MINISTRY OF RAILWAYS RAIL LAND DEVELOPMENT AUTHORITY (RLDA)

Project Information Memorandum Multifunctional Complex At Raja Ki Mandi

Railway Land Development Authority Ministry of Railways Near Safdarjung Railway Station, Moti Bagh-1, New – 110021

1. Disclaimer

This Project Information Memorandum (the “PIM”) is issued by Rail Land Development Authority (RLDA) in pursuant to the Request for Proposal vide RFP Notice No. of 2010 to provide interested parties hereof a brief overview of plot of land (the “Site”) and related information about the prospects for development of multifunctional complex at the Site on long term lease.

The PIM is being distributed for information purposes only and on condition that it is used for no purpose other than participation in the tender process. The PIM is not a prospectus or offer or invitation to the public in relation to the Site.

The PIM does not constitute a recommendation by RLDA or any other person to form a basis for investment. While considering the Site, each bidder should make its own independent assessment and seek its own professional, financial and legal advice. Bidders should conduct their own investigation and analysis of the Site, the information contained in the PIM and any other information provided to, or obtained by the Bidders or any of them or any of their respective advisers.

While the information in the PIM has been prepared in good faith, it is not and does not purport to be comprehensive or to have been independently verified and neither RLDA nor any of its officers, employees, advisers or consultants accept any liability or responsibility for the accuracy, reasonableness or completeness of, or for any errors, omissions or misstatements, negligent or otherwise, relating to, or makes any representation or warranty, express or implied, with respect to, the information contained in the PIM or on which the PIM is based or with respect to any written or oral information made or to be made available to any of the Bidder or its professional advisers and, so far as permitted by law and except in the case of fraudulent misrepresentation by the party concerned, any liability therefore is hereby expressly disclaimed.

The information contained in the PIM is selective and is subject to updating, expansion, revision and amendment. It does not, and does not purport to, contain all the information that a Bidder may require. Neither RLDA nor any of its advisers undertakes to provide any Bidder with access to any additional information or to update the information in the PIM or to correct any inaccuracies therein, which may become apparent. Each Bidder must conduct its own analysis of the information contained in the PIM and is advised to carry out its own investigation into the prospects of developing the Site, the legislative and regulatory regime which applies to commercial development in India, and all matters pertinent to the Site and to seek its own professional advice on the legal, financial, regulatory and taxation consequences of entering into any agreement or arrangement relating to the proposed Site.

The PIM is for use only by the Bidders. The PIM may not be copied, or distributed by any Bidder to third parties (other than in confidence to that Bidder’s professional advisers) or prospective consortium members. Under no circumstances should Bidders make contact with officers or employees of MOR unless invited by the MOR or in accordance with the PIM.

2 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

Table of Contents

S. No. Particulars Page No.

1. Disclaimer______2

2. Project Information______4 2.1 Introduction 4 2.2 Salient Features 4 2.3 Executive Summary 5 2.4 Process Chart 5 2.5 Guidelines For Expression of Interest 6

3. City Profile______7 3.1 Introduction 7 3.2 Location and Connectivity 7 3.3 Demography 8 3.4 Rail Passenger Information 9 3.5 Retail Scenario 10 3.6 Snapshot of Retail 12

4. Site Information______13 4.1 Location 13 4.2 Layout 14 4.3 Site Photographs 15 4.4 Plot Details 16 4.5 Suggested Product Mix 16

3 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

2. Project Information

2.1 Introduction: Multi-functional Complexes (MFC) are commercial complexes which are to be constructed in station premises for providing rail users facilities like shopping, food stalls and restaurants, book stalls, PCO/STD/ISD/Fax booths, medicine & variety stores, budget hotels, underground parking etc. Accordingly, development of Multi-functional Complexes is being taken up in different parts of the country at various railway stations. As part of this initiative of Railways, Forty six sites have been identified. Rail Land Development Authority (RLDA) a statutory authority under the Ministry of Railways offers development of MFC on a Railway Land at these identified sites. The nature of the offer is lease on an “as is where is basis” for a period of 45 years lease.

