Feng Shui: Get Lucky By Using Elephant As Part Of Your Home Décor

In Feng Shui, elephants have a great significance in home décor.  A Chinese practice of positioning things in your surroundings, Feng Shui balances the yin and yang and maintains the flow of chi.

An elephant symbolises Buddha and the Lord Ganesha to bring home strength, good luck, and harmony in family bonds. However, all of this could be achieved only if an elephant’s statue or pictures are used in a certain way at certain places.

Also, a common belief is that every form of this animal you use should have its trunk facing upwards for positive results.

MakaaniQ shares ways in which adding elephant to your home décor could bring positivity to your home:

  • Welcome home the good luck by placing a statue of an elephant or a pair at your front door. You can buy large pieces if your home has a wide entrance. While placing them, ensure that they face inwards for positive results.
  • Elephants are also known as the protectors or guardians. So, for those looking at protecting your home from evil or negative impact, place this pair of elephants facing outwards. This would help prevent the loss of chi and, thus, maintain balance.

Elephant Entrance(Dreamstime)

  • For a harmonious relationship between a couple, place a pair of elephants in a form of statue, painting or even cushion covers.

Elephant Cushions(Dreamstime)

  • For a stronger mother and child relationship, place a mother and child duo of elephants. These in the form of a statue or a painting could be placed in parents’ or children’s room.

Mother child elephant(Dreamstime)

  • You could also place elephant symbols in the form of toys, statue, wallpaper, cushion covers or others in your children’s room to strengthen their knowledge and help them do better in academics. Make sure that it is placed on your child’s study table.

Elephant study(Dreamstime)

  • To bring positive growth in your career, place an elephant on the front door of your office and also at the workstation at your home, if you have any. An elephant, which symbolises wisdom and power, is known to energise your career, in case planning to change a job or even enhancing your current job. Moreover, an elephant with a face on your work diary or in other work stationery would help you enhance your leadership qualities, and help you perform under pressure.

Elephant workstation(Dreamstime)

  • To bring balance into your life, opt for an elephant picture or statue that is holding something, for instance, a crystal ball or any other such element. This form of elephant balances all the elements in your life.

Elephant career(Dreamstime)

  • For Indian homes, Lord Ganesha plays a significance role and is considered to be the first god to be worshipped when starting something new. So, what better than having an idol of Lord Ganesha at home to bring in peace and prosperity.

7 Vastu Tips To Welcome Positive Energy Into Your Home

Also Read: Vastu Tips For Placing Elephant Paintings & Statues

Delhi Master Plan 2041 May Be Notified By April 2023: DDA

The Delhi Master Plan 2041 (MPD 2041) will be notified by April 2023, the Delhi Development Authority (DDA) has told the Supreme Court.

Recall here that the DDA approved the master plan 2041 in April 2021, put it in the public domain in June 2021, and received over 33,000 comments from residents to make necessary amendments in the document’s final draft.



Delhi Master Plan 2041 May Be Ready By 2021-End: DDA

Even as residents and civil society groups in the national capital debate the merits and demerits of the Delhi Master Plan 2041 (MPD 2041), the Delhi Development Authority (DDA) vice-chairman Anurag Jain said that the plan would be ready by 2021-end.

“There were many challenges in preparing the MPD-2041. All the previous mater plans of Delhi, including the current MPD-2021, were completed after the stipulated time frame. However, MPD-2041 has been prepared within the stipulated time, despite delays in the process due to the COVID-19 pandemic,” Jain said.

Recall here that the Delhi Development Authority released the Delhi Draft Master Plan 2041 on June 9, 2021, to invite suggestions and feedback and set a 45-day deadline for the same, after the draft received a preliminary approval from the DDA’s advisory council, chaired by Delhi Lt Governor Anil Baijal.

However, it later had to extend the deadline to receive public opinion of the Delhi master plan till August 23, 2021, amid rising concerns among citizens and civil groups that the MPD should have provisions that focus on creating children and women-friendly infrastructure.

