Patna Master Plan

16 Oct

Each household in Patna district has 6 members on average. Patna district has a population of 60 lakhs and about 10 lakhs houses. The density of population is almost 1900 per sq km. The decadal growth rate would be around 20%. Patna master plan for 2031 is therefore to accommodate and facilitate the living of 85 lakhs people at present rate of growth of Patna district. More prudent planning will be for 1 crore as the speed of urbanization in Bihar would increase in coming decades. Patna will be the epicenter of this urbanization.

A smart city of 10 million people!!! Any town planner would need really to think out of box to transform an extended village into a smart city of 10 million people in 16 years. The town planners can remind themselves of Singapore converted from a village to an exemplary city in just two decades. Is it possible in Patna…… Nothing is IMPOSSIBLE. What Patna requires is a PIED PIPER. Remember; the story of PIED PIPER of Hamelin which we read as a child.

Buy Sell Rent Patna

Buy Sell Rent Patna

Patna real estate needs PIED which symbolizes Planning, Ideas, Execution & Destination. The Piper stands for a leader focused on world class urbanization of Patna. Urbanization in Patna needs a team which can think 360 degree and is visionary enough to foresee the coming decades of urbanization in Patna. The present lot of planners and executioners are a SORRY lot to say the least.

Though Patna real estate is waiting to see the Patna Master Plan in its final form, one thing is sure there will be nothing “master” about that master plan of Patna. Patna’s real estate waiting for the PIED PIPER will continue…….

Property Patna

Property Patna

What’s plaguing Bihar still?

15 Oct

Originally posted on :

I was having dinner the other night with a few of my colleagues, couple of Indian origin and a Russian. She asked me where in India are you from? I told her I was born in Bihar and lived all over including the Chennai in the South of India, Delhi in the North of India and so on..(where all I have lived would need to be another post). The Indian origin guys chuckled and said as if we had to guess where are you from and also joked at me explaining Chennai with South of India.

It took me two seconds to realise once more that my surname is Jha, who mostly are from the North of Bihar and sitting in London it made me realise this is what is plaguing Bihar…”casteism” and widely this is what is plaguing India !

The urgent urge for us to know what surname…

View original 370 more words


4 Oct

We just do not care!! We are Biharis….. How long we will continue with the same mind set. We need to learn accountability and responsibility. Really two big words; which we are not at all aware. Gandhi Maidan is the centrally located field which can manifest the beauty of the state capital many a times but it comes to news only for RAVANA reasons. Gol  Ghar another pride of Patna at a stone throw away distance from Gandhi Maidan is another story of neglect.

We cannot preserve or better say maintain our present proud to be STRUCTURES. To add to the woes we get on to build NEW STRUCTURES. An example is the NEW MUSEUM besides High Court on Bailey Road. Just imagine how many old, beautiful structures would have got LIFE if the same money was diverted to re- establish their last glory. We are not against building NEW Structures, contrarily, we favor them but the question is at what cost.

A similar example is the NEW NALANDA UNIVERSITY, which is getting started in remembrance of the older Nalanda University of international fame. Good that we are planning to build a NEW one but what about all the universities which are ailing in the state from last so many decades.  Elementary education is suffering all over the state, and we are building a university for international students? The University of International Standards

Real estate Patna

Real estate Patna

is good but what about other education standards in the state. Remember we spend the more than 20% of funds on education in our budget.

The woes are listless in my state and one single window for all these woes is that all the departments of the state is SPENDING departments and not a single one an EARNING department. Here we need to learn the two words accountability and responsibility.

If we are building a NEW MUSEUM at a certain cost; how much revenue will it fetch for us, when will we break even and where will be the revenues earned from it utilized apart from the maintenance of the premise from where we are earning. Will the revenues be used to maintain and update other historical monuments in Patna? Is the financial accountability and responsibility assigned? Unfortunately the answer remains; NO. This is an example. All of us can make a long list.

The two words; ACCOUNTABILITY & RESPONSIBILITY should form the base of all activities; profitable or non-profitable; in the state. These two keywords can only optimize the engine of our state; Bihar.

Patna Property: How to make it into High investment potential

20 Jul



Patna has been developing rapidly over last ten years. Now, is the right time to change gears and make this development rapid and world class? To bring Patna back to world stage Patna needs to become now a new center of industries, commerce, administration, education, production, marketing and IT.  Can we do it?

Basically, Patna can focus on a five-fold economic configuration – pilgrimage economy, industrial economy, Education and Health sector economy, IT and a strong agricultural economy. Patna needs to develop industrial estates around it in places like Bihta, Fathua, BakhtiyarPur, Punpun, Sonepur, Hazipur and more.

Real estate development in Patna needs to take place in a very collaborative manner. Landlords with sizable agricultural land holdings on Patna’s fringe areas need to either sell their land or enter into joint venture agreements with developers in Patna and move farther away from Patna for their agriculture activity, thus infusing land as well as capital into Patna’s real estate market.


Patna needs to offer very encouraging fundamentals for real estate investors to come to as a world class city. It needs:-

1) Well-developed physical infrastructure, roads, sewerage and drainage, Metro, Highways, rail connectivity,                  waterways, Electricity etc.