RLDA has adopted a single stage two packet system i.e. submission of eligible proposal and financial proposal for selection of the bidder for award of the Project. This Project Information Memorandum (PIM) is issued by Rail Land Development Authority (RLDA) in pursuant to the Request for Proposal (RFP) to provide interested parties hereof a brief overview of plot of land (“Site”) and related information about the prospects for development of these multifunctional complexes.

2.2 Salient Features All the 46 sites at offer an excellent opportunity for a successful commercial real estate development owning to the following factors:

 The sites are located near the Railway station.

 Easy accessibility to Railway Station, Bus stand and in the city area

 Good visibility from station approach road

 Opportunity to create a landmark in the city

 Land form and topography suitable for the construction

 A vibrant commercial catchment area

4 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

2.3 Executive Summary

Location The site is located at Raja Ki Mandi () Railway station Land Area proposed 1529 Sq.Mt Built up area 2294 Sq.Mt Site Surroundings North – Approach road to station East – Private Area (shops etc.) West – Passage towards Platform No.-3 South- Railway Line / Platform No.3 Site accessibility Approachable

2.4 Process Chart:

Fig 2: Process Chart

5 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

2.5 Guidelines for Expression of Interest (EOI): M/s Jones Lang LaSalle has been appointed as Marketing Advisor by RLDA for these MFCs and separate EOI may be sought by them as supplement information to the prospective bidder.

Objective: The Objective of the EOI is to increase the base for the participation in the MFC projects by end users like retailers, hoteliers, banks, pharmacies, bookstores, who operate either individually or as large corporate entities, who may or may not be interested in development of the project. The EOI is not a valid bid in the development process, but instead serves as an offer for leasing of the eventual premises.

Expressions of interest are invited from end users like large chain retailers, hoteliers, and small individual entrepreneurs interested in leasing the premises on a short term basis (min of 9 years) as an indicative rental for developers who might be interested in leasing the land and developing the project.

Expressions of interest are also invited from large developers who have executed projects in multiple cities, who may have a standard set of tenants. Since the process followed is an open tender, retailers and hoteliers who are interested in development are advised to send in expressions of interest, as the EOI would provide indicative rentals to the final winner of the bidding process.

 The EOIs may be annexed to the amended tender document to enable greater transparency for bidders.

 Retailers and Hoteliers interested in leasing space may send in expressions of interest, as this will provide an indicative rental for final leasing from the winner of the final bid.

 EOI must be stamped and signed by the authorized signatory of the company.

 EOI will not be the final contract between the winner of the bid and the end user, which will be subject to negotiations etc. as in the case of any private commercial deal.

 EOI from developers will not be considered as a valid bid for the project, since the valid bid will be only considered as per the normal rules of tendering by RLDA.

 EOI must be submitted within 15 days of the posting of this RFP for the MFCs on the website.

6 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

3. Agra - A City Profile

3.1 Introduction Raja Ki Mandi is an area in Agra. This is the shopper's paradise, with shops selling all sorts of clothes lining the streets. There is also a railway station at Raja Ki Mandi by the same name.

Raja Ki Mandi is a very old market. It has been there from the Mughal Era. You can find all sorts of fancy dresses here but be prepared to bargain hard. Though no one is quite sure how this place got its name as it quite literally means 'Market of the Kings'.

It is very renowned market of Agra. At Fig 3: Location of Raja Ki Mandi in Railway-Map North India least 10,000 people come daily to this place to do shopping. It has all the shops for all the products like clothes, household products, eatables, books, beauty parlours and everything you want to buy. That is why crowd is very encouraged towards coming to Raja Ki Mandi for shopping purpose. It is a very laid back station and springs into life at the arrival of Intercity Express, Mahakoshal Express, Indore - Amritsar Express and Taj Express.

