Realty Blogs

The Community Premium Across global luxury residential markets—from established neighbourhoods in London and Singapore to prime enclaves in New York and Dubai—pricing in the most sought-after addresses has long operated independently of city-wide averages. In these markets, value is shaped less by prevailing trends and more by scarcity, consistency, and the lived quality of the residential ecosystem. Select pockets of Pune are now beginning to exhibit similar characteristics, albeit at a different scale. A quiet but decisive shift is underway in parts of Pune West. Prices in certain apartment developments and legacy villa societies have risen sharply—yet this movement does not mirror broader city trends or conventional market cycles. What is emerging instead is a community- driven price reset, where value is increasingly influenced by social composition, predictability of living, and long-term desirability, rather than by comparable launches or citywide averages. Traditionally, Pune’s residential pricing followed predictable patterns—new supply, absorption, and incremental appreciation. That framework is now breaking down in a handful of micro- markets. In these locations, pricing behaviour reflects qualitative factors that are not easily captured by standard market metrics. The most important of these is community as an asset. Increasingly, buyers—particularly end-users—are evaluating homes in the context of who their neighbours are and how the community is likely to evolve over time. Residential environments where occupants share broadly similar professional backgrounds, economic standing, and lifestyle expectations tend to offer greater predictability. This social coherence reduces friction, supports long-term upkeep, and contributes to sustained demand. Over time, such communities command a premium because they offer stability rather than novelty. Closely linked to this is product homogeneity. Developments where units are largely similar in configuration, size, and ticket range create a more balanced ownership base. When residents have made comparable investment decisions, disparities within the community are minimised, resulting in a cohesive residential environment. This uniformity plays a quiet but meaningful role in preserving value. Low density then acts as a reinforcing factor. Truly low-density residential developments— especially those offering open views, greenery, and privacy—have become increasingly scarce. Once established, such environments limit future supply expansion and help preserve the character of the community. This scarcity lends resilience to pricing, particularly during periods when broader markets remain range-bound. A further element is quality as a non-negotiable. In premium under-development projects and select completed developments, buyers are demonstrating a willingness to pay for execution certainty, superior specifications, and amenities that translate into tangible day-to-day benefits. Thoughtful planning, large lifestyle amenity areas, and consistent construction standards now influence pricing more than headline narratives. Importantly, this pattern is not unique to Pune. As seen globally, when community coherence, controlled density, and quality execution converge, pricing begins to decouple from broader market movements. Select addresses in Pune West are now exhibiting these same dynamics. The following price bands reflect prevailing market observations across select Pune West communities. These are being observed across listings and recent negotiations; exact transacted rates vary by unit profile, floor, view, payment structure, and timing. Apartment prices mentioned below are indicative carpet-area values. Tanuj Nagrani Managing Partner – TSDN Realtors LLP Vice President – Professional Realtors Of Pune Welfare Association tanuj@tsdn.in

Property transactions are among the most significant financial decisions individuals make, and they should never be rushed. Along with the emotional and financial aspects, such transactions carry a substantial tax impact. Ignorance of capital gains tax provisions can prove costly and may result in losing a large portion of hard-earned money to taxes. To address this practical challenge, tax law provides a mechanism that allows a taxpayer to save capital gains tax without making a hurried reinvestment decision. This mechanism is the Capital Gains Account Scheme (CGAS). Let us understand this with a real-life example. The Example Raj, a resident of Mumbai, sells his old flat in March 2026 for ₹2 crore (net of selling expenses). The flat was purchased many years ago for ₹30 lakh, resulting in a long-term capital gain of ₹1.70 crore. To claim exemption under the law, Raj would normally need to purchase another residential house worth ₹1.70 crore on or before 31 July 2026, being the due date for filing his income-tax return. Instead of rushing into a purchase, Raj can deposit the unutilised capital gain into a CGAS account on or before this date. By doing so, the law grants him: Up to 2 years to purchase a new residential house, or Up to 3 years to complete construction of a new residential house CGAS effectively allows Raj to defer tax while gaining time. This benefit is available not only under Section 54 (sale of a residential house) but also under Section 54F, where gains arise from sale of other long-term assets such as land, shares, or jewellery, provided the taxpayer does not own more than one residential house. Opening a CGAS Account and Choosing the Right Type Raj must open the CGAS account on or before 31 July 2026. The account can be opened with designated public sector banks, IDBI Bank, and—after recent notifications—19 approved private sector banks such as HDFC and ICICI. Two types of accounts are available: Type A – Savings Account: Lower interest but high flexibility for phased payments Type B – Fixed Deposit: Higher interest, suitable for lump-sum payments How to Withdraw Money from a CGAS Account Withdrawals are strictly regulated and allowed only for the purpose of purchase or construction of the new house: First withdrawal: Submit Form C to the bank Subsequent withdrawals: Submit Form D along with a utilisation statement Usage rule: Amount withdrawn must be utilised within 60 days Supporting documents required: Agreement for purchase, construction invoices, sale deed, and bank statements Unutilised balance after 2 or 3 years: Treated as taxable capital gains in the year the period expires Closing the CGAS Account Once the amount is fully utilised—or if a balance remains taxable—the account can be closed. Raj must obtain prior approval from the Assessing Officer by applying in Form G. Currently, this is an offline process, but it is expected to move online from 1 April 2027. CA Vivek Doshi FCA – Practising Chartered Accountant Knowtaxx Consultancy Private Limited

