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AI building lease plan impacted due to tough market conditions

AI plans to raise Rs 5,000 cr through sale or lease of its properties in Mumbai or Delhi

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Air India's plan to lease vacant floors in its iconic Nariman Point head quarters is facing rough weather but  Ajit Singh is confident that national carrier will be able to carry out its plans to monetise the real estate.

As a part of its turn around plan plans to raise Rs 5000 crore through sale or lease of its properties in Mumbai and Delhi.

Besides these cities Air India has properties and offices in cities  in India and abroad to which it does not  even have flights. The real estate monetisation plans includes  leasing 1.6 lakh sq feet of floor space comprising  eleven floors of the 23 storey Air India building.  However,  Air India has been forced to extend bid date to November 29 due to luke warm response from corporates.

Air India occupies six floors and three of these have been leased out. The rest are largely unused. Now Air India plans to shifts its headquarters to New Delhi and let out its office space to private parties.

Singh admitted the real estate monetisation was being impacted due to sectoral problems. "Real estate is going through difficult time. It (Air India building) is in old area and lot of companies are moving to newer areas,'' Singh stated. He, however, expressed confidence that the lease proposal will find takers. "Air India has properties all over and has appointed a real estate consultant,'' he said. Singh expressed hope that Air India will be able to carry out its plans to raise Rs 5000 crore from real estate despite tough conditions.

Real estate consultants and property experts remain skeptical about Air India's plans pointing out that Nariman Point is no longer the preferred choice for office address for corporates.

"Nobody wants to be there at Nariman Point. Everybody is shifting from there. Corporates are thinking that it is better to shift to Lower Parel and Bandra Kurla complex which have rents of Rs 200 per sq ft than paying Rs 250-Rs 300 at Nariman Point," said Raja Seetharaman,managing director of Aperon Realty, a real estate consultant.

Seetharaman says earlier this year  FMCG giant Hindustan Unilever   was expecting lease rent of Rs 350 a sq ft and  had to close  the deal between Rs 200 a sq ft to Rs 250 a sq ft for its  Churchgate property

Added another realty consultant:, "Today, the first preference is BKC not the Nariman Point. BKC and Lower Parel rates are low which is the main attraction. This consultant fears that Air India may not  get attractive price for its office space and end up  closing  deals at lower than estimated price.

AI building was constructed in the mid-1970s. Since the company did not need so many floors, it rented the office space to companies. Initially, as part of its rent arrangement, AI paid electricity dues of its tenants and soon realised it was paying more than the rent it collected. The airline was locked in litigation for several years to evict tenants and has managed to repossess most of the leased floor space.

In its report last year real estate consultant Jones Lang Salle estimated that Air India was losing about Rs 80 crore annually by not exploiting its Nariman Point office.

"Air India owns collector leasehold rights to the most strategically located and prominent building along Marine Drive. It measures approximately 220,000 square feet and can earn up to Rs 80 crore of rentals per annum – a reasonable figure if one calculates as the standard rental rates of Rs 300/sq ft for this location (this would include net rent after maintenance and property taxes). If monetised for capital value, this building can fetch up to Rs 800 crore,''  Jones Lang Salle had said in its report.

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