Professional Documents
Culture Documents
PFD File
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OF
AT
VILLAGE SIHI
SECTOR - 84
JULY 2014
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MBPL Confidential
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MBPL Confidential
Profitability Projections
Rs lac
2016-17 2017-18 2018-19 2019-20 2020-21 2021-22 2022-23
Cash Profit 401 1,334 1,703 2,096 2,513 2,941 3,367
IRR 24.61%
DSCR 1.95 1.41 1.58 1.91 2.32 4.23 2.97
BEP% 73.49% 56.59% 49.84% 44.28% 39.75% 36.40% 34.32%
CBEP% 42.63% 35.65% 33.89% 32.32% 31.01% 30.22% 30.20%
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BASIC INFORMATION
AREA DETAIL
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OTHER FEATURES
LOCATION The proposed project is situated at village Sihi, Sector - 84,
Tehsil Manesar, Distt. Gurgaon, Haryana.
SITE The proposed site is at the distance 0 kmfrom Dwarka
Express Way.
HOTEL BUILDING The hotel building is located of the final toll plaza on NH- 8, which
is epprox. 1.5 KMand about distance 15 K. M. from Gurgaon and
35 KMfrom Indira Gandhi International Airport.
LAND DEVELOPMENT The proposed land not developed yet and its connectivity form
revenue rasta as per revenue record available.
BUILDING FEATURES All building will be centralized air conditioning; sprinkler system and
fire fighting alarms system are provided. Machenic light and
ventilation also will be provided and CFL lighting tune will be used.
SOLAR SYSTEMS There is a provision for solar system will be installed as specified by
HAREDA and shall be made operational.
WATER The water will be source bore well and municipal corporation. The
water will be utilizing drinking and domestic purpose only.
The waste water generated will be treated through STP of capacity
180 KL. The treated water will be recycling for flushing, cooling of
HVAC towers and green belt developments.
STP The capacity of STP will be 180 KL all waste water outlet pipes
from toilets and kitchen will be connected to sewerage treatment
plant for final treatment. After treatment this water will be utilized
flushing of toilets, cooling of HVAC towers and green belt
developments.
RAIN WATER The rain water harvesting system is provided in the building to
HARVESTING recharge its ground water level.
PARKING The parking provision will made at three basement and at surface.
The area of parking will be at basement and provision made approx.
311 cars including parking at surface.
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Table of Contents
- SALIENT FEATURES OF THE PROJECT
- COST OF PROJECT AND MEANS OF FINANCE
- PROFITABILITY PROJECTIONS
- BASIC INFORMATION
- AREA DETAIL
- OTHER FEATURES
1. INTRODUCTION
1.1Mark Buildtech Private Limited
1.2 Objective
1.3 Location
1.4 Connectivity
1.5 Building
1.6 Title
1.7 Technically Feasible And Economic Viability
2. MARKET OVERVIEW
2.1 Indian Hotel Industry
2.2 Country Trends
2.2.1 Hotel Industry Performance – Growth In Demand And Supply
2.2.2 Increasing Contribution From Food & Beverage And
Banquets & Conferences to The Revenue Mix
2.3 International Hotel Industry – June 2013
2.4 Hotel Industry In India
2.5 Size Of The Industry
2.6 Projections
2.7 Categorization Of Hotels In India
- Heritage Hotels
- Luxury Hotels
- Budget Hotels
- Resorts
2.8 Important Hotel Groups In India
2.9 Latest Developments
3. NCR OVERVIEW
4. GURGAON AND MANESAR OVERVIEW
4.1 Gurgaon
4.2 Accessibility
4.3 Demography
4.4 Infrastructure
4.4.1 Physical Infrastructure
4.4.2 Social Infrastructure
4.5 Key Industries In Gurgaon and Manesar
4.5 Gurgaon Real Estate Market
4.5.1 Office Market
4.5.2 Retail Market
4.5.3 Residential Market
4.5.4 Residential Micro-Markets
4.6 Out Look
5. MARK LAND PARCEL
5.1 MARKET TREND ANALYSIS
5.2 RESIDENTIAL MARKET
5.3 RETAIL MARKET
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6. PROPERTY DETAILS
6.1 LOCATION AND ACCESSIBILITY
7. SWOT ANALYSIS
8. CONCLUSION
9. BASIC INFORMATION
9.1 AREA DETAIL
9.2 Location
9.3 Building
9.4 Solar Systems
9.5 Water
9.6 STP
9.7 Rain Water Harvesting
9.8 Parking
9.9 Power Requirements
10. THE CONCEPTUAL PLAN
10.1 PROJECT LAYOUT AND DEVELOPMENT CONTEXT
10.1.1 SALIENT FEATURES OF THE PROJECT
Detail Of Floor Area And Ground Coverage
Basement Area And Parking Area Detail
Approach For Planning
Power Requirement
Water Requirement and Consumptions Proposed Project
Water Calculation and Water Balance
Characteristics of Treated Water Are As Follow
Connectivity: Parking Need
Sewerage Systems
Total Sewage Produced –
Sewage Quantity, Treatment, Reuse & Disposal:
