Mumbai office-space developers increase free ‘fit-out’ period to attract tenants

Developers usually offer a free ‘fit-out’ period of two months for tenants to complete furnishing their office space. But poor demand is forcing developers of new projects to waive the rent for a period of five months or even more

Squeezed by oversupply and muted demand, developers are trying out a novel strategy to attract tenants to their newly launched commercial properties in Mumbai. Instead of lowering the rentals, which is the usual strategy to cope with poor demand, developers are instead offering a rent-free 'fit-out' period of at least five months (more, in some cases) for tenants who are willing to sign a lease agreement for at least nine years.

Developers usually offer a free fit-out period of two months for tenants to complete furnishing their office space. But now, even tenants who complete furnishing their premises in two months are able to bargain for a much longer fit-out period.

According to analysts, the commercial real-estate segment has started showing signs of recovery from the March 2010 quarter, but developers are still finding it difficult to get occupants for new projects. This has forced developers of at least seven office projects in Mumbai to increase the fit-out period. These projects are: Western Edge (from Kanakia Space), Supreme Chambers (from Supreme Universal), Ackruti Gold (Ackruti City Ltd), Pinnacle Corporate Park (Pooja Constructions), Grand Palladium, Cresenzo (Parinee Developers) and One Indiabulls Centre (Indiabulls Real Estate).

"These kinds of discounts might help them to attract tenants," said Raja Kaushal, executive director and chief operating officer of BNP Paribas Real Estate (India). 
The developers of these properties could not be contacted for their comments.
Around 160 million sq ft of commercial space is expected to hit the market over the next two years while the demand is estimated to be for around 122 million sq ft. As a result, developers are trying hard to clear their inventories before the oversupply scenario worsens and they are forced to lower their rentals to attract tenants.

"Rentals in the commercial segment won't rise for at least a year as there is a huge amount of over-supply," said Pranay Vakil, chairman, Knight Frank (India) Pvt Ltd. So, all indications are that tenants will continue to dictate terms for some time to come. 




7 years ago

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Are SEBI’s consent orders a sham?

SEBI is letting off habitual offenders in stock markets with petty fines through its “consent orders.” Firms like SMC Global have been allowed to file consent terms seven times and Shriram group six times, which damage the very purpose of the consent process as a deterrent

The Securities and Exchange Board of India's (SEBI) website says that consent orders give it the flexibility to "achieve the twin goals of an appropriate sanction, remedy and deterrence without resorting to litigation, lengthy proceedings and consequent delays" (emphasis added). In fact, the exact opposite is true. The consent order regime, although technically overseen by a high power committee (HPC), is conducted in the most shockingly capricious manner, with minimal disclosures or correlation between the nature of offence, repeated violations and size of penalty.

Statistics compiled by financed by the Investor Education & Protection Fund, reveal 92 instances of two or more consent filings by the same entity. A couple of firms have been allowed to file consent applications a whopping seven times each. In fact, the details only magnify the whimsicality and the deep rot.

SEBI's website claims that consent proceedings take into account factors like 'history of non-compliance', 'track record of the violator' (whether guilty of similar or serious past violations), and conditions necessary 'to deter future non-compliance'. These rules have been ignored in the most wanton application of consent regulations to let off serious and multiple offenders.

SMC Global Securities and Action Financial Services (India) Ltd has been allowed to file consent terms a phenomenal seven times each while Systematix Shares & Stocks Pvt Ltd has escaped by filing consent six times. The Chennai-based Shriram group had six group entities (including Pioneer Overseas and SR Real Estate Finance) and its chairman filing a total of 14 consent applications for violating takeover regulations in Shriram Overseas. Again, unlike Manmohan Shetty, whose offer to pay Rs1 lakh under consent terms was rejected (he has been slapped with a Rs1 crore penalty), each of these entities paid just Rs50,000.

Why was SEBI so benevolent to the Shriram group? Top Media Entertainment was caught manipulating its own shares, but didn't pay a penny; all it did was to voluntarily promise to stay away from the market for three years.

