Higher density living is becoming the norm in Australian capital cities, as low housing affordability and the government’s slow land release policies force families into apartments.

But when a household downsizes, what happens to the beloved family pet?

While there have been mixed attitudes from developers in Australia willing to create living environments that integrate pets, investors can make potentially 5% extra on the sale of their property if it is pet-friendly.

Love that pooch

Australia has one of the highest rates of pet ownership in the world, with 63% of our 7.5 million homes having at least one pet in residence, according to the Petcare Information and Advisory Service.

There are 38 million pets in Australian homes - almost twice as many domestic pets as people - with the most prolific being fish and birds, followed by dogs and cats.

But there is not the tradition that exists in many European cities of welcoming pets into high-density living. In fact, many Australian apartments blocks begin with a blanket ban on pets, and only allow them after formal application to the owner’s corporation, with often a two-thirds majority required on vote.

The Australian Companion Animal Council reports that new property developments often ban pets entirely, in an attempt to make the environment more attractive for residents. However, it says that this attitude limits the amount of accommodation available for young families and the elderly, who are traditionally the biggest pet owners.

And for renters, keeping pets on the property is even more problematic. ACAC’s report The Power of Pets (PDF) cites a survey that shows that, while two-thirds of Australian households own pets, pet ownership drops to just 17% among people renting property.

At the same time, more than four-fifths of people who don’t currently own a pet would like to own one in the future, which indicates that it is living in a rented apartment and strict owners’ corporation rules which are preventing these people from getting the animal companion they desire.

Man’s best friend goes high-rise

Research shows 91% of pet owners feel “very close” to their family pet, and ACAC argues that people are more willing to pay more for a pet-friendly property than to get rid of this “member of the family”, so the potential benefits are there for developers to create such environments.

President of the Institute of Strata Management, David Morris, told realestate.com.au that it worthwhile for owners and potential buyers to check the policy of a building’s owner’s corporation in regards to pets. He said taking the next-door neighbour’s word on it can lead to problems, and ordering a search conducted on the body corporate books can show any conditions that may apply. Being able to advertise an investment property for rent or resale in a pet-friendly building can boost the potential market and the potential financial gains achieved by broadening the market.

In the high-density residential areas of south-east Queensland, property marketers have identified pet-friendly buildings as attracting higher prices and selling more quickly than those which discourage pets.

PRDNationwide cited figures showing Sunland Group’s Malibu building at Main Beach had a no-pets policy and recorded average capital growth of 15% between 2001 and 2005 compared with Girvan’s Silverpoint at Broadbeach, which allowed pets and recorded growth of 20% in the same period.

Buying into a feline friendly block

Features of a pet-friendly apartment include a big balcony, extensive tiling or floorboards throughout; soundproofing; floor-to-ceiling windows so pets can look out; and being close to parks and walking trails.

At Jacksons Landing, the major property development by Lend Lease at Pyrmont Point in Sydney, implementing a pet-friendly policy has led to one quarter of all apartments having dogs, and other pets as varied as mice and bats. The luxury harbourside apartments feature open space, and the residents’ community has even set up a weekly dog club for owners and their puppies to meet up socially.

The 813-hectare residential community of Pelican Waters, on Queensland’s Sunshine Coast, features 40% open space and parkland, and many apartments are advertised as being within pet-friendly precincts.

The Pradella Group is developing a precinct opposite the Roma Street Parkland in Brisbane, and has implemented a pet-friendly policy in each of its apartment blocks. The five apartment towers feature deep balconies and proximity to open space to attract pet owners.

For both owner-occupiers and investors alike, there are benefits to be gained from buying in an apartment block that offers these added features, with a view to attracting more lucrative offers when it comes time to sell.

The origins of Chandigarh

Chandigarh, also known as City Beautiful, has the distinction of being the first planned city in India. After India gained Independence from the British in 1947, the first Prime Minister of India, Pandit Jawarharlal Nehru took a personal interest in the planning of the city of Chandigarh as he wanted it to be symbolic of the new modern and progressive Indian state.

The initial master plan of the city was laid out by noted American architect-planner Albert Mayer while famed Swiss-born French architect and planner Le Corbusier also designed several buildings and layouts of the city. Chandigarh today serves as the capital of two prosperous Indian states Punjab and Haryana and is a union territory in its own right.

A planned development of neighborhoods

The urban planners of Chandigarh decided to design the city on the basis of neighborhoods and, as a result, the city has developed with the establishment of self sufficient sectors. The main city center is located in Sector 17 while the sub-city centre is located in Sector 34.

