G+4), the same in MRPZ is 12 metres or G+3.

LRPZ is where detached houses along with corporate townships and all the other above-mentioned activities are allowed.

While for residential buildings, the permitted height is seven metres (G+1), it goes up to 10 metres (G+2) for other activities. In all these three zones, however, only 20 percent of the built-up area can be used, the rest has to be left open.

The Bio-conservation Zone, where only agriculture, tourism and recreational activities are allowed, permits usage of five percent of the site area and also admits temporary structures for the above said activities.

Educational and institutional activities are also allowed, but only with a minimum area of 10 acres and with a height of 6 metres or G+1.

The Afforestation Zone, which along with the Bio-Conservation Zone denotes areas falling under the catchment area of the Himayatsagar, can have only temporary picnic huts and no development activity is allowed, except for agriculture, and that too those without using fertilisers. Temporary structures are supposed to use only five percent of the built-up area of the site here. "Shamshabad, particularly its locales outside the Bio-Conservation Zone, is growing into a most-sought-after investment opportunity. The super fast-track Bangalore Highway (NH-7) is busier than ever these days," says Mr. Sastry, a dealer who has posted a couple of plots for sale on the Internet.

The prices on the Net touch Rs.10,000 per square yard, a fact that is however not corroborated by prominent real estate developers in the city.

"We are selling our plots, which have been approved by the Directorate of Town and Country Planning, and are outside the HADA bio-conservation zone, for Rs.2,500 per square yard. Yes, there are many people who are trying to sell off land in protected zones for lesser (Rs.1,000-1,500) and higher prices. Buyers should be careful with legal documents of all land deals here," advises M.V. Ramakrishna, the overseas development manager of Sreemitra Developers.

Take a lookExtreme caution needed when buying land in Shamshabad

Easy options available at HADA to verify legality of plots

Master Plan demarcates areas into 10 categories

Residences allowed only in High, Medium and Low Rise Promotion Zones.

The Zones

Work Centres: Residential structures except for corporate townships (with a minimum area of 100 acres) are not allowed. Reserved for industrial setups, offices and public facility/utility establishments, at a height of 15 metres or G+4.

Institutional and Special Reservation zone: For airport related activities and establishments and with a permitted stature of G+4 in areas that do not come across the air funnel, i.e., the flying path of aircraft. Offices, colleges, corporate townships, shopping complexes and hospitals along with other special projects are also allowed.

Recreational Zone: Earmarked for theme parks, resorts, hotels, tourism-based activities and public utility/facility setups, all to stop at a maximum height of 10 metres. Permitted coverage is 10 percent of site area with the rest to left open.

Central Squares: Sixty percent of site area can be utilised for educational/medical facilities and residences too, with a height of 15 metres or G+4.

Transportational Zone: For bus depots, truck terminals and similar activities.

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