Let's look at the special two, which SEBI officials decided would get seven chances to escape with a penalty. The first is SMC Global Securities which, in April 2008, paid Rs5 lakh for dealing with unregistered sub-brokers, not segregating client accounts from its own and other violations. In August, it paid Rs15 lakh for a whole laundry list of unauthorised trading and irregular activity in almost every aspect of its brokerage business. Did it straighten up? No. In February 2009, it paid Rs6 lakh for an issue that has been under investigation since 2007 for fictitious and synchronised trading in the derivatives segment. In June 2009, it paid Rs7.5 lakh on two consecutive days under two separate consent orders for more irregularities in derivatives trading. Then, in July 2009, it coughed up Rs7.75 lakh for failure to redress investor grievances and for dealing with unauthorised sub-brokers. And it paid up another Rs10.25 lakh in September 2009 for dubious dealing in Jubilant Organosys. The total penalty? Rs51 lakh - half of what is demanded from Manmohan Shetty for the relatively minor transgression of selling his shares in a hurry. Doesn't this only undermine the consent order regulation?  Is the HPC, that is supposedly clearing and approving consent applications, napping? Who does the process work for? If there is public interest litigation, will SEBI be able to defend itself?

Now let's look at Action Financial Services which also got away with seven consent applications. It paid Rs7 lakh in April 2009 for irregular trading in Database Finance shares, Rs15 lakh on 10 November 2009 for manipulative transactions in GG Automotive India shares and Rs20 lakh on 16 November 2009 for price manipulation in the shares of Highland Industries. On 9 December 2009, its payoff to SEBI was halved to Rs10 lakh for manipulation of Suryadeep Salt Refinery & Chemical Works. Soon after, on 22 December 2009, it paid Rs20 lakh for manipulating G-Tech Info Training scrips. In 2010, it has already paid twice -in January and in April 2010-just Rs2.58 lakh for price and volume manipulation of Fast Track Entertainment shares and Rs1.65 lakh only for synchronised trading and other mischief in Malvica Engineering shares. The total payment for this long series of dubious trading is a mere Rs75.35 lakh. No ban, nor cancellation of registration, and a total penalty that is less than that of Manmohan Shetty.

Systematix Shares & Stock Brokers has paid just Rs16.5 lakh over six consent orders over 2008 and 2009-Rs4 lakh for manipulating derivatives trades, Rs2 lakh for synchronised and fictitious trades in Granules India, Rs2 lakh for manipulating Today's Writing Products and KRBL Ltd, Rs5 lakh for manipulating the Jindal Polyester share price and another Rs2.5 lakh for the same offence in the case of Gravity India Ltd.

Next, we come to the Ketan Parekh crony called Mangal Keshav Securities, whose consent applications were also acceptable to SEBI for paltry sums of Rs10 lakh (for circular trading and volume ramp-up in Database Finance in September 2008), Rs7 lakh (irregular transactions in Jindal Stainless in May 2009), Rs3.5 lakh (for synchronised trades in Adani Exports in June 2009) and Rs7 lakh (for price and volume ramp up in the shares of BSEL Infrastructure Realty and Maharashtra Seamless in February 2010). Total payment was just Rs27.50 lakh, despite its long, dubious history and association with Ketan Parekh, who is identified as the architect of the 2000-01 securities scam.

Now, consider Shrikant G Mantri. There are four consent applications listed in his individual name and another four under M/s Shrikant G Mantri. Similarly, Mansukhlal Manilal Upadhyay and the firm by the same name, as well as Pawankumar Parmeshwarlal and a firm by the same name, have six consent orders each. Panther Fincap, which the joint parliamentary committee (JPC) report lists as a Ketan Parekh group company, has also escaped by the consent route. Keynote Corporate Services has two consent orders for violating investment banking norms (fine: Rs6.25 lakh) and two more, through Keynote Capital, for synchronised trading in Himachal Futuristic and manipulation of Coromandel Fertiliser shares and cornering of Dagger Forst shares (the bill: Rs25.42 lakh).

At least 15 entities, including Kotak Securities and First Custodian Fund (India) Limited, have been allowed to file three consent orders. Even Rajesh Jhaveri, notorious for manipulating 'several' IPOs, got away with three consent applications and a mere Rs7.3 lakh fine and voluntary suspension of registration for a year, ending on 14th July. Classic Credit and Adani Properties have two consent orders each.

Finally, Parklight Investments, which made benami applications for grabbing a bigger allotment in the IPO of Nissan Copper and for ramping its share price, paid the maximum ever penalty-of just over Rs14 crore. SEBI doesn't tell us why it wasn't barred if its transgressions were so huge or why its three other consent orders attracted relatively lower penalties, although it involved manipulation of many more scrips.  Parklight Securities was allowed to escape with a Rs25,000 payment and a three-month suspension of registration through two consent applications, despite its involvement in 15 of the worst cases of price manipulation. Why did the Parklight companies get six consent applications instead of being permanently barred? Did someone pull strings? Clearly, SEBI has a lot of explaining to do if someone bothers to question which offender it is letting off for how much and why.