Recently, the Delhi Commission for the Protection of Child Rights (DCPCR) recommended that the Delhi Master Plan 2041 needed to be more child-centric and the national capital should be designed to include provisions for child-friendly mobility, creche facilities and feeding rooms to increase women’s participation in the workforce. 

“Currently, 30% of Delhi’s population comprises children in the age group of 0-18 and the overall population of Delhi is expected to grow to about 3.9 crores. Assuming 30% of those still continue to be children in the age group of 0-18, around 1.17 crore children would be there in Delhi by 2041,” the child rights panel said, suggesting that 30% of the area in the 18 planning zones across the capital be specifically earmarked for children-related activities.

The land earmarked for this purpose could be used to build child protection units, child care institutes, schools, anganwadi centres, creches and day-care centres, hostels, paediatric wards, hospitals, etc., the panel suggested. The panel also suggested that existing offices must retrofit themselves with facilities such as creches and feeding rooms, to increase women’s participation in the workforce while all new offices must come up only after having provisions for such amenities.


DDA Approves Delhi Master Plan 2041

The Delhi Development Authority (DDA) has approved the draft Master Plan 2041 (MPD 2041), in a meeting held by the development body on April 13, 2021. Earlier, the DDA said it planned to implement the master plan after the term of the MPD 2021 is over on March 26, 2021. The master plan, which aims at promoting rental housing among other things,  will now be sent to the union housing ministry for its approval.

Terming the MPD 2041 as a ‘strategic’ and ‘enabling’ framework that would guide the future growth of the national capital, the DDA said that the new framework has been drawn, based on the lessons learnt from the the master plans of 1962, 2001 and 2021.

“The master plan seeks to make Delhi an environmentally sustainable city that offers quality, affordable and safe living, while providing opportunities for economic, creative and cultural development,” Delhi Lt Governor Anil Baijal said, in a tweet. Nearly 70 agencies and over 150 departments were involved in preparing the MPD 2041, while suggestions from the Delhi residents were also received.


Govt In Process To Prepare Delhi Master Plan 2041

The government is in the process of preparing a new master plan for the national capital, to ensure ease of living and to provide urban amenities to its citizens, the Housing Ministry said, in a press release on January 11, 2021. According to the ministry, the vision for Delhi Master Plan 2041 is to ‘foster a sustainable, liveable and vibrant Delhi by 2041′.

The Delhi Master Plan 2041, said the release, will enable stakeholders to know the exact policies that apply on their land and properties and simplify the norms related to use of premises and activities, flexibility in FAR (floor area ratio) use, parking requirements and enable flexibility in customising future developments for meeting people’s needs.

The 2041 Master Plan will aim at incentivising new formats like serviced apartments, condominiums, hostels, student housing, worker housing, etc., with an aim to boost real estate in a city where over 40 lakh people reside in unauthorised colonies.

The plans will also promote transfer of development rights-based projects, to bring jobs and homes closer to mass-transit systems and devise comprehensive strategies for improving old and dilapidated areas in the city.

The outreach of the new master plan includes schools, universities, residents’ welfare associations, civil society groups and campaigns, traders and market associations, environment experts, industry groups, professional bodies, etc.

To be Delhi’s fourth master plan, the Master Plan 2041 offers a development perspective for the national capital for the next 20 years – from 2021 to 2041. However, till the time the vision document for the next two decades is not implemented, the Delhi Master Plan of 2021 will be in force.

The key focus areas under the 2041 Master Plan will be providing high quality green-blue areas for recreation and leisure and enhance Delhi’s preparedness for the impact of climate change and to devise methods to tackle pollution.



Relief Likely For Delhi Gyms As DDA Approves Changes In Master Plan

The Delhi Development Authority on October 9, 2019, proposed a change in the master plan of 2021 under which fitness centres, including gyms and yoga facilities, would be allowed to operate in residential areas. “The Authority approved amendment in the master plan by which fitness centres (including gymnasia, yoga or meditation centres and wellness centres) have been allowed to continue, considering their role in making the Fit India Movement a success,” the DDA said in a statement. After the notification, new fitness and wellness centres will only be allowed to operate on ground floors or basements.

