Ahmedabad is one of the top cities in the Indian real estate market that is witnessing robust growth. The city is preferred over other major metros owing to its affordability, booming industries offering job avenues and better quality of life. While new construction is more concentrated in suburban areas, the city also sees redevelopment and construction in certain pockets. Home seekers can choose to buy an already constructed property or build one. If one plans to build a house in Ahmedabad, there are certain regulations to follow and some prior planning, including estimating construction costs. In this guide, we walk you through the entire process of constructing or reconstructing a house in Ahmedabad.
Legal processes to follow
#1. Verify land-use and title
As a first step in your house construction project, verify the land use and ensure the land has a clear title. If the plot is not designated for residential developments, check if you can apply for land conversion. This can be done by applying for a change of land use (CLU) to the state’s revenue department. The Collector, Territory Officer, Taluka Panchayat and the Killa Panchayat are some authorities that can issue CLU Certificates to the landowners.
Verify key property documents such as Title deed, Mother deed and Encumbrance Certificate (EC) to examine the property’s ownership history and ensure that it is free from any claims, liens or financial dues. Other documents to check include the Khata certificate, Layout approval and Land-use verification (HMDA).
#2. Check FAR and building norms
The Floor Area Ratio (FAR), also known as Floor Space Index (FSI), is a figure set by the government and refers to the ratio of the plot’s built-up area to the actual area of the plot on which a structure is built. It indicates the total area on all the floors that can be built on a piece of land. The FSI is calculated using the formula:
FSI = Total floor space covered by all the floors/ plot area
The Gujarat Comprehensive Development Control Regulations include rules governing land development and building construction across Gujarat. The government may revise FAR and other regulations from time to time. As per the rules, buildings with a height of up to 25 metres can be redeveloped with a higher FAR with adjacent roads of less than 18 metre in width.
The FSI in Ahmedabad is 1.2 in prime localities, while it can be higher in certain suburban localities, up to 1.8.
In addition to these regulations, structural inspections must be conducted for construction and reconstruction projects.
#3. Seek Building Plan Approval and NOCs
The Ahmedabad Urban Development Authority (AUDA) is the prime authority for issuing building plan approvals in Ahmedabad. The process has been digitalised through the AUDA’s official portal. The Ahmedabad Municipal Corporation (AMC) issues permits for small plots in Ahmedabad.
The eNagar Gujarat portal https://enagar.gujarat.gov.in/DIGIGOV/ enables citizens to apply for building permits online in Ahmedabad.
Aside from the building permits, various NOCs (no-objection certificates) must be obtained. These are issued by different departments such as revenue, fire services, police, railway authority, the Airports Authority of India (AAI), traffic police, oil and gas, irrigation, environment, etc.
There are also post-construction approvals that must be sought. This includes approvals for electricity, water, and sewage connections. Some important property documents to obtain after construction completion include completion certificates and occupancy certificates.
#4. Notify government authorities
Before initiating any house construction project in Ahmedabad, the following are the sanctioning authorities that one may have to contact:
- Ahmedabad Urban Development Authority (AUDA)
- Ahmedabad Municipal Corporation (AMC)
- Gujarat Real Estate Regulatory Authority (RERA)
- Gujarat Industrial Development Corporation (GIDC)
- Gujarat Water Supply and Sewerage Board (GWSSB)
Estimating budget for a construction project
Estimating the overall costs of a construction or reconstruction project is a vital step that helps one avoid unexpected expenses. Any construction project will broadly involve the following costs:
- Costs of construction materials and labour
- Stamp duty and registration charges and other legal costs
- Government-related costs such as permits, utility connections, etc.
- Fees for architect, engineer, supervisor, etc.
- Interior design and home-related expenses
In addition to these, at least 10% of the total budget must be set aside to cover any unforeseen expenses arising due to weather-related delays or material shortages. Home loans can be a beneficial way to fund your construction project. However, lenders typically cover up to 80-90% of the estimated construction cost. Hence, it is crucial to plan for remaining upfront expenses.
In Ahmedabad, the average costs per square foot can range from Rs 1,500 to Rs 2,500. So, to build a single-storey house of 1,200 sq ft, one may incur costs of Rs 18 lakh to Rs 30 lakh.
When estimating the budget for a house construction project, one should note the various influencing factors. Location is a major factor to consider. Construction costs are higher in prime localities, especially those in and around the city core. Some expense areas include Satellite, Prahlad Nagar and Vastrapur.
On the other hand, constructing a house in the peripheral areas such as Bopal, Naroda and Vatva.
Redevelopment in Ahmedabad
Redevelopment activities are underway in Ahmedabad, driven primarily by the need to upgrade old buildings and meet the city’s growing housing demand. Redevelopment works are undertaken in compliance with the Gujarat’s General Development Control Regulations (GDCR).
Redeveloping a house will involve demolishing the existing structure, for which the necessary approvals and NOCs must be obtained from the relevant authority. Applicants must furnish supporting documents, such as ownership proofs, photographs of the existing building, structural verification reports, etc., will be required. Two legal processes must be followed for these redevelopment activities, including notifying any existing tenants and arranging alternative accommodations.
Housing News POV
Many people prefer purchasing a plot of land and constructing their dream home. While one considers the budgeting and other practical aspects of a house construction project, there are certain legal requirements to fulfil during the process. At each stage of the journey – from pre-construction and construction to the post-construction phase – one should comply with local government regulations and ensure all necessary approvals are in place. Consulting a lawyer can help, especially for first-time home seekers.
FAQs
What is the construction cost per sq ft in Ahmedabad?
House construction costs in Ahmedabad can range from Rs 1,500 to Rs 2,500, depending on various factors such as material and labour costs.
What are some affordable areas for home construction in Ahmedabad?
Some affordable localities for home construction in Ahmedabad include the emerging suburbs such as Bopal, Gota, Chandkheda and Vastral.