Type Of Distribution:
Treatment Of Sewerage:
Final Disposal Of Treatment Effluent:
Solid Waste Generation:
Energy Conservation Measures:
Energy Conservation Measures & Management Plan:
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1. INTRODUCTION
1.2 Objective
The objective of MBPL is to Build in Gurgaon a Four Star Luxury hotel on total
plot area of the subject land of 2.2 acres with maximum value usage for
development of hotel and convention center in the close proximity of Gurgaon.
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1.3 Location
The proposed project is situated at Village Sihi, Sector - 84, Tehsil Manesar,
District Gurgaon, Haryana. The proposed site is at the distance 0 km from
Dwarka Express Way. The hotel building is located of the final toll plaza on
NH- 8, which is approx. 1.5 km and about distance 15 km from Gurgaon and
35 km from Indira Gandhi International Airport.
1.4 Connectivity
The proposed land is not developed as yet and its connectivity form revenue
Rasta is as per revenue record available.
1.5 Building
All building will be centralized air-conditioned, sprinkler system and fire fighting
alarms system are provided. Machenic light and ventilation also will be
provided and CFL lighting tune will be used.
1.6 Title
The title of the land has been cleared and authenticated by the
company’s legal consultants.
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2. MARKET OVERVIEW
The major cities across the country witnessed a growth of 11% in hotel
room supply in 2012-13, while demand exhibited a strong increase of
9.2% during the same period. The nationwide results of this year's Survey,
however, reveal that the average rates declined by 3.6% when compared
to those in 2011-12.
India continues to receive a greater contribution from both the Food &
Beverage (F&B) and the Banquets & Conferences department. The
Banquets & Conferences segment also recorded a year-on-year increase
of 17.4% in PAR revenue in 2012-13 (`2,26,793) over that in 2011-12,
while Food & Beverage recorded an increase of 4.2% in the PAR revenue
(`5,41,494) for the same period.
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The four major BRIC countries (Brazil, Russia, India and China) continue
to be targeted for hotel chain expansion, but the Chinese market is
beginning to look saturated, especially in the upscale to luxury sector.
India and Brazil have substantial growth potential and Russia has the
biggest development pipeline in Europe.
Over the last decade business opportunities in India had intensified and
elevated room rates occupancy levels in India. Even budget hotels are
charging USD 250 per day. 'Hotel Industry in India' success story is only
second to China in Asia Pacific. The World Travel and Tourism Council,
says that India ranks 18th in business travel and will be among the top 5
very soon. India's big success stories includes the new model for
development and growth; a model that is uniquely made.
Output per annum The industry is set to grow 15% per year
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2.6 Projections
Indian Hotel Industry's room rates are most likely to rise 25% annually
and occupancy to rise by 80%, over the next two years. 'Hotel Industry in
India is gaining its competitiveness as a cost effective destination. The
'Hotel Industry' is likely to add about 60,000 quality rooms, currently in
different stages of planning and development which would be ready by
2012.
MNC Hotel Industry giants are initiating for Joint Ventures to earn their
share of pie in the race. The Indian Government has approved 300 hotel
projects, where half are for the luxury range. Analysts say that the
manpower required by the hotel industry has increased from 7 million in
2002 to 20 million in 2013. More and more IT Professionals are moving
into the Metro cities as the USD 33 billion software services sector
pushing into the Indian economy. Indian Hotel Industry is set up to grow
by 15% a year. In 2010 as the Delhi capital city of India hosted the
Commonwealth Games there were more than 50 international budget
hotel chains moving into India. One of the major reasons for the increase
in demand for hotel rooms in the country is due to the boom of information
technology, telecom, retail and real estate. India's increasing stock market
and new business opportunities are always been attractive foreign
investors and corporate travelers to look for business opportunities in the
country. From 167 countries, today India has finally made its mark on the
world travel map.