How Golden Closet Studio Brings Soul & Elegance to Spaces Poonam’s distinctive GCS mission is dedicated to ensuring each project becomes a dignified living narrative that embodies the emotion and lifestyle of you and your loved ones, creating homes that resonate with your unique story. GCS insists on designing with strategies that focus on connection—with humans, communities. We aim to create elegant spaces that are practically functional, impactful, sustainable, and aesthetically exceptional. Sustainable: Enduring responsibility meets beautiful design in every project we undertake. Authentic: Each space tells your unique story, reflecting your personality and lifestyle. Functional: Beauty and practicality work in harmony to create spaces that truly work for you. Ambience: Ambience is the mood of a space, shaped by design. The right ambience makes a room visually and emotionally rich. Our Services Comprehensive interior design solutions tailored to transform your spaces into a place you love to live in. Residential Design Complete home makeovers from concept to completion. We create personalized living spaces that reflect your lifestyle and preferences. Living, Dining, Bedroom & Bathroom Interiors Kitchen Planning & Home Office Design Space Optimization & Storage Solutions Terrace, Balcony & Landscape Styling Sample Flat Design & Presentation Commercial Spaces Professional commercial interiors that enhance productivity and create memorable brand experiences for your clients. Office & Reception Area Design Retail Store & Boutique Layouts Restaurant, Café & Showroom Interiors Building Lobby & Entrance Design Building aesthetics like Podium, Terrace About Golden Closet Studio Golden Closet Studio—an interior design consultancy passionate about sustainable, authentic, and home-friendly design. Since 2012, we’ve delivered innovative and thoughtful solutions across Pune and beyond. From residential villas to commercial spaces, our work blends elegance, functionality, and environmental responsibility—proving that sustainability doesn’t compromise style. ID Poonam Todarmal (Mudshingikar) Founder, Golden Closet Studio goldenclosetstudio05@gmail.com +91 93736 94606

Austin Realty Redefining Urban Living Real estate is not just an investment; it’s a journey towards building a better future,” says Mr Raju Bhise, Managing Director of Austin Realty. His words aren’t just a philosophy, they’re the foundation of an organisation that has steadily transformed Pune’s skyline and reshaped the way people experience urban living. From its inception, Austin Realty has stood for more than bricks and mortar. It’s about crafting luxury that inspires, communities that endure, and lifestyles that uplift. Guided by Mr Bhise’s vision, the company has delivered landmark residential and commercial spaces, each a testament to quality, innovation, and trust. Austin Yana: The Ultra-Max Life Among Austin Realty’s marquee projects, Austin Yana stands as a bold statement of the company’s vision. Situated in the thriving locale of Tathawade, this landmark development spans a sprawling 16-acre estate, featuring three magnificent 32-storey towers in Phase 1. With configurations of 2, 3, and 4BHK residences, Austin Yana offers homes that combine sophistication with smart planning. Over 50% of the area is dedicated to lush greenery, biophilic landscapes, tree-shaded walkways, and serene water features—turning daily living into a wellness experience. The project’s tagline, “Live the Ultramax Life,” captures its essence. Residents enjoy a resort-style swimming pool, a fully-equipped gymnasium, yoga and meditation decks, senior citizen zones, kids’ play areas, and a multipurpose sports court. A vibrant clubhouse doubles as a co-working space, community hub, and recreational center, catering to every facet of modern life. Location is another standout advantage. With seamless connectivity to Pune’s IT parks such as Hinjawadi and proximity to top schools, hospitals, and shopping destinations, Austin Yana combines urban convenience with tranquil living. From sunrise jogs to sunset strolls, the development is crafted to enrich every moment. Austin Yana 16-acre landmark luxury residential community in Tathawade Three magnificent 32-storey towers in Phase 1 2, 3, and 4BHK spacious homes Clubhouse with amenities In Mr Bhise’s words, “Austin Yana is more than a home; it’s a lifestyle destination. It reflects our unwavering commitment to redefining urban living and delivering projects that combine luxury, innovation, and sustainability.” Upcoming Landmark in Wakad Looking to the future, Austin Realty is set to launch its upcoming project in Wakad—a lifestyle-driven development poised to become a new benchmark in Pune’s western corridor. Featuring modern residences, premium amenities, and excellent connectivity, the project will embody the brand’s hallmark focus on innovation, quality, and community living. Premium residential lifestyle development State-of-the-art amenities Strategic location in Pune’s western corridor Raju Bhise MD, Austin Realty

