1. Yesterday’s malls turn into residential projects, offices

Yesterday’s malls turn into residential projects, offices

Nirmal Lifestyle, a mall located in the central suburbs of Mumbai, in Mulund, may now be converted to a residential project.

By: | Mumbai | Updated: May 4, 2015 1:11 AM

Nirmal Lifestyle, a mall located in the central suburbs of Mumbai, in Mulund, may now be converted to a residential project, three people familiar with the development said. While not confirming the move, Dharmesh Jain, CMD, observed that a residential project is definitely more viable financially given sales of homes result in cash flows immediately. With vacancies in malls across India on the rise even though there’s no new supply coming in, owners of properties with high vacancies are being forced to convert these into either residential complexes or partly commercial outfits. As Sanjay Dutt, executive MD, South-Asia, Cushman and Wakefield, points out, not all mall locations can fly as a housing complex. “Nirmal Lifestyle is a 500,000 sq ft plot in the heart of Mulund and so lends itself to a housing project but others may have to turn the malls into commercial or mixed-use properties,” Dutt observes.

malls

The urgency is high for malls where the vacancy exceeds 50%. For instance, City Centre, Centre One and Palm Beach Galleria will soon become housing or mixed-use properties. All three are located in Vashi, a northern suburb in Mumbai, approximately 35 kilometers away from south of the city. In the vicinity are the Gold Souk Mall and the Wedding Mall, which were planned as specialty malls but are in the process of being converted into residential complexes.

In Pune, the Kakade Center Port in Ganeshkhind Road, Jewel Square in Koregaon Park and East Court in Viman Nagar are among the malls, parts of which are going to become offices. In Hyderabad, the Metropolitan Mall in Banjara Hills, this change has already happened. At the Ansal Plaza, in Khel Gaon Marg in south Delhi, 70% of the space is occupied by offices. In the NCR region of Gurgaon, the MGF Metropolis Mall in MG Road, has converted its top decks to house offices while the lower levels are rented out to retail clients.

Not all poorly performing malls, however, can become wholly residential complexes given that in the northern parts of the country fresh licences need to be procured for a housing property. That’s one reason why some owners have opted to redesign the properties as part-office-part-mall destinations. In places like Pune and Mumbai, however, reworked permissions are easier to get, Dutt explains.

With several developers having resorted to strata-sales — selling individual floors or shops to clients or investors — the ownership of malls has become fragmented. That makes it difficult to redevelop them. As Pankaj Renjhen, MD, retail services at JLL India, points out, “at times an existing structure needs to be broken down and rebuilt. This could also mean looking for more funds and obtaining government clearances and consequently it’s harder for multiple owners to execute a turnaround plan,” Renjhen observes.

Where mall developers are still majority owners, conversions are easier; in cases where there are several stakeholders, each one individually leases or redevelops parts of the same mall.

The Mumbai-based Kohinoor Group, for instance, sold its stake in Kurla to an investor after having burnt its fingers. Atul Modak, vice-president of the real estate division, said the exit was possible because the company held full ownership.

Industry analysts say leasing retail properties can fetch rises in annual rentals of 10%, higher than what an office building can earn. That’s because currently commercial leases are being drawn up for as long as five years with rents getting locked thereby capping the earnings potential. Nevertheless, experts say there is likely to be more conversion of malls into commercial spaces and residential projects as mall vacancies rise. According to DTZ, a global real estate consulting firm, all-India mall vacancies escalated to 17% in December 2014 from 13.2% in December 2013, despite supply declining by 40%.

For Updates Check Industry news; follow us on Facebook and Twitter

  1. J
    JK
    May 4, 2015 at 10:32 am
    Thats a bad idea. You will see even the converted properties lying vacant for the next ~10-15 years. Residential property buyers are out of market, they just cannot afford, and investors are stuck with their old stocks which have become liabilities, and unable to liquidate. Renting out residential property is highly risky and with negative net returns (rent less than 2.4% of property price, subtract interest costs, maintenance, fixed costs etc). Unless the prices drop by 50%, see no growth in next 10 years. Expect no significant ry or employment growth. IT industry to be worse hit, as every small country is catching up with Indian skills, and Mobile computing, Internet and Cloud based standard software trends have eliminated the need for too many IT pros. Manufacturing and general services will be the next on hit list, with global compeion, reduced disposable money / spending power of average person, value buying trends (smart people), reduced black money generation except in certain domains/limited circles, expanded city areas, and already fulfilled pent-up demand for housing.
    Reply
    1. R
      rishabh
      Sep 24, 2015 at 11:02 am
      Although nirmal lifestyle was doing good. but, thsi idea of using it for residential complexes can also prove out to be lucrative.
      Reply
      1. T
        Tushar thakur
        Oct 1, 2015 at 12:32 pm
        I think, there is nothing bad in this and there is nothing to criticize about Nirmal lifestyle being replaced by residential complex. It will provide more residential area to Mumbai. In return it will crate employment as well
        Reply
        1. T
          t p
          May 4, 2015 at 9:05 am
          All such problems can end only , if role of black money in real sector be finished by all transactions through cheque or DD or internet in registrar office as well as builder office. All commission agents make illusion & actual public buying suffers a lot at every stage. Public must be educated to control greed & first make themselves capable to fight corruption by the agents / builders / registrar office staff.
          Reply

          Go to Top