Earlier, the DDA said it would offer bank locker facilities in the basements of buildings and make changes in the master plan to accodomate the idea. The development body might also allot land under ‘religious category’ which could be used to carry out yoga training, religious/spiritual preaching and meditation. This land could also be used to build museums, art galleries, exhibition centres, auditoriums, canteens, restaurants, langar halls and community kitchens.


What else does the national capital’s Master Plan of 2021 envisage?

According to the DDA website, “A master plan is the long-term perspective plan for guiding the sustainable planned development of the city. This lays down the planning guidelines, policies, development code and space requirements for various socio-economic activities supporting the city population during the plan period. It is also the basis for all infrastructure requirements.”

It is in this context we would look at the key provisions in the Delhi Master Plan 2021 which would have a major impact on future real estate development in the national capital.

The plan: When the draft was notified in 2005 inviting public views, it had received about 7,000 objections and suggestions while 611 people/organisations were given individual hearings over this. The current form of the plan was approved in 2007 by the Union Urban Development Ministry. The plan will be reviewed after every five years.

On categorisation: There are 18 focus areas — categorised from A to R in the plan — based on which Delhi will be turned into a world-class city. These include land policy, public participation & plan implementation, redevelopment, shelter, housing for the poor, environment, unauthorised colonies, mixed-use development, trade & commerce, informal sector, industry, conservation of heritage, transportation, health infrastructure, educational facilities, disaster management, provision for sports facilities and focus on infrastructure development.

On population accommodation: While forecasting that by 2021 Delhi’s population would reach 225 lakh, the master plan says that efforts should be made to keep it below 220 lakh. To house this population, the plan asks for adopting a three-pronged strategy:

— By encouraging people to shift to suburbs

— By expanding city limits

— By increasing the population-holding capacity of existing areas by redeveloping them

On redevelopment: According to the plan, there is a “large proportion of underused land with a number of vacant sites as well as dilapidated built-up areas lying vacant in the city and “many of such areas are owned by the government”. These should to be planned for “redevelopment with higher density” to make optimum use of land resource.

On senior living: Elderly According to the plan, the number of people above the age of 60 is expected to reach over 24 lakh and would account for 10.7 per cent of the total population. The plan wants to make the lives of the elderly easier in the city by providing old-age homes, low-floor buses, special seats in buses, special seats in public toilets and ramps in public buildings.

On different areas: The plan defines the walled city (Shahjahanabad), the walled city and the extension (Pahar Ganj, Sadar Bazar, Roshanara Road and adjoining areas) and Karol Bagh was Special Areas. These areas are “a mix of different land uses and have similarities in compact built form, narrow circulation space and low-rise high-density developments, mainly accommodating residential, commercial – both retail or wholesale and industrial uses”. The regulations for developing these areas will be diffrent from other areas of the city.

On PSU offices: According to the plan, no new Central and public sector undertaking offices should be built in the National Capital Territory of Delhi (NCTD).

On solid-waste management: According to the plan, the problem of solid waste management in Delhi is assuming “serious proportions” due to an increase in the population, urbanisation, changing lifestyles and consumption patterns. To tackle this problem, it proposes setting up of landfills. “The area required for solid waste disposal through various technologies, including sanitary landfill sites, shall be reserved in the Zonal Plans,” says the plan.

On mix-use land policy: To promote non-residential activities in areas meant for housing, the plan envisages a mixed-use policy which would help Delhi use its lands to an optimum level. However, the mixed-use pattern not be permitted in the Lutyens’ Bungalow Zone, Civil Lines Bungalow Zone, government housing, institutional/ staff housing of public and private agencies and buildings/ precincts listed by the Heritage Conservation Committee.

7 Easy Ways To Give Your Wall A Complete Makeover

There are many things in your home that are close to your heart or have memories attached with it but are of no use. These are often dumped in that box holding all the things you do not need. However, there is an interesting way to bring to life these old memories and give them a place in your home’s décor – turn them into art.

