Real Estate Listings

Archive for September, 2010

Office Real Estate In Gurgaon-an Update

Ever wondered what actually is this real estate boom all about? Just check property trends in Gurgaon and you will get the feel of it. Imagine. The vacancy rates in the commercial office space segment are as low as 1.74 per cent in this flourishing suburb of DelhiNational Capital Region NCR today.

And it is never the case that Gurgaon is not able to add fresh capacities in the segment. Three huge commercial projects were accomplished in the first quarter of year 2007 bringing about 1million square feet of quality office and retail space to the city. The biggest one among these is Vipul Tech Square with builtup area of 4lakh sq. ft followed by Unitech Cyber Park and Ambience Corporate Park building commercial space of 2.75 lakh and 2.24 lakh sq. ft respectively.

Growth Drivers
Demand in commercial real estate segment of Gurgaon is primarily driven by companies in IT enabled Services ITeS and Business Process Outsourcing BPO companies that are enjoying amazing success here in the city.
In Gurgaon the operating costs are comparatively lower than other business hubs of Delhi Mumbai and Bangalore and this reason is enough to drive corporate behemoths to tread into this city located at a throwaway distance of 30kms from Delhi.
Moreover the state of infrastructure in Gurgaon is quite good except shortage of power that results in 34 hour of power cut during the day which is not really a deterrent since most of the commercial buildings have arrangements to deal with the matter.
Meanwhile a host of companies has set themselves up to pursue ambitious growth plans in Gurgaon and thus quest for more and more office space is on.

Rental Scenario
As far as renting an office in Gurgaon is concerned the scene is visibly dominated by services sector. In fact the segment is broadly divided into two categoriesIT related and non IT.
The average office rentals in Gurgaon for IT and ITeS companies come close to Rs 6080 psft while the same hovers between Rs 110 and Rs 130 psft for the non IT and ITeS.

Major Deals
Recently IBM leased 1.70 lakh sq. ft of office space at the newlyconstructed Unitech Cyber Park that makes the largest lease transaction in the city so far this year.
Besides GSK leasing hired some 8000 sq. ft office on rent in Gurgaon at Vatike Towers. Finally with the ongoing trends and emerging scenario commercial rentals are likely to remain stable and upwardly mobile in the prime areas for the next 6months and no signs of meltdown are in the picture.

About the writer:  For more details please visit: http://www.realtymantrarentals.com

New Urbanism On The Emerald Coast

New Urbanism started in the 1980s on Florida’s Emerald Coast basically as an attempt to counter the impersonal wasteful environment that is suburban sprawl. The nostalgic environment that it attempts to replicate is one where the car is not king people know their neighbours and where the environment makes the resident feel at home.

New Urbanism combines a wide variety of interrelated elements into one intriguing concept of modern living. Designers try to make the town as walkable as possible taking the focus away from car access and making the focus on pedestrian access to spaces particularly the neighbourhood center. This means that street layout is very important so that the residents can walk to local shops and ecofriendly public transportation. The buildings in a New Urbanism community are a high density mix of residential and business for a variety of different income levels all with quality design and construction.

Florida’s Emerald Coast is the cradle of New Urbanism in the United States. Communities built here include Seaside Rosemary Beach and Alys Beach. Seaside has a retro Florida hometown feel with its building style based on a bygone age of craftsman construction and design. Alys Beach is a luxury resort town with stunning beach views built in styles borrowed from Bermudan Californian and Antiguan designs. And Rosemary Beach is a stunning community with buildings built in a style reminiscent of the West Indies and New Orleans.

Due to the fabulous location these communities have it is easy for the planners to incorporate many outdoor elements to the town designs that would see frequent use by residents. As each community is also situated on a pristine white sand beach they are ideal destinations for vacationers as well. However each community has its own personality just come and visit them to see for yourself.

It is no accident that the Emerald Coast is home to these three beautiful designed communities. The area boasts gorgeous white sand beaches and emerald green waters making the entire area a fabulous destination for visiting or a new home purchase whether you’re looking for a residence in a New Urbanism community or any of the surrounding towns.

About the writer:  Leave no stone unturned in your dream Emerald Coast home search at Edkirkland.com. Search the latest Destin MLS listings for free or browse property anywhere in the Emerald Coast. We also offer extensive local information to put you in touch with the best of the Destin real estate area.

New Home Purchases – Negotiating Tips For New Homebuyers

There are many techniques to negotiating a new home purchase. Almost everyone has their own brand and approach to negotiating as evidenced by the dozens of books written on the subject. There really isn’t a right or wrong way to negotiate as long as you have the basics down. The biggest difference in negotiations is the personality and egos of the people who are negotiating.

