Discover and read the best of Twitter Threads about #nphp

Most recents (4)

Last thread on #NPHP and then I will call quits. This one is about composition of housing cost and if it can be reduced. The cost percentages aren’t perfect and may be off by a wide margin depending on location, type of construction, timing etc
A typical high rise construction project looks like below. Land self explanatory, hard costs are all the labor, construction, fixtures etc, soft costs will be consultant (architect, design etc) municipality fees, financing cost mainly refers to interest on construction loan
LAND cost is what it is. No reduction in land cost unless govt subsidizing it. One option is deferred payment where government gives land to builder on deferred payment (payment to be received on sale of units to home buyers). This reduces financing cost as less loan required.
Read 16 tweets
Thread 2b of the #NPHP conclusion. 1. Let’s discuss the elephant in the room. Mortgages to low income group. No financial institution worth it’s salt will be willing to provide mortgage and that too at subsidized rate to someone with unverifiable max income of 60k
The government needs to set up an agency (it could be HBFC or PHA) that buys the low income flats in buildings and mortgages it to low income buyers. As stated earlier, if pushed really hard by SBP/govt, commercial banks may offer a few low income mortgages.
In case of default by low income owners, that agency alone should be responsible for eviction, loan workout, sale to next buyer.

This is the biggest nut to crack and I am open to any or all options.
Read 18 tweets
Part 2a of the 2 part conclusion thread on #NPHP. Now that I have thought about it, I’ll need another thread to expand upon some of the nuances but since I have already called it a 2 part thread, I’ll call this one 2a and next 2b. Does this qualify as a U-turn?
Four deficiencies were identified in thread 1 for #PHP. Those were
1. Ghettoization
2. Location
3. Supply and
4. Demand

Here I will discuss how a MIHR overcomes these challenges.
As discussed building a low income housing scheme will lead to ghettoization and considering high prices of land within cities, will only make sense in outskirts with limited or no transport/infrastructure. MIHR makes it viable near urban transit routes.
Read 17 tweets
This is part 1 of my 2 part concluding thread. This one will focus on why #NPHP as proposed isn’t going to work. It presumes that you have read my previous threads on the topic.
Part 2 which I plan to do later will show how Mixed Income High Rises #MIHR would offer the best bang for the buck / highest and quickest number of units delivered. I will also summarize how #MIHR overcomes all the disadvantages of current #NPHP.
Three models have been proposed so far: housing society of low income plots, housing society of low income houses and up to 4 storey mid rise low income apartments (hereafter referred to as proposed housing plan or PHP). Let me count the DISADVANTAGES of PHP:
Read 25 tweets

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