The original boundaries of Chandigarh were limited to a radius of 8 km around the city center and this was gradually increased to include surrounding areas as the need for real estate increased with the growth and development of the city. The areas included in this enhanced boundary include a number of settlements of Haryana, Punjab and Himachal Pradesh like the cricketing center of Mohali, Kharar, Panchkula, Mani majra, Zirakpur and Dera Bassi on the Chandigarh-Ambala main highway.

Real Estate Growth in the Chandigarh Metropolitan Area

Chandigarh city has witnessed much growth in the real estate sector over the past few years as employment opportunities in the area have grown tremendously, due to liberal government policies, economic reforms and much investment. These measures have attracted many IT /ITES companies to the city and the resultant demand for real estate has led to burgeoning property prices in Chandigarh city, as there is lack of space for development in the main city.

Much of the recent real estate development in Chandigarh is now concentrated on the outskirts of the city in areas like Mohali where there is now an IT park. Another IT park which is spread over an area of 375 acres and is called the Chandigarh Technology Park (CTP) has also been set up in Mani majra, located in the north-east of Chandigarh. The CTP has been allocated Special Economic Zone (SEZ) status and has as its anchor tenants major information technology companies such as Wipro, Infosys and IBM.

As space in the main city is severely constrained, the major property developers in Chandigarh, like the Emaar-MGF group (a joint venture between Emaar Properties PJSC of Dubai and MGF Development Limited of India.) Prasvanth , Omaxe and Sandawoods Infratech Projects Private Limited have all developed their residential projects in the surrounding areas of Panchkula, Mohali, Zirakpur and Dera Bassi.

Notable developments in Chandigarh

The residents of Chandigarh enjoy a relatively high standard of living compared with the rest of the India as they have the highest per capita income in the country with a Human Development Index of 0.674 according to 2007 estimates. Moreover many USA- and UK-based non-resident Indians who had emigrated in the 1960’s and 1970’s are now looking to invest in Chandigarh, bringing a potential source of new wealth to the region.

The main property developers in Chandigarh have kept all these factors in mind and have responded to the requirements of this segment with premium developments which sport many world-class amenities.

Emaar MGF Developments of the “Villas” and the” Views” at Mohali Hills

The Villas

The Villas is a residential project consisting of luxury and premium villas, which is being promoted by Emaar-MGF developments over an area of 3000 verdant acres located in the sectors 108 and 109 in Mohali, called Mohali Hills and close to the IT park.

Each of the villas in this project has a distinct individual style and you have the choice of selecting an Andalusian, Spanish or Mediterranean theme. The villas all are approximately 3550 sq feet and are being built to international standards and specifications.

These luxurious properties come with a current price tag of Indian Rupees 1, 15, 00,000 ($284,600) upwards. The villas are being constructed as a part of a self sufficient gated community with amenities such as a nine hole executive golf course, a club house and gym, swimming pool, tennis courts, billiards/pool room, multi-purpose function hall and restaurant, a multiplex and a commercial complex and even an International school. The project is slated to be completed in 2010 and has evoked a lot of interested amongst international and domestic buyers alike.

The Views

The Views is another project which consists of a gated community being developed and promoted by Emaar-MGF over 26 acres in sector 105 in Mohali. If you would prefer to have a smaller property, you can then choose to buy one of the many two to four bedroom luxury apartments and penthouses being developed in this fully air-conditioned complex.

The Views development will also include amenities such as an advanced security system with CCTV surveillance, an Intercom Facility, a club house with a swimming pool, Jacuzzi, tennis courts; a mini Cineplex and a 100% power back up. The apartments range in size from 1350 sq feet to 3225 sq feet and are currently priced from INR 39,82,500 ($98,600) to INR 95,13,750. ($235,500.). This project is to be completed in mid 2009.

Spangle Condos

This project is being developed and promoted by Sandawoods Infratech Projects Private Limited on the famous Tri Junction of Panchkula (Haryana), Zirakpur (Mohali) & Chandigarh. Spangle Condos consists of 288 luxurious condo apartments being built with all the expected amenities - a three level club house, health club and gym, a party hall, billiards room, swimming pool, meditation room, tennis courts and lawns, preparatory school / day-care center, multi level security and 100% power back up. The developers are also setting up a onsite property management service and creating a provision for mini buses to transport residents of the condo complex to the city center of Chandigarh.

The size of the apartments in Spangle Condos range from 1350 sq feet to 1785 sq feet and the apartments are currently priced from INR 31,47, 000($77,900) to INR 39,98,000 ($ 97,000). This project is expected to be completed at the end of 2009.