3.2 Location and Connectivity Idgah Bus Stand, Taj Depot, Ford depot and Inter State Bus Cities Distance Terminal (ISBT) are the major Bus Stands in Agra and is Amritsar 651 connected to most of the bigger cities in North India. 458 From Delhi - NH2, a modern divided highway, connects the Patiala 438 200 km distance from Delhi to Agra. The drive is about 4 hours. The primary access to the highway is along 229 Road in Delhi but, if coming from South Delhi or Delhi Delhi 209 Airport, it is easier to take Aurobindo Marg (Mehrauli Road) 329 and then work up to NH2 via Tughlakabad.

From Jaipur - National Highway 11, a four lane divided highway, connects Agra with Jaipur via the bird sanctuary town of Bharatpur. The distance of around 255 km can be covered in around 3–4 hours.

7 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

From - A distance of around 120 km, takes around 1.5 hours on the National highway 3, also known as the Agra – Mumbai Highway.

From Lucknow / NH2, the divided modern highway, continues on to Kanpur (285 km, 5 hours) and from there to points east ending in Kolkata. From Kanpur, NH25 heads for the city of Lucknow (90 km, 2 hours).

The Mahatma Gandhi (MG) Road which runs through the city connects it from one end to the other. In March 2010, the Uttar Pradesh government, through an open bidding process, chose Jaypee Associates to develop an Inner Ring Road to connect NH2/Yamuna Expressway in the north to NH3 in the south in a 30 month timeframe. In September 2010, Gifford was chosen to design the road.

The railway station is located towards the west of Agra in Civil Lines area and about 5 kms from the city center. The place near Raja Ki Mandi Railway Station has a number of premium hotels. Ashoka Hotel and UPSTDC's Tourist Bungalow are at walking distance. The railway line, just ahead of Raja Ki Mandi Railway Station, splits in two, one leading to the city center and the other to the southern areas of Agra and beyond. Raja Ki Mandi Railway Station falls under Central Railways in Agra.

3.3 Demography According to the 2001 India census, Agra has a total Area (in km²) 188.40 population of 20,53,993 & the population of Agra cantonment is 50,968 and that of Agra district is 3,620,436. Total population: 20,53,993 Males constitute 53% of the population and females 47%. Male: 8,88,570 Agra district population grew by 31% in the decade 1991– 2001. Roughly 57% of the population of Agra district lives Female: 4,83,351 in urban areas. Agra has an average literacy rate of 81%, higher than the national average of 59.5%; with 86% males Females (/1000 males) 824 literate. Literacy rate of males is considerably higher than Density (per km²) 8954 that of women. Agra district literacy rate is 62.60%. Literacy (%) 81 % Hinduism, Islam, and Jainism are three major religions in Agra district with 89.6%, 8.93%, and 0.51% of the population following them. Roughly 22% of the population belongs to the Scheduled Castes, of which the Jatav, Kori, and Balmiki are the most numerous. Some Scheduled Tribes like the Bhotia and Jaunsari have marginal presence (about 0.02% of the population).

52.5% of Agra's population is in the 15–59 years age category. 11% of the population is under 6 years of age. Hindi is the most widely spoken language in Agra. Urdu and Punjabi are also spoken.

8 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

3.4 Rail Passenger Information

Average no. of 7440 passengers dealt per day

No. of passenger trains 63 nos. per day

Table: Passenger information On Agra Railways

Agra is on the central train line between Delhi and Mumbai and between Delhi and Chennai and many trains like Bhopal Shatabdi, Bhopal Express, Malwa Express, Gondwana Express, Jabalpur - Jammutawi Express, Shreedham Express, Garib Rath, Tamil Nadu Express, Chennai Rajdhni etc. connect Agra with all major Indian cities like New Delhi, Mumbai, Kolkata, Chennai, Hyderabad, Bengaluru, Pune, Bhopal, Indore, Gwalior, Jabalpur, Ujjain, Jaipur, Lucknow etc. every day. Some east-bound trains from Delhi also travel via Agra, so direct connections to points in Eastern India (including Kolkata) (Calcutta) are also available. There are close to 20 trains to New Delhi and Gwalior Junction every day, and at least three or four to Bhopal, Indore, Nagpur, Mumbai and Chennai.