And, while you thought art was expensive, these old memories will only make it priceless without you having to invest anything. 

Give your wall a complete makeover with these quirky tips: 

CD covers

We are all about streaming music and casting videos now, making CDs a yesteryear product. However, old, some of the CDs, yes, you can admit that you bought them because they had a beautiful cover. It was later that you fell in love with the songs. Why not turn these beautiful covers into an art?

Pick some colourful covers and create a collage. Use wooden framing to turn this collage into a wall hanging, an art piece that would be loved by the many music lovers.

Stamps or postcards

Many of our parents had the hobby of collecting stamps and postcards from around the world. Colourful and interesting, these stamps and postcards can be a piece of art, too. Use them to transform your otherwise drab walls.


Bright, colourful and patterned handkerchiefs can be an interesting option, too. Use them in small frames and place them in a collage form on the walls. Make sure you use them on the wall you want to highlight the most in your room. This can make the otherwise pastel theme of your room come to life.

Old hand-written letters

Hand-written letters are a thing of yesteryear, but, remain close to our hearts still. Framing an old letter your best friend wrote to you, or a letter you received from your grandparents when you were a small child, could be a good way of keeping the memories alive. Also, the vintage look of the letter, a beautiful handwriting and the beautiful words written can do wonders to the overall décor.

Book covers

Many of us choose our books by their covers that attract our attention. Some quirky, some telling and some bright, these book covers can be a great way to deck up your walls. Make a collage of some interesting book covers and frame them to create a piece of art. Have some old or rare book covers? Try it now. 

Currency notes

Frequent travellers have a hobby of collecting currency notes just like some have a hobby of collecting postcards and stamps. These can also be used to adorn your walls. Just like you would do to book covers and stamps, frame these currency notes to create a wall art.

Old photos

What better way than to say it with pictures? Old pictures of your parents when they were young, photos of your childhood and now photos of your little ones put together can create a beautiful family tree frame. A mix of monochrome and coloured pictures can be pleasing to the eye.

A bonus…


Although not from the closet of old memories, left out wallpaper can also be turned into an art by just framing it. Have a piece of wallpaper that was used to decorate the walls of your bedroom? Use this left out piece and get it framed to add beauty to the plain walls of your living room. You could also frame a variety of wallpapers to create a multi-colour scheme.

Moving Into A New House? Check Your Occupancy Certificate

Home purchase is an important landmark in one’s life. But before you move into your new abode, it is important to check if all documents are in the right order. One such document is the occupancy certificate (OC). Also known as completion certificate or the pass certificate, it certifies that a building has been completed and has complied with the approved plan. Issued by the municipal corporation concerned to the developer of any building with more than five units, it is given to a building or some part of it but not individually to every single unit. In case, a developer is unable to provide the occupancy certificate, this means the building has not been approved under the legal plan.

An OC is required while applying for a loan or mortgage, and for resale of the premises. As it is illegal to reside on the premises without obtaining an OC, it is also sought by departments providing amenities like electricity, drinking water and sewage connection. In case a developer has already taken the utility connection, it could be disconnected at any point in the absence of an OC.

It is imperative for a buyer to ask for a commencement certificate if he purchases an under-construction property and demands an occupancy certificate if the property is ready for possession.

Before granting an OC,  approvals have to be obtained from:

  • Fire department 
  • Electrical inspectorate
  • Municipal corporation (for operating elevators)
  • The civic body (that it has been built according to the sanctioned plan; deviation of up to five per cent is allowed)
  • Waste management area and sewage treatment plant
  • A rainwater harvesting system certified by the Central Pollution Control Board.
  • The Airport Authority of India, if the project lies in the range of an airport.

Why is it illegal to occupy a building without procuring an OC?

