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Japanese property giants intensify their push in a booming Indian marketplace

Japanese developers are stepping up their efforts in the Indian real estate market. They are attracted by low construction costs and rising rents, as well as a rapidly expanding economy.

Mitsui Fudosan is the biggest Japanese property developer that entered India in 2020. They partnered with local developer RMZ Real Estate in order to build an office building in Bengaluru.

Two sources familiar with the plans said that Mitsui Fudosan may invest 30-35 billion yen (190-$225 millions) or even more in new projects with RMZ or with other developers.

They declined to identify themselves as it was private information. Last month, Mitsui's Fudosan management team members were in Mumbai, and the area around New Delhi, looking for opportunities.

Mitsui fudosan declined comment. RMZ declined comment on a potential new investment.

Avnish Singh, CEO of RMZ Real Estate, did mention that Japanese developers have stepped up their game now that they are more confident with their local partners.

He said, "The floodgates have and can open,"

Sumitomo Realty and Development (Japan's third largest developer) describes Mumbai as the second most important growth engine after Tokyo. The company has invested $6.5 billion in five projects, including two new sites this year.

A senior source familiar with the company's strategy said that it is also looking for land near the soon-to be operational Navi Mumbai City Airport for new investments. The source refused to give their name because it was confidential.

Sumitomo Realty has not responded to a comment request.

SLEEVES ROLL UP

Japanese investors are not the only ones interested in Indian property. Blackstone is the largest commercial landlord in India, with $50 billion worth of assets in India.

Most foreign investors, like Blackstone and other players in the industry, purchase existing assets. India is notorious for its construction delays which can leave potential tenants and buyers in a bind. Despite recent reforms that have improved construction timelines, and created a framework for resolving disputes, the process of acquiring land is often very slow.

Japanese investors are among the few who will take on development risks. "They like to get their hands dirty," said Singh.

Even though red tape can be a headache, it is worth it.

The expected returns on the Japanese market could be as high as 2-4%. You can expect to earn 6-7% in India," said Seiji ota, partner at Deloitte India and expert on Japanese investments.

Ota and Singh stated that a number other Japanese developers are interested in making their first foray to India. They are currently evaluating opportunities to develop retail, office and hotel projects.

According to a September survey conducted by the Sumitomo Trust Research Institute, Japanese funds and companies have increased their investment in overseas property by a fifth.

India is a market that has seen a significant increase in interest. 41% of respondents intend to invest there, an increase of 6 percentage points compared to a year ago.

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India's low labor costs are a major attraction for Japanese developers. For example, hiring an electrician or plumber costs only $2 per hour.

According to data from the real estate consultancy Turner & Townsend, the cost of building premium office buildings up to 20 stories in New York is more than $8000 per square metre, while it costs around $5300 in London, $4,000 in Tokyo and only $656 in Mumbai.

Rents for premium office spaces in India have risen on the back of an economic growth rate that averaged 8 percent over the last three fiscal years.

CBRE, an investment and real estate services firm, reported that Mumbai's Bandra Kurla Complex, its central business district, led the growth in Asia Pacific commercial rents in the third quarter, with a jump from 14.2%.

The central five wards of Tokyo rose by 10.2%. India's capital region, and Seoul's central commercial district, both increased by over 9%.

The Japanese prefer to design a building entirely from scratch, allowing them to use technology that is not available in India.

Source familiar with the strategy said that Sumitomo Realty’s first project at Bandra Kurla Complex uses a steel frame that allows for very large floor plates, and therefore pillar-less office space – something Indian developers have not yet been able to do.

Source: The firm is expecting to charge 30%-40% more than normal rents for this feature.

According to two sources, and according to a copy the lease, JPMorgan is a tenant of the building. The U.S. Bank did not reply to a comment request.

Daibiru Corp is another Japanese developer in India. It began with office deals in two Indian cities last year. Anand Jayaraman said that the company is currently scouting land for development and may even consider residential buildings or data centres. Lines. ($1 = 155.8600 yen)

(source: Reuters)