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- Luxury Hotels
These Hotels are equipped with world class infrastructural amenities, they
offer the tourists with a fine lodging and dinning experience. They extend a
warm welcome to the customers catering primarily to the upper class
executives.
- Budget Hotels
These kinds of Hotels are like home away from home, they accommodate
customers from upper middle and middle class. Mostly named as
Economy Class Hotel, Business Hotels and Discount Hotels, the Budget
Hotels supports the modern infrastructural facilities for a comfortable and
pleasant stay.
- Resorts
Resort hotels in India are mostly found in hill stations and sea side tourist
destinations. These are located amidst natural scenic beauty as they are
the ideal place to enjoy some valuable time with family and friends or in
solitude.
Indian Hotel Industry has been booming business and has also given a
boast to tourism business in the country. Radisson Hotels India, Taj Group
of Hotels, Park Group of Hotels and ITC Hotels are some of the known
hotels in the hotel industry that are famous for unique amenities and
superb accommodation arrangements.
There are also the ITC Maurya Delhi, ITC Maratha Mumbai, and Fort
Radisson of Radisson Group in Kolkata, Radisson Jass Hotel Shimla, The
Taj Westend, Bangalore, Taj Coromandel, Chennai. The major cities like
Bangalore, Hyderabad, Chennai, Gurgaon, Pune and the suburbs of
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Mumbai are the areas most attractive for the international investment and
as expected these are the cities with the largest development pipelines.
Combined these cities account for 89 of the 161 projects in the pipeline
and 16,734 guestrooms, which is 68% of the rooms in India's total
pipeline.
In recent years the Indian government has taken several steps to boost
travel & tourism which have benefited the hotel industry in the country.
The initiatives by the Government include the abolishment of the inland air
travel tax of 15% to 8%, reduction in excise duty on aviation turbine fuel
and removal of a number of restrictions on outbound chartered flights,
including those relating to frequency and size of aircraft.
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Indian Hotel Industry has the best staff for hotels unlike employees in East
Asian hotels who are charming and gracious, Indian staff is also grooming
themselves to take initiative and discretion of decisions on the spot. Most
are better educated and speak better English than their East Asian
counterparts. Indian hotel industry is to be proud of as it has much to be
so. The real success story of the Indian Hotel Industry was due to the fact
that it took on the global chains on its own terms and it won.
The Indian Hotel Industry had a negative growth for 2012-13 with limited
prospects of growth according to a latest study by ICRA. For the
immediate term growth remains clouded with an uncertain economy
impacting demand even as lumpy supply additions occur. The Indian Hotel
Industry hit new lows during Q2, 2012-13 with falling revenue and
escalating power costs eroding operating margins which coupled with
increase in fixed costs resulted in many players in the industry posting net
losses. During 2012, global tourist volumes have grown by a modest 3-4%
as compared to 5.9% during the year 2011. Foreign Tourist arrivals
(FTAs) to India grew by 5.4% during 2012 with India welcoming 6.65
million travelers.
The growth trajectory had slowed down sharply from that of the previous
two years. However growth subdued to about 5-6%. There continues to be
several dark clouds in the horizon driving down global consumer
confidence due to the global uncertainty. The domestic situation has been
largely stable, while the rate cut, spate of reforms and some healthy
corporate numbers in 2012-2013 provide some respite in the near term.
According to a report, significant supply addition is expected across key
markets in India during 2012-13, particularly in Chennai and the NCR.
Supply addition in 2013-14 also expected to be robust. The Indian Hotel
occupancies, barring some pick up in October 2012, has been lower than
the previous fiscal.
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The capital over the last few years has become saturated in terms of the
amount of space available for real estate development. This has lead to
an increase in development activity in the satellite towns of Gurgaon,
Noida and Greater Noida. The development potential of any of these
towns, however, still is a factor of their proximity to the national
capital. For example markets like Sonepat, Panipat, Rewari, etc are
not able to go in sync with the Gurgaon success story.