That being said I thought I would chime in and share some of the negotiating tips I have learned over my last 15 years in the mortgage business. These are what I would call “the basics” with a twist of my personality added for good measure. I hope you enjoy.

The Golden Rule

Negotiating is a game of leverage meaning the person that has the advantage in a negotiation is most likely the one to emerge victorious in that round of the negotiations. I emphasized “that round” for a reason because when buying a home the price is only the first battle in a long string of negotiations. Knowing who has the advantage in each round of negotiations is a key factor to winning the war.

For example:

Let’s assume that you and your wife have found a home that you love and want to buy. Whether you know it or not when you make an offer on a home you are negotiating from a position of weakness. The owner knows that you want to buy the house or else you wouldn’t be making them an offer to buy it. Apart from those sellers that are in bad financial shape the seller will usually win the first battle. Advantage seller

However most people forget that the negotiations last throughout the length of the sale until the deal is closed. A mortgage transaction could take as long as a month and maybe longer to close. You still have appraisals home inspections mortgage issues and many other negotiating battles to be fought and won. So don’t be too hard on yourself if you didn’t come out of the first round of negotiations “smelling like a rose” just get ready for the second round.

Meanwhile the seller has put a chunk of his own money down on a new home in anticipation of you buying his home. He has scheduled movers picked out drapes and applied for a mortgage. The savvy negotiator realizes that the once reluctant seller is not so reluctant anymore. The power in the negotiations has now shifted just in time for the home inspector. It’s now the seller that needs you to do something for him namely buy his house. Advantage buyer.

Deal with a motivated seller:

Have you ever began negotiations with someone who has the attitude like “I don’t really care to sell this but make me an offer anyway?” That’s usually just a negotiating gambit used to get the buyer to make the first offer. Much like the home shopper who plays coy with the realtor or home owner as to how badly they really want the home. However there really are people in the market who really don’t want to sell and wholeheartedly expect you to make them a ridiculous offer. Your first job in negotiation is to be able to distinguish between the two. If you are dealing with the latter you should walk away or be prepared to pay a lot for the home.

Know when to walk away:

I have walked away from a dozen homes in the last 15 years partially over the mechanics of the deal but primarily over emotions. Personal emotions have no place in a negotiation and I should know since I have blown quite a few good deals over my ego. The point I am making is for you to be prepared to walk away. I tell most couples in the market for a new home “that after you find the perfect home go find another one that is near to perfect.” If you are using a realtor don’t let on which home you want to buy until you have the two homes picked out.

To negotiate price from a position of power you must be prepared to walk away and you must do it if you don’t feel you have a good deal. Some of the best deals I have made on properties materialized two weeks after negotiations had broken down. Don’t get me wrong you won’t always get that second call and that great deal most often you won’t. However one way to improve your chances of getting that second call is to always leave the negotiations in a civil manner. I always like to use the “oh shucks” method which basically says “I really like your property and it is probably worth every dime you’re asking but I just can’t afford it and thank you anyway.” This will leave the door open for further negotiations.

Ask for it all and then some :

Everyone likes to think that they are a shrewd negotiator and hate to feel like they have lost in the negotiations. The best negotiators in the world get exactly what they want and leave their opponents smiling at the table. The way to do this is to make a fair offer on the home and by fair I mean a price a little higher than you would like to pay. Then attach a laundry list of things you would like the seller to address. Ask them to fix the roof put in carpet leave the refrigerator paint the inside and anything else you can dream of.

This creates a myriad of issues that you and the seller can each give and take on. By offering the seller a fair price you have their attention and haven’t insulted them with a low opening offer. I wince when I see new homebuyers aided by inexperienced real estate agents throw a lowball number at a home owner and expect them to capitulate. The entire negotiation will end with two counter offers and be decided by an impasse on price. If someone could say “I’ll pay that price but you give me the roof and carpet” each negotiator has an opportunity to win.

My last bit of advice is that you pick a good experienced Realtor who isn’t going to pass you off to one of her newbie buyer’s agents. Begin your negotiations with her commission and keep in mind that you want her to work for you. This means if you beat her up too bad on the commission she will email you houses from the MLS and call you every two weeks. Pay her a fair commission and make her earn it.

About the writer:  Aubrey Clark is an editor for LendFast.com a Nationwide Home Mortgage Loan Company and DirectBanc.com a directory for low interest rate credit cards. Mr. Clark works and lives in Atlanta Georgia with his wife and 4 children.