Rationalising charges for conversion of leasehold into freehold properties in Mumbai can unlock huge value
Rationalising charges for conversion of leasehold into
freehold properties in Mumbai can unlock huge value
India Sotheby’s International Realty draws attention of the reconstituted
Maharashtra Government, to the pressing need to lowering conversion
charges.
Leasehold to freehold conversion charges as high as 60-70% of property value in
Mumbai
· Even at 25%, these rates are often way too high to justify the payments to convert
the projects to freehold
· Lowering of charges can spur redevelopment of properties in Mumbai, unlock
asset value.
Mumbai, July 09: India Sotheby’s International Realty, a leading real estate transaction and
advisory firm, has urged the Maharashtra government to rationalise state charges levied for
converting leasehold properties in Mumbai into freehold. This will help in unlocking value of
housing, commercial and industrial assets in the city and should be a part of the development
agenda that the government has undertaken.
India Sotheby’s International Realty (ISIR) has come out with a white paper titled 'Why
Leasehold Property is shackling Mumbai's Real Estate Potential'.
The consultant, in its report, has pointed out that the conversion charges to change property
rights from leasehold into freehold are as high as 60-70 per cent of the property value. The
amount is typically paid by sellers. Required payment of such a high rate to convert them is
often deferred by the landowners to the next generation. This stalls development and actually
lowers state revenues.
Mr Samir Saran, managing partner, India Sotheby's International Realty, said:
"Mumbai's real estate market is not only the most expensive in India, it is also among the top
few real estate markets that command such high capital values in the world. In fact, in some
localities, the per square feet rate has crossed the Rs 1 lakh figure."
One of the reasons behind such an exorbitant pricing is government fees and charges
associated with real estate, Saran said. "It is surprising that subsequent governments have
shied away from unlocking the true potential of Mumbai’s real estate by easing the leasehold
to freehold norms."
"We believe some serious rethinking is required to create a more robust and equitable
housing market in Mumbai," Saran felt.
The white paper noted that property ownership in Mumbai is largely in the leasehold format.
Residential, commercial and industrial land have all been leased on varying tenures. As the
lease periods come up for renewal or are at the tail end of the lease, the current lessors,
mostly government agencies, demand conversion charges for change to freehold status.
"Today, sellers are required to either take permission from the lessor authorities for changes
in individual ownership or pay conversion charges of 60-70 per cent," the paper said.
There are 9 types of leases available in Mumbai today. The white paper is focussed on
collector’s land given on lease between 1950s and 1980s for development of housing
societies and for commercial and industrial development. These are mostly located in in
Central and Western Suburb localities such as Bandra, Versova and Chembur.
Besides high conversion charges, the white paper has elaborated on other practical problems
in undertaking conversion of leasehold to freehold properties. The quality of some assets of
over 30-40 years has deteriorated and these buildings are in need of redevelopment.
In order to unlock value of properties in Mumbai, ISIR has suggested that the Maharashtra
government should come up with a long-term policy initiative to facilitate property owners
who wish to convert their assets from leasehold to freehold.
The consultant has urged that the conversion charges should be significantly lowered. And
the reduced rates should be applicable for a longer period so that everyone gets a decent time
to complete the entire process.
The conversion rates and FAR should be attractive enough for land owners and developers to
go for redevelopment. It also pitched for liberalising stringent societal norms (like castes and
reservation) to facilitate redevelopment. The payment of conversion charges should be
allowed in instalments as such large sums of money are difficult for pensioner allottees or
even for builders.
" A system of hefty fines and even cancellation of licences can be put in place as
disincentives to a few unscrupulous developers who queer the pitch for those with serious,
long-term intent to stay in the redevelopment market," the paper said.
About Sotheby’s International Realty – India
Born from the rich heritage of the Sotheby’s Auction House, Sotheby’s International Realty
(SIR) is an iconic global brand, with a legacy of quality service and unmatched expertise. The
SIR network is present in 79 countries and territories with 1,000 offices and 25,000 sales
associates and has achieved a record real estate global sales volume of $204 Billion in the
year 2021.
The brand has established its presence in India by setting up offices across key metros viz.
Delhi NCR, Mumbai, Bengaluru and Goa along with a presence in Colombo as well. The
team in India comprises senior private bankers and experts from real estate, hospitality and
luxury goods industries who have lived and worked in various parts of India and abroad,
bringing a wealth of experience which has won the trust of an affluent and exclusive clientele