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4.2 ACCESSIBILITY
National Highway (NH) 8 and Mehrauli-Gurgaon Road (MG road) are the
two arterial roads connecting Gurgaon to Delhi. Major developments
have concentrated in areas abutting these roads thus transforming the
two as the main commercial and residential spines of the city. Interiors of
Gurgaon are connected via a network of sector roads.
4.3 DEMOGRAPHY
As per the Master Plan drawn up by the Haryana Urban
Developmental Authority (HUDA) for 2021, they believe that as of the
4th quarter of 2013 Gurgaon-Manesar Urban Complex holds
approximately 26 lac population. HUDA also estimates this figure to
increase to 37 lac by 2021.
4.4 INFRASTRUCTURE
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Gurgaon has about 63.6% literacy rate which is amongst the high
percentages in the northern parts of India. Management & engineering
colleges in Gurgaon & Delhi contribute substantially to the national talent
pool. Gurgaon also scores fairly in terms of quality and quantity of higher
education institutes. It has reputed management institutes like Indian oil
Institute of Petroleum Management, Management Development Institute
etc.
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Apart from the existing industries, there are many thrust areas which have
been identified by the state. Prominent of these are agro-based and Food
Processing Industry, Electronics and Information & Communications
Technology, Handloom, Hosiery, Textile and Garments Manufacturing,
Export Oriented Units, Petrochemicals, Property Development and
Retailing. Special incentives have been provided in the Industrial Policy,
2005 for the promotion of agro-based and food processing industry and
other industries identified as thrust areas.
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area has been quickly rising and is currently at approximately Rs. 9,000
from Rs. 6,500 three years ago; an increase of approximately 69%.
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As per the Cushman & Wakefield Retail, the leasing values of nearby
developing area like Sohna Road would be approximately Rs 85 per
sq ft/per month. This is inclusive of 67% utility rate of the leased area
on the ground floor level. This assumption is also taking into
consideration that the Sohna road area has in the final stages office and
residential projects. Therefore considering these facts, it could
assumed that leasing rate for the land parcel area could be (presently) 35-
40% lower than the Sohna Road area due to undeveloped region.
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6. PROPERTY DETAILS
The land was not developed but its connectivity form revenue rasta as per
revenue record is available.
7. SWOT ANALYSIS
The SWOT matrix below (for the subject land parcel) is aimed at capturing
the essence of the above mentioned features.
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SWOT Analysis
STRENGTHS WEAKNESS
Single Ownership Proximity from Central Business
Good connectivity through NH - 8, Outer District (Connaught Place), New Delhi
Periphery Road and future Metro Line.
Close proximity to three nationally renowned Proximity from Central Business
Golf courses.
Two tenured water parks within 10km radius.
Close distance from proposed ISBT Depot
Various SEZ projects nearby
Uppal Developers - Multi Purpose
Orient Infrastructure - Textile
Reliance - Multi Purpose
Close distance from proposed ISBT
OPPORTUNITY THREAT
Proposed Auditorium/Convention
center in Sector 29 Gurgaon by
HUDA
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8. CONCLUSION
Gurgaon, once a small town on the outskirts of Delhi 10 years ago, has had a
grand makeover over the lat decade. Gurgaon has seen an increase in commercial
activity with IT/ITES leading the industries. Companies like IBM, Microsoft, Google,
Accenture, GE, Genpact, Convergys, etc. are just a few of main players of the
industry. This commercial development has trickled into various facets of Gurgaon.
There has been a large push for infrastructure development to cater to rise in footfall all
over Gurgaon. The demand for residential space has also increased with the
increase of large migrating population. There have been a large number of retail spaces
that have emerged all over the city, especially along the Mehrauli Gurgaon Road. What
once called a satellite city of Delhi is today a self contained city that is multiplying within
itself.
Unfortunately the hospitality sector has lagged behind in this upward spiral all over.
There has been a high mismatch of demand and supply within this industry. In result,
Gurgaon hospitality has seen a rise in both occupancy and ARR over the last 5
years. Due to the exorbitant ARR being charged all over the city, find it cheaper to fly in
daily, as compared to renting a room.