2) Adequate and good quality water supply,

3) Comparatively lower environmental pollution,

4) Efficient intra and intercity commuting facilities,

5) Excellent connection with other regional growth centres,

6) Developed industrial estates

7) The Software Technology Parks

8) Safe and secure social environment and also interactive national positioning with other Indian cities,

9) Air connectivity with national cities,

10) Generous and increasing availability of skilled labour

11) Numerous high-grade healthcare facilities and educational institutions, also for higher and professional                           education.

Also, the IT/ITES sector in Patna needs to rapidly become a force to reckon with. BPOs must begin recognizing Patna as a very viable destination because of the lower real estate costs while at the same time being a very good catchment of educated, English-speaking talent.

Private Banks, life insurance companies and telecom companies have been major drivers for commercial real estate in Patna, with ICICI, HDFC and HSBC having expanded their operations phenomenally.

All these factors will boost employment and prosperity in Patna, which will directly influence the demand for residential real estate. Little wonder, then, that more and more investors will focus on this city. They will be attracted by the fair property rates in Patna and excellent mid and long-term demand projections.

How to put affordable housing In Patna in the fast lane

3 Jul


There is a severe shortage of housing in Bihar, especially in the affordable housing category. This prevents millions of Biharis to own even a modest dwelling. As per the report of the Technical Group on Urban Housing Shortage (2012-17) constituted by the Ministry of Housing and Urban Poverty Alleviation (MoHUPA), there is a shortage of 18.78 million dwelling units out of which nearly 96% belongs to the Economically Weaker Sections (EWS) and Lower Income Group (LIG) Households in India. This is where the big opportunity lies for public sector housing companies and private developers. Given the choice of living in a small affordable home in Patna, even if it is farther off in the suburbs, most of these people would come forward to buy houses between 450-700 square feet at market prices (Rs.5 lakh to Rs.10 lakh). That makes the estimated opportunity size of affordable housing market in India at Rs 1,100,000 Cr or, 11 trillion rupees.

Challenges And Solutions

Though the opportunity exists, it is not easy for developers in Patna to crack this market. There are certain challenges holding back this massive segment. Affordable Housing is basically a volumes game. However building affordable units on a mass scale requires large chunks of land, which are not easily available in Patna, Bihar. As developing affordable housing projects on expensive land in inner urban localities has become prohibitively expensive, developers in Patna have no option but to acquire land on city outskirts to keep costs down. However, the infrastructure in these areas is mostly found wanting. Roads and the public transportation system are often not adequately developed, which make the developments unattractive to lower-income citizens. Current regulations that govern real estate development require multiple approvals from different central and state government departments, which can be time consuming at times. Private participation in affordable housing in Patna will certainly get a further boost if a mechanism to grant timely approvals for housing projects in Patna can be put in place. Just ensuring that regulatory approvals, licenses and clearances are given in a timely fashion can help to reduce project cost by 25- 30 %. Construction in Bihar is labour intensive and traditional raw materials drive up cost and increase construction time. The government and industry need to come together to use innovative new-age construction technology like Pre – Fab to produce large volumes needed for affordable housing units in Patna. In the absence of a specialized policy for affordable housing in Patna, general development norms apply on affordable housing projects, which push up the overall cost of houses. As a corrective measure, increased FSI and ground coverage, lower external development charges along with the waiver of other statutory charges like land conversion charges and stamp duty can help bring down the cost of affordable housing units.     Similarly, on the demand side, access to home finance for low income groups is one of the major concerns for the affordable housing market to make a significant headway. Measures similar to what banks have taken for promoting professional education like lower interest rates, moratoriums for the first few years and a relaxed repayment option can bring affordable housing in Patna within the reach of a wider segment of our society.

Government’s Directive

Conscious of the demand-supply gap in affordable housing, the Ministry of Housing and Urban Poverty Alleviation has drafted a policy which has been sent to the states for their feedback. This will allow households with an annual income of up to Rs.2 lakh to apply for subsidized houses. Such low-cost houses, with a proposed carpet area of 21-27sq m and 28-60sq m respectively for EWS and LIG categories, would be developed in partnership with either the state housing boards or private developers and are estimated to cost Rs.4-10 lakh. The houses will be sold by the developer/ housing boards at rates fixed by the states, while beneficiaries will be selected through draw of lots. This policy, if it comes through, will put a correct perspective in place. Public Private People Participation can be a game changer States like Haryana and Rajasthan have taken a lead in making available affordable housing to people under the PPPP model. While Haryana has introduced a scheme where private developers have been offered special incentives like increased FAR and ground coverage, Rajasthan and Gujarat are giving free FSI and allowing the unused FSI to be transferred to low-income housing projects in the heart of the city. These schemes have received overwhelming response. Taking a cue from this, the State Government can take up the PPPP model to change the future of affordable housing in Patna. Properly planned PPPP model supported by foresighted policies and fast-tracking of clearance process can make affordable housing segment an attractive business option for the private developers, which in turn will benefit millions of households who are currently living in cramped, poorly constructed houses with inadequate sanitary conditions and lack of access to basic neighborhood amenities.


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