Assertion Not checkable as stated
Razack: Every Prestige Property Buyer Has Seen 2X to 4X Returns
“I've never seen any of my buyer who has bought for X, who's not gone two X or three X or four X.”
Insight
Razack: Tier-2 real estate takes metro-level effort without metro-level volume
“I've done work in Mangalore. Yes, it's a lovely city. Yes, it deserves some good buildings, developments, all of it. But the overall appetite market is too small for the type of effort. The effort is the same. From licensing, to execution, to delivery, to mark…”
Opinion
Irfan Razack: 12.5% Long-Term Capital Gains Tax Without Indexation Is Decent
“Fem Fem has done a disservice by doing it at 12 and a half. I believe whatever she has done is done well without indexing 12 and a half percent on long-term gains is I think pretty decent.”
Prediction Not checkable as stated
Razack: Luxury housing will consistently represent only 15% to 20% of sales
“I would say luxury will always be in that 15, 20%.
He can vouch for it.
Then, this mid-segment will be that 50%, and the balance will be below that.”
Opinion
Razack: Commercial Fractional Ownership Is Very Difficult to Manage Compared to REITs
“If there was no REIT, that was the only way if anybody could participate in commercial real estate. But I would say with the REIT in place, this fractional ownership is very difficult to manage.”
Opinion
Razack: TDR at 2x guideline value is a windfall for landowners
“You see, the issue TDR is the fellow who's losing land, instead of getting money, is gets a piece of paper. Which is two times the value of his property. It's now linked to guideline value. It's a windfall, according to me, the land loser, and he should take i…”
Insight
Razack: Residential units between ₹75L and ₹2Cr sell fastest in India
“What is evergreen is that 75 lakhs to maximum going up to a two crore. It'll get lapped up within no time.”
Opinion
Razack: Bringing Retail Investors Into REITs Will Drive Higher REIT Valuations
“I think in the long term, best is to do a read structure, educate people like Karan said, And allow them to invest in the REIT instead of institutions. Get the retail investors into it. It'll be a win-win. In fact, your REIT value will be much higher.”
Insight
Razack: Commercial office parks fail without hotelized amenities and F&B
“If you don't have all those facilities, Your park becomes a complete flop show. So it's very important to hotelize the entire experience.”
Disclosure
Razack: Prestige Group Is Developing 6M Sq Ft of Office in Mumbai
“And now I'm doing some few million square feet, six million square feet plus of office and a few million square feet of Residential, which I never imagined that I could, I have to pinch myself every time to remind myself, am I really doing this?”
Assertion Supported
Razack: Mumbai municipality is India's richest from property approval fees
“Today, the Mumbai municipality is the richest. They get tens of thousands of rupees as fees, and that is plowed back into the infrastructure.”
Insight
Razack: Well-executed malls deliver an 18% to 20% ROI
“In a mall, I think if you do it well, you'll get an 18, 20% return on your investment.”
Disclosure
Prestige Group is building 10 to 11 malls totaling 11M sq ft
“Now we are building another 10, 11 malls as we go along, another eleven million square feet.”
Insight
Irfan Razack: Modern Land Value Is Defined by FSI and Construction Economics
“Now what defines today, what it defines is, it's depending on what's the selling. It's all about FSI on that road. It all depends on what's the selling price of the product would be, and the construction cost.”
Assertion Not publicly verifiable
Razack: 50% of Prestige Group sales volume comes via brokers
“And I think in our company, or at least I know that for sure is a 50% of it is done through brokers. Because they become my selling arm, and they are using only technologies, and all new names are there.”
Assertion Partly supported
Razack: Indian REITs yield 7% and distribute 90% tax-paid income
“You get a seven percent return on a REIT. If you're investing in a REIT, 90% of the income has to be distributed, and it's tax paid, and then unfortunately it's again not tax, second time. So you get tax paid money into your hands.”
Assertion Supported
Razack: Phoenix Mills is India's largest mall operator
“If you look at the mall operators, it is Phoenix who's the largest today.”
Disclosure
Irfan Razack Bought His First Bangalore Plot at ₹135/sq ft
“And I bought my first plot for my own house in Nandig Road at 135 rupees a square foot.”