In respect to the table above, the client saves Rs 3,000 - Rs 6,000 daily or
Rs 14 lac annually by avoiding a night stay.
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As mentioned before, the exercise above is a quick scenario example to the demand
and supply mismatch present in Gurgaon. Therefore, there is high belief in the
hospitality industry that there is due a correction in the ARR after the 2010
Commonwealth Games with the steep increase in rooms inventory over the next 10
years.
The good news, to the scenario above is twofold. First, there is still high growth potential in
Gurgaon. The commercial sector rentals have shown great stability in comparison to
Noida (direct competitor outside Delhi with NCR), which has seen a dip in its rental
rates. As it can seen below there is an estimated supply of 5 million sq ft of commercial
space to come up within Gurgaon in 2014. This will highly compliment the upcoming
hospitality sector.
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9. BASIC INFORMATION
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9.2 Location
The proposed project is situated at village sihi, sector -84, Tehsil Manesar,
Distt. Gurgaon, Haryana. The proposed site is at the distance 0 kmfrom
Dwarka Express Way. The hotel building is located of the final toll plaza
on NH- 8, which is approx. 1.5 km and about distance 15 km from
Gurgaon and 35 km from Indira Gandhi International Airport.
The proposed land not developed yet and its connectivity form revenue
rasta as per revenue record available.
9.3 Building
All building will be centralized air conditions, sprinkler system and fire
fighting alarms system are provided. Machenic light and ventilation also
will be provided and CFL lighting tune will be used.
9.5 WATER
The water will be source bore well and municipal corporation. The water
will be utilizing drinking and domestic purpose only.
The waste water generated will be treated through STP of capacity 180
KL. The treated water will be recycling for flushing, cooling of HVAC
towers and green belt developments.
9.6 STP:-
The capacity of STP will be 180 KL all waste water outlet pipes from toilets
and kitchen will be connected to sewerage treatment plant for final
treatment. After treatment this water will be utilized flushing of toilets,
cooling of HVAC towers and green belt developments.
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9.8 PARKING
The parking provision will made at three basement and at surface.
The area of parking will be at basement and provision made approx. 311
cars including parking at surface.
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2 Staff (180 guest rooms bays X 324 15 30 4.5kld 10kld 14.5 kld
1.8 guests)
3 Visitors & public toilets (180 180 15 10 2.7kld 1.8kld 4.5 kld
guest rooms bays X 1 guests)
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Connectivity: The project is adjacent 24 m. wide service road & 24 m. wide road passing
through project site. The project site is well connected to network of roads leading to
various parts of NCR internal roads and separate entry and exists will be provided.
Parking Needs: Total parking provided will be 314. Total 243 ECS will be provided in
basement level parking about 71 ECS will be provided on surface.
SEWERAGE SYSTEMS:
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Type of distribution: Generally all flow shall be by gravity up to the final disposal point.
Wherever gravity flow form the discharging units into the external sewer line is not possible
local sewage pumping system shall be provided either directly to the final disposal point, or
into the external sewer line.
Final Disposal Of Treatment Effluent: Treated water recovery from STP will be 126,out
which 29 KLD water will be reuse in flushing of toilets,16kld water will be reuse in green
area development,82 KLD treated water will be use for cooling process of HVAC/DG sets.
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- Passive Solar design refers to the use of Sun’s energy for the heating and cooling of
living spaces.
- The orientation of the building will be done in such a way that maximum daylight is
available.
- The orientation of the building would be done in such a manner that most of glazed areas
in north and east.
- Lesser opening will be provided on the west facing walls.
- Landscape and greens areas will be so spaced so as to cool the surrounding invironment,
witch will reduce energy consumption.
- Green belt in the site will be maintained by the project proponents, witch would have an
overall cooling effect on the surroundings.
- Using electronic counterweight for discharge lamps.
- Renewable energy technologies will be promoted in the form solar water heating. Solar
water heating system consisting of solar panels of and hot water storage insulation tank is
also proposed.
-In the operational phase, appropriate energy conservation measures and management
plan will be adopted in order to minimize the consumption of non renewable fuel. The
following measures are suggested to be adopted:
-Use of CFL instead of GLS lamps for flat and common areas.
-Use of T5 lamps instead of normal fluorescent lamps in basement.
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