Gulbarga

Development of MFC at Gulbarga Railway Station
Rail Land Development Authority
MINISTRY OF RAILWAYS
RAIL LAND DEVELOPMENT AUTHORITY (RLDA)
PROJECT INFORMATION
MEMORANDUM
FOR
MULTIFUNCTIONAL COMPLEX
AT
GULBARGA
Model

Request
Near forRailway
Safdarjung Qualification
Station, Moti Bagh-1
New Delhi – 110021
For
PPP Projects
Project Information Memorandum (PIM)

Page 1
DISCLAIMER
This Project Information Memorandum (the “PIM”) is issued by Rail Land Development Authority (RLDA)
in pursuant to the Request for Proposal vide 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.

Page 2
TABLE OF CONTENTS
S.NO PARTICULARS
Gulbarga
1.1 Gulbarga City Profile 4
1.2 Executive Summary 5
1.3 Location On City Map and Connectivity 6
1.4 Demography 7
1.5 Rail Passenger Traffic 7
1.6 Site Location and Attributes 9
1.7 Site Layout Plan 12
1.8 Site Photographs 13
1.9 Plot Details and Area Assessment 17
1.10 Retail/Real Estate Market 17
1.11 Suggested Product Mix 18

Page 3
Please refer to General PIM-Knight Frank for the Tender Process chart, Project
Potential, Guidelines on EOI and Clustering and Group Bidding on the RLDA
website.
CITY PROFILE
1.1 INTRODUCTION
Gulbarga is situated in north Karnataka and was formerly known as Kalburgi which translated to stony
land in Kannada. It’s bounded by the Maharastrian districts of Bijapur and Solapur on the west and Bidar
and Osmanabad on the north. To its south is Yadgir and to its east is the Rangareddy district of Andhra
Pradesh.
From 1724 to 1948 the territory occupied by present day Gulbarga district was part of Hyderabad state
ruled by the famous Nizams. It was integrated into India in September 1948.
Gulbarga’s old fort is in a rather deteriorated state, but it has a number of interesting buildings inside
including the Jama Masjid, reputed to have been built by a Moorish architect during the late 14th or early
15th century who imitated the great mosque in Cordoba, Spain. The mosque is unique in India, with a
huge dome covering the whole area, four smaller ones at the corners. The fort itself has 15 towers.
Gulbarga also has a number of imposing tombs of Bahmani kings, a shrine to an important Muslim saint
and the Sharana Basaveshwara Temple.
City street Gulbarga Fort

Page 4
1.2 EXECUTIVE SUMMARY
 Location - The Site next to the Gulbarga railway station.

 Land Area proposed - 400 sqm. (Approx.),
 Built up Area 600 sqm.(Proposed)
 Existing development at site: None.
 Surroundings - North: Cycle/Scooter stand, SCR construction office (under
construction), S