  • The building might not be capable of managing its waste, sewage, water, etc. This may not only cause inconvenience to the occupant but also trouble the neighbours. The local environment would be degraded if the waste management, rain-water harvesting system, etc, are not in place.
  • The building might not be safe to inhabit because of poor quality of construction, safety, etc. So, the developer, buyer, tenant, or servants, would be at risk residing in such a property. As the building is technically unfit for occupation, if any accident occurs, the person would not be able to hold anyone liable or claim any insurance or compensation.

How are people able to reside in a building without obtaining OC?

  • Many a time, the registration of a property is allowed even in the absence of the OC.
  • The developer obtains the electricity, water, sewage connection during the construction stage. Civic authorities do not bother about severing the connection if the occupancy certificate is not obtained.
  • As developers and buyers complete the process in a haste, they tend to ignore the OC.
  • Most of the times, it is the buyer’s ignorance about any such certificate that lands him or her in a trouble at a later stage.
  • Some bye-laws in the country are not consumer-friendly. Tangled in red-tape and bureaucratic hurdles, an OC remains pending for months without any reason. This needs to be curbed and a maximum time period — within which the municipal corporation has to either grant the OC or reject it, with reasons — should be prescribed.
  • In a bid to make more profits, builders tend to shortchange buyers and compromise on construction quality. They either make more floors or leave less vacant space. To hide their malpractices, they tend to avoid even applying for an OC.

Planning to Gift Your Property? Consider These Points

The joy of gifting is immense. But, there could be financial implications on doing so, especially if you are planning to gift a property. Here are certain points that must be considered before you decide to confer upon another the ownership of your property through a gift deed.

Do I have to pay taxes if I gift my property to a relative?

The answer is no. Neither you nor the relative will be liable to pay taxes in a case the transfer takes place through a gift deed. However, you will have to pay stamp duty and registration charges on the transaction to provide it legal validity.

States have different laws over the issue. In Rajasthan, for example, no stamp duty has to be paid if a husband is gifting an immovable property to his wife. In case the transfer is in the name of other relatives such as the father, the mother, the son, the sister, the daughter-in-law, the grandson or the daughter, 2.5 per cent of the property value has to be paid as stamp duty.

If you are transferring the property — which has a value of over Rs 50,000 — to someone who is not your relative, the recipient will have to pay taxes during that financial year under the head income from other sources.

What if you want to gift the cash gained from the sale of the property?

In such a case, the recipient might have to pay taxes if he or she is not your relative. Under the tax law, if one receives a gift worth Rs 50,000 in one financial year, one will be liable to pay taxes under the head income from other sources. If the proceeds are transferred to, say, your son’s account, he will not be liable to pay any taxes.   

Also read: Can I Buy A House With My Friend?

What if you gift your assets during your lifetime?

In case you have parted ways with your assets through a registered gift deed, the change of ownership takes place immediately after. Mind you, a gift deed becomes legally binding only after it has been registered paying a stamp duty for the transaction during your lifetime and two witnesses have attested it. According to the provisions of the Registration Act, 1908, the donor must get the deed registered within four months of executing the same.  If you thought a gift deed transferred your property to, say, an NGO, it can immediately claim the ownership of the property.

Can you take a gift back?

The answer is yes, but here is a caveat. According to Section 126 of the Transfer of Property Act, 1982, unless the donor specifies in the registered contract that he keeps with himself the rights to take back the gift, revoking the deal will not be possible. You could also keep partial rights over the gift. For instance, you transfer through a gift deed two plots to a distant relative at the same time keeping your right to revoke the transfer over the second plot. At a later stage, you will not be able to claim ownership over the first plot.

Also read: Interpreting The SC Order On Women’s Right To Ancestral Property

What if you want to gift your property after your demise?

Despite your willingness to gift your assets, you may not like to part ways with it during your lifetime. To ensure that, the transfer must be done through a will, and not a gift deed. When you create a will, you also have the liberty to make changes in it as and when you deem fit, something you do not enjoy if property transfer has taken place through a gift deed.

Who pays the dues after a property is gifted?