Pradeep Chamaria

7 years ago

what do you think will happen to the PIL - the officer dealing with the PIL will also be purchased by people at SMC and the PIL dismissed

its a waste of time

dear fellows - just check the consent orders of SEBI - the hearings went on till there was a honest officer incharge. Once the officer was changed by the malpractices of SMC - in just one hearing the case was dissolved and a small amount of Consent charges was levied.

The case was for crores of rupees and a small amount of 5 laksh or 7.5 laksh or 10 lakhs was levied as penalty.

what happend to the poor investors who had lost these croeres of rupees in the hands of SMC

K B Patil

7 years ago

All institutions in the country have been compromised. The MCI boss's arrest shows how rotten the system of medical education has been. Similarly, you are now seeing lot of rot even in the army and police (the bullet proof vest scam). In mineral rich states, the mining mafia is a law unto itself. In the govt., smaller parties seem to actually encourage corruption by their ministers. We once saw how a clean minister of the Shiv Sena was removed for not 'pleasing' his boss. The rot runs deep in our country's veins and SEBI is just following the script.

s n bartake

7 years ago

I think this is a fit case for PIL. SEBI under chairmanship of Mr. Bhave is more interested in wiping off so many hundreds of small Independent Financial Advisors (IFAs) of Mutual Funds (MFs) than wiping off big manipulators in stock markets and MF distributions. Many IFAs were dependent for their livelihood on distribution MF products and were providing good service to the investors who do not have time or information or proper advice on these products.

By giving a one time paltry refund of a few hundred rupees (mine Rs. 300/-), for a scam in a power company's issue of its shares - that too after a long time, SEBI wants to hoodwink public over its inefficient working and connivance with regular offenders. Wake up Mr. Bhave

Narendra Doshi

7 years ago

Great research. Can Moneylife not take some initiative?
I wonder & am sure that EACH of the entities paid out BECAUSE they would have gained or benefitted in the short & long term - financially, brand image etc - MANIFOLD the amount they paid.
Is there an end to this going to happen & in a transparent manner ?

The Cannes debacle

Are we going back to those bad old days when one hundred Indians retuned with a nice tan from a Cannes holiday, and a bagful of Scotch and electronic gizmos, but not much else?

The richie-rich Cannes ad fest has just concluded. And all the good boys and gals of the Indian ad and marketing world are on their way back after some serious partying, sun bathing, and other, er, interesting activities.
However, they return rather poorly in terms of the awards in their duty-free bags.

 Compared to the past couple of years, the medals score has shot down badly, and this year, India managed to pick up just 17 trophies (a nation like Brazil takes home 50 plus!). And this after 25 medals last year and an almost equal tally the year before. Naturally, the expectations were high, we thought the Indian ad world had finally made the international cut, but the industry was left disappointed.
Some would say the tally isn't THAT bad, that this downslide is an aberration, and hopefully things will get better next year. To take that attitude would be the worst thing the ad guys can do. There has to be serious introspection on what went wrong. Why have the creative standards fallen? Has complacency set in? Are the bottom-line obsessed finance directors in real control of the agencies? Are the clients not being pushed hard enough to approve brilliant work? Are the youngsters motivated enough to deliver their best? Are they being trained right? Or, are they spending all their free time on Facebook and Twitter and idle gossip, instead of widening their creative horizons? Lots to chew on.
There' another thing: The nation's ad world is still very television-focussed. And as for the rest of the traditional media like press, radio and direct marketing, it's still the scam ads that mainly rule, and in today's Cannes an international jury can smell that stinking rat out pretty quickly. Also, have the agency personnel woken up to the challenges of the new media, especially the digital media? Do they have the necessary skills to compete in these arenas with the rest of the world?
What's even more shocking is that in this year's Abby awards (held recently in Goa), a number of categories went unrewarded, and later, some of the jury members were caught self-voting! Completely shameful and completely desperate. Speaks volumes of the insecurity and lack of confidence amongst creative directors.
Yup, lots of soul-searching to be done. Lots of tough questions to be asked. And some hard answers found. Else we are staring at the barrel. We so easily could go back to those bad old days when one hundred Indians retuned with a nice tan from a Cannes holiday, and a bagful of Scotch and electronic gizmos, but not much else



Udit C

7 years ago

Is it a coincidence that the Advertisement Standards Council of India was formed when the industry had begun to rot and has outlived most agencies?


7 years ago

I agree that the advertisement standards have fallen a lot. Today u see a lot of celebrities endorsing products or the companies are using half naked models for their products. No more do we see pure creative advertisiements.

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