Bold Vision for Pune’s Realtor Ecosystem The Professional Realtors of Pune Welfare Association (PROP), affiliated with NAR-India, has announced its newly elected Governing Body for the 2025–27 term. The election, held on November 17, 2025 at Residency Club, Pune, witnessed enthusiastic participation from 118 members. With individual contests and active campaigning, the process reflected PROP’s commitment to transparency, professionalism, and democratic values. Now entering its eighth year, PROP continues to evolve as a strong platform fostering collaboration, ethical representation, and professional excellence among Pune’s real estate consultants. The newly elected committee brings together experienced leaders committed to strengthening the city’s realtor ecosystem. President Udayan Mane’s Message With over 18 years of industry experience, President Udayan Mane emphasised unity, dignity, and shared growth as the foundation of his vision. A Satara-born professional who has served on PROP’s founding committee and worked with Kolte-Patil Developers. Outlining his long-term vision, he shared his aspiration to bring the NAR-India National Convention back to Pune, marking a milestone last hosted in 2015. Support from NAR-India Ravi Varma, Chairman of NAR-India, extended his support and appreciation, calling Pune a strong force in India’s realty landscape and commending PROP’s leadership for its commitment to raising industry standards. Key Initiatives for Members The new leadership introduced several impactful programs aimed at addressing long-standing industry challenges. These include: Builder Mandate Exchange Portal Lead Booster Program Smart CRM Access Personal Branding Accelerator Mentorship & Masterclass Series Policy Advocacy Cell Referral Rewards & Growth Circles These initiatives aim to elevate professional practices, strengthen builder partnerships, enhance digital adoption, and create structured growth pathways for consultants. Road Ahead From member onboarding and certification workshops to national networking initiatives and convention planning, PROP’s new term promises a transformative era. With a vision rooted in ethics, collaboration, and innovation, PROP aims to position Pune as a national hub of organized and progressive real estate practices. We are not here to seek positions or titles—our purpose is to create and nurture business opportunities for every member. Recognition and unity are the real assets of our profession. Together, we can bring Pune real estate back to national and global prominence. — Udayan Mane  

Housing sales in India’s top 9 cities fall 16% in Q4 2025; supply declines 10%: PropEquity Only Delhi-NCR and Navi Mumbai saw growth in sales and supply on YoY and QoQ basis.  On QoQ, sales fell 2% and launches decline by 4% National, December 24, 2025: Housing sales in India’s top 9 cities fell to 98,019 units in Q4 2025 registering 16% YoY decline. This is the lowest quarterly sales recorded since Q3 2021, according to a report by NSE-listed real estate data analytics firm PropEquity. Except for Navi Mumbai and Delhi-NCR, which saw 13% and 4% growth in sales respectively in Q4 2025, all 7 cities saw decline in sales up to 31%. On QoQ basis, housing sales fell 2% in Q4 2025. Samir Jasuja, Founder & CEO, PropEquity said, “Traditionally, the October- December period records strong sales momentum and new launches driven by the festive season. However, the recent decline reflects a shift toward premiumisation in the market, as evidenced by value growth despite a contraction in volumes. This trend has been continuing from 2024. For instance, in 2023, approximately 4.81 lakh units were launched with a total value of ₹6.3 lakh crore. In contrast, 2024 saw the launch of 4.11 lakh units – around 70,000 fewer units – yet with a higher aggregate value of ₹6.8 lakh crore. Total Absorption (No. of Units) Housing supply fell 10% YoY to 88,427 units in Q4 2025 with only Delhi NCR (29%), Navi Mumbai (15%) and Chennai (9%) recording growth. Other 6 cities saw decline in supply up to 30%. On QoQ basis, housing supply fell 4% in Q4. On the year ahead, Jasuja said, “The outlook is more positive, supported by a low base in 2025. We remain confident about the market’s trajectory. Significant funds raised by developers in 2025 are expected to translate into increased project launches in 2026. The market continues to offer substantial growth potential. Improved transmission by banks of the cumulative 125 bps repo rate reduction could lead to lower home loan rates, further supporting demand. Additionally, the government’s proactive stance remains a key positive.” About PropEquity: P.E. Analytics ltd., a NSE-listed company, owns and operates PropEquity which is India’s largest online real estate data and analytics platform covering over 1,70,000+ projects of 57,000+ developers across over 44 cities in India with more than 17 years of catalogued data. We add approximately 700 projects every month. It is a premium Business Intelligence product- a first of its kind in India in the Realty space.