Under the provisions of the property transfer law, after an asset is entirely conferred upon a new person through a gift deed, the recipient of the gift will be liable to pay all pending dues. Suppose you uncle gifted you his flat, for which he is liable to pay Rs 50,000 as water, electricity and utility bills. The responsibility of paying the dues now rests with you.

Do you still have to pay a stamp duty if you are gifting your assets to a charitable trust?

Depending on the prevailing law in your state and the manner in which the deed is created, the stamp duty might be waived or reduced if you are gifting your assets to a charitable organisation. However, in case you are gifting your property to a non-governmental organisation (NGO), you will not have to pay stamp duty. Also, keep in mind that not all NGOs are permitted to accept gifts of land and property.

Can you gift a property you expect to own in future?

Such a contract, if made, is termed void according to the law.

What is the recipient does not accept the gift?

To make a gift deed legally valid, the beneficiary has to accept it in the lifetime of the donor. In case he fails to do so, the contract would turn void and the ownership of the property would lie with the donor.

Common Myths About Property Tax Payment Busted

In matters that are considered complicated, we tend to believe any opinions that come our way. However, in matters as serious as property, public opinion should not be our guide. If you recently bought a property, it is important to understand your tax liabilities. Any confusion in this regard can cause major financial losses.

We bust five common myths involving property tax in India:

Myth: Property tax can be paid anytime

Fact: You can pay your property tax on both a semi-annual and an annual basis. In case of a delay in payments, a penalty is charged. However, municipal bodies are often seen extending schemes to encourage taxpayers to make payments by waiving penalty amount by a huge margin.

Also read: Here’s How You Can Pay Property Tax Online

Myth: My tenant will pay property tax on rented unit

Fact: As the owner of the property, a landlord is responsible for paying the property tax, and not the tenant. It is illegal to force your tenant to do the same. In many countries, tenants are responsible for paying this levy, unlike India.

Myth: The Central government decides the rate of property tax

Fact: Land in India is a state subject and district municipal bodies assist them in collection of property tax. Typically, urban-local authorities are responsible for evaluating your property and collecting taxes accordingly. Your property tax amount includes utility bills such as power, water and drainage.

Myth: I can in any circumstance avail of a rebate if I am a senior citizen, a woman or a differently-abled person.

Fact: This is true as long as your property is not given on rent — this means the property must be self-occupied for you to claim rebates. You can also enjoy concessions if your property falls in a location that is prone to natural calamities or if you are a former staff of the Indian military services. In case you have rented out your property, you will have to pay taxes under the provisions of the ‘income from house property’ of the Income-Tax Act.

Also read: Now, Satellite Mapping To Recover Property Tax

Myth: I can get away with defaults by paying a fine

Fact: Well, most of the times. Municipal bodies impose an interest on dues as penalty for non-payment. However, non-payment of property taxes for a long time might also force the municipal body taking over the property and selling it in the market to recover dues. There have been many such instances in major cities where a municipal corporation ended up auctioning the property to recover property tax dues. In February 2019, for instance, the Pune Municipal Corporation seized as many as 600 properties with a market value of Rs 500 crore over non-payment of property tax dues. 

Documents To Check, To Avoid Property Fraud

With our lifetime savings, we all plan to buy our dream home. While the cost of the property and the means to fund it are important, it is equally critical that you don’t end up becoming the victim of a fraud. Hence, it is essential to know which documents need to be checked when you buy a property.

Sale deed

This is the core legal document, a proof of sale as well as the transfer of ownership from the seller to you. A sale deed should be registered, apart from ensuring that the property has a clear title.

Also Read: How Sale Deed Is Executed

Mother deed

This is the parent legal document which helps trace the antecedent ownership of the property. You will need this document to sell your property in future. One has to ensure that the mother deed has recorded the references to previous ownerships in a continuing sequence until the current owner.