9 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

3.5 Retail Scenario

Most of the major shopping centers in Agra are situated near the Taj Mahal complex. These areas include Sadar Bazaar, Kinari Bazaar and Munro Road. The Sadar, Kinari and Munro bazaars are open markets that shelter numerous shops which are absolutely stacked with goods. The Sadar Bazaar is known for its exclusive range of ethnic clothing, footwear and accessories. The Kinari Bazaar offers a wide choice of handicrafts under one roof. Apart from offering some of the most exotic handicrafts this market also has a great variety of marble, brassware, rugs, leather items and textiles at reasonable prices. The Kinari Bazaar however is a lady’s delight as it provides the latest garments, jewelry, footwear and accessories that are currently in fashion. All the above mentioned markets are inexpensive can provide umpteen options for bargaining.

Omaxe Wedding Mall Ashok Cosmos Mall

Subject Site

Parsvnath Plaza TDI Mall Pacific Taj Mall

Operational Mall Fig 5 Existing and upcoming Retail establishments in Agra Upcoming Mall

10 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

Modern shopping malls have arrived in Agra in recent years and make for a good day out, with a number being sited close to each other, such as both the TDI Shopping Mall and Pacific Taj. New shopping malls are arriving all the time in Agra, and recent additions include the Ashok Cosmos, RAP Adlabs and Pacific Mall. Omaxe Wedding Mall is spread over a huge cut of land, in figures 175,000 sq ft, the mall has become successful in winning the heart of the city people. This shopping mall of Agra houses various types of products like garments, jewelry, kitchen appliances, kid’s accessories and all that you need every day. Located on Delhi-Agra Highway, the place is a shopper’s heaven in its true literary sense.

The TDI Mall is one of the best multiplex shopping malls in Agra. The shopping mall enjoys its nearness to the World Heritage Site, Taj Mahal.

Ashok Cosmo s Mall is one of the posh shopping malls in Agra. It is conveniently located at Sanjoy Place in Central Agra.

The Agra shopping malls are the best place for the hitchhikers and the business people flowing in the historic city from all the corners of the planet.

11 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

3.6 Snapshots of Retail in Agra

TDI Mall Omaxe Wedding Mall

Parsvnath Plaza Ashok Cosmos Mall

Pacific Mall

12 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

4. Site Information

4.1 Location The site is located at the Raja Ki Mandi railway station.

Site

Railway Station

Google Image showing the site location

13 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

Site

Railway Station

Google Image showing the site location

Site

Railway Station

Google Image showing the site location

14 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

4.2 Layout The layout for the proposed site is shown:

15 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

4.3 Site Photographs

Photo 1: Raja Ki Mandi Station Entrance Photo 2: Site

Photo 3: Site Photo 4:

Photo 6: Access road Photo 6: Station Circulating Area

16 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi

4.4 Plot Details The area of subject land plot is approximately 1529 sq m.

Parameter In sft In sqm Site Area Utilized 16458 1529 Maximum Built up Area 24693 2294

4.5 Suggested Product Mix

HOTEL RETAIL RETAIL AMENITIES  Rooms (AC/ Non AC)  Retail Shops/Dining  ATM  Dormitory  Anchor/Food Court/Food  Clinic  Community Plaza  Internet Center/Restaurant/Banquet  Vanilla Shops  Café  Lounge S Lounge Shops  ISD/PCO  Variety Store  Pharmacy/Book Stalls  Bank Branch  Prepaid Taxi  Car Rentals  Cloak Rooms  Tourist Information Booth

The city with is flourishing tourism and a number of shopping malls is turning into a retail hub. Hence the product mix suggested above is suitable for Raja Ki Mandi Railway Station development project.

The MFC development will make travel more convenient for the tourist by providing a number of facilities at the railway station itself. Also the MFC development will benefit from the central location of the railway station.

17 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi