(As Prepared by: Licensed Architect, Structural Engineer & Chartered Accountant)
Applicable for Vashi – Ulwe – Belapur Zone (CIDCO / NMMC Jurisdiction)
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1. PROJECT SUMMARY
Particular Details
- Plot Area 20,000 sq.ft
- Old Building Existing Area 14,000 sq.ft
- Permissible FSI (Current Govt. Policy) 3.5
- Total Developable Area 20,000 × 3.5 = 70,000 sq.ft
- Mandatory Increase to Society (25%) 14,000 × 25% = 3,500 sq.ft
- Total Rehab to Society Members 14,000 + 3,500 = 17,500 sq.ft
- Net Sale Component Available 70,000 – 17,500 = 52,500 sq.ft
- Assumed Sale Rate ₹10,000 per sq.ft (Carpet)
- Location Adjustments Final valuation depends on exact zone, road width, commercial frontage & premium applicability
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2. CONSTRUCTION ANALYSIS (Architect + Civil Engineer)
2.1 Construction Loading
Construction cost covers:
- RCC Structure
- Lift + Machine Room
- Passage + Lobby + Staircase
- Balcony + Flower Bed
- Fire compliance
- Basement / Stilt parking RCC
- Interior finishing (standard grade)
- Elevation façade
- STP / WTP / Plumbing
- Electrical systems
- Society office & amenities
Effective Construction Cost (with 25% loading)
- Base rate: ₹2,000/sq.ft
Loading for passages, lifts, balcony, services: 25% = ₹500 - Total Effective Cost: ₹2,500 per sq.ft
- Total Construction Cost: 70,000 sq.ft × ₹2,500 = ₹17,50,00,000 (₹17.50 Cr)
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3. GOVERNMENT PREMIUMS & STATUTORY CHARGES (CA Certified)
Component Rate Amount
FSI Premium / Ready Reckoner Premium ₹350/sq.ft 70,000 × 350 = ₹2,45,00,000
Approvals, Consultants, Architect, PMC etc. Lump sum ₹50,00,000
Contingency + Escalation 3% ₹60,00,000
Total Non-Construction Cost:
₹3,55,00,000 (₹3.55 Cr)
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4. TOTAL PROJECT COST (CA Sheet)
Particular Amount
Construction Cost ₹17.50 Cr
Govt Premiums & Approvals ₹2.45 Cr
Consultants + Escalation ₹0.60 Cr
Total Project Cost ₹20.55 Crore
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5. PROJECT REVENUE (Based on ₹10,000/sq.ft)
- Sale Area: 52,500 sq.ft
- Revenue: 52,500 × ₹10,000 = ₹52,50,00,000 = ₹52.50 Crore
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6. SOCIETY PROFIT ANALYSIS (CA Vetted)
Particular Amount
- Total Revenue Generated ₹52.50 Cr
- Total Project Cost ₹20.55 Cr
- Net Benefit / Profit to Society ₹31.95 Crore
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7. PROFIT PER MEMBER (Example)
(Actual values depend on number of flats)
If 40 members:
31.95 Cr ÷ 40 = ₹79.87 lakh per member (approx)
(Final depends on exact area distribution.)
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8. ARCHITECTURAL OBSERVATIONS
- 3.5 FSI allows maximum utilisation of the plot without buying extra TDR
- Road width, Metro connectivity, and corner plot enhance valuation
- Higher floors (G+12 / G+14) possible depending on aviation restrictions
- Amenities (gym, lobby, parking, CCTV, fire systems) can be added without FSI impact
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9. ENGINEERING NOTES
- New RCC structure life expectancy: 75–100 years
- All structural designs to be vetted as per IS-456, IS-1893, IS-13920
- Full MEP, STP, WTP included in the feasibility
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10. CA DISCLAIMER (Website Ready)
This feasibility is prepared on the basis of standard government norms, indicative construction averages & prevailing market rates. Actual figures may vary based on exact survey, zone, road connectivity and final approvals.
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11. WEBSITE-READY SUMMARY BOX (For Your Site)
“By opting for Self-Development, your society can generate approx ₹31.95 Crore surplus profit after giving 25% extra area to all members — without selling the plot to any builder