Approval plan of your building

A property owner must obtain an approval plan either from the jurisdictional commissioner or any other officer authorised by the commissioner. To obtain a building approval plan, one has to submit the following documents. These include:

Title deed

City/panchayat survey sketch

Latest tax receipts

Foundation certificate

Land-use certificate

Property assessment extract

Property PID number

Earlier sanctioned plans

Drawings of the property

Conversion certificate

As a large part of the land in India is still farmland. This is why revenue authorities issue a conversion certificate, stating the change in land use from agricultural to housing. A no-objection certificate should be obtained from the tehsildar’s office for this conversion.

Encumbrance certificate

This means a change in the ownership on property that has been held against a home loan. In other words, this document will give you proof of mortgages, title transfers or any legally registered transaction against your property.

Power of attorney

A power of attorney is a document that legally given authority to an individual to rent or mortgage the property on his behalf. But, this document, too, should be registered.

Also Read: Property Sale Through GPA Is Illegal

Tax receipts

Take a detailed look at all the receipts to ensure that taxes have been paid until the date of sale. Ask for the latest original receipts in order to establish the credentials of the owner. If your seller does not have the tax receipts, you can contact the municipal body by using survey number of the property in order to confirm the ownership. Other regular bills such as water and electricity bills should also be checked.

Completion certificate

A completion certificate by municipal authorities states that a building is in compliance with the rules and is built according to approved plans.

Occupancy certificate

To ensure that the building is meeting all the required norms, an inspection will be performed by the authorities when the developer applies for this certificate. In a nutshell, the certificate certifies that the project is ready for occupancy.

It is important to hire a lawyer who will vet all these documents and guide you through the process.

Also Read: Must Know Facts About Possession Letter And Occupancy Certificate

Choosing The Right Floor In A High-Rise: Top 10 Factors To Consider

Many times a buyer is confused as to which floor is the best for home. Most of India’s cities are now growing vertically, as the population in cities is rising and the space to accommodate the growing number remains limited. So, real estate developers in India are developing high-rise projects, both in luxury and affordable categories, to reach out to a large number of home buyers across different income groups. 

(TheWorldTowers.com) One of the world’s tallest residential tower ‘World One’. (TheWorldTowers.com)

So, if you are a home buyer and want to know which floor to choose and buy in a high-rise residential apartment project or the best floor to live, read on.

High or low, each floor has its own advantages and disadvantages. Before you make a decision, weigh all the factors involved and decide what suits your lifestyle better.

PropGuide lists some factors to assist you in your home-buying experience:

View: Obviously, higher floors offer a better view, especially if the tower is located close to a scenic place. If this is important for you, go for higher floors.

Top floor view from Keerthi Gardenia, Bengaluru. (Wikimedia) Top floor view from Keerthi Gardenia, Bengaluru. (Wikimedia)

Rental returns: Property surveys have proved that lower floors command better rental returns, as Indians generally have an affinity for staying closer to the ground. If you are buying a property for an investment purpose, the ground floor is the best floor in high rise building for you. People, especially in Mumbai and Bengaluru, prefer upper floors, while buyers in the Delhi-National Capital Region (NCR) and Chennai prefer ground floors. Climatic differences could be cited as a reason the difference in choice. For more information on property in Mumbai and Bengaluru, click here and here.

Privacy: In congested areas, however, living on the lower floors might not offer much privacy. If you love solitude and wish to avoid any kind of unwanted intrusion, a higher floor might be better for you.

Noise: Many home buyers prefer higher floors to minimise street noise or to avoid the noise coming from other occupants walking through the common passage. However, if the ground floor flat is not located in the common hallway and is also far from the elevators, staircase or clubhouse, then the noise would not be an issue for you at all.

Energy consumption: Power consumption increases as you go higher. It is so because you need to run your air-conditioners (ACs) for a longer time during summers. Also, drawing water using motor pumps could be another heavy power consumption task.

Security: Ground floors pose a comparatively increased crime risk, as it is easier for anti-social elements to break into lower or sub-level apartments. Overall, it also depends on the structure of your high-rise and the security measures adopted by the management of your residential society.

Also Read: Should You Buy In Highrises Overlooking Slums?

Access: For most of us, waiting for the elevator can be time-consuming. Choose to live on the ground floor or sub-floors, so you can comfortably take the stairs.

Family consideration: With children and elderly parents around, it is always good if your home is on a lower floor. Apart from the safety point, it also adds to the convenience factor. In addition to this, if you or someone in your family suffers from mobility impairment or has the fear of height, you should prefer living closer to the ground.

Light and ventilation: Apartments on the ground floor have comparatively limited light and ventilation when compared to the upper ones. Not only this, upper floors don’t face mosquito intrusion as well.

Water seepage: It is observed that generally the top floor and the ground floor suffer from water seepage and drainage issues. It also depends upon the drainage and sanitary mechanism of the residential complex.

We hope these tips will help you make the right choice.

Why Homebuyers Must Consider Loading, Before Making A Purchase

While searching for a home, property seekers may often come across terms such as carpet area, built-up area and super built-up area. Usually, developers use these terms to explain to the home buyer, how spacious the property will be. However, an equally important concept called loading, which is often ignored, can be an important deciding factor in your property purchase. 

To understand what loading factor is, a home buyer must know about the carpet area and the super built-up area. To know more, read here. 

Carpet area is the floor area that you get within the walls of your property, while the super built-up area is the total area on which the apartment is constructed, including common areas such as the lift, lobby, staircase, gym, etc., in proportion to the unit. Loading factor is essentially the difference between these two concepts and is calculated as a percentage. 

Formula to calculate loading factor 

Let us assume that the super built-up area is 1,200 sq ft and the carpet area is 1,000 sq ft. The loading factor can be calculated by the below formula. 

Why is loading factor important? 

Home buyers should know the loading factor is an extra component, for the builder to recover the cost of additional facilities that they are providing, including lifts, lobby, maintenance room, parking and terrace. In premium projects, the loading may go as high as 60%, with the developer justifying the high loading on the basis of the superior amenities that are provided, as compared to usual projects.

A majority of the developers do not mention the loading factor of a unit but it is important for buyers to know this term, as it gives the real value for investment. Most of the time, developers calculate loading in proportion to the super built-up area, instead of the carpet area, to bring down the loading percentage,” explains Vijay Singhania, a Bengaluru-based property broker. 

The real estate law makes it mandatory for developers to disclose the carpet area of the units that they sell, along with the super built-up area, making it easier for the buyers to calculate the loading factor of the unit. 

Also Read: Frequently Asked Questions Buyers Have On RERA 

What is the ideal loading factor? 

For flats, 30 per cent is the ideal loading factor. Anything else, would mean that the home buyer will end up with lesser carpet area. Smaller projects have less loading, while bigger projects with more amenities, will have higher loading. 

Loading in top cities  


Loading factor (in %) 

Mumbai Metropolitan Region 


Delhi NCR 







Tips For Buyers If The Seller Is Still Re-Paying The Home Loan

If you are buying a resale property, chances are the current owner is still servicing his home loan. If that is the case, what could be the implications for you as a buyer?

First and foremost, the purchase process might take slightly longer than usual. The seller will have to pre-pay his loan and get the original documents released from his lender. After the seller pays his outstanding loan, the bank would take at least 10 days to issue a no-dues certificate along with all other property documents. In case you are using home finance to buy this property, the process might take even longer.

Why is that?

Since the seller has taken a home loan, all key documents of property are lying with the bank. The seller would only be able to produce photocopies of these documents for your perusal. In your best interest, do ask the seller to show a letter from his lender which states that he is the owner of the property against which he is servicing the home loan.

In case you are applying for a home loan to buy this property, you could go with the same lender as your seller. This would be less time taking and more convenient for you. How? The seller could help you get a better deal from the banks since he is an old customer. Also, since the bank already knows the property, it only has to know about your income and repayment capability to grant the loan. However, these should not be the only deciding factors when you take a home loan. If another lender is offering you a loan at a cheaper rate, apply for a loan there by all means.  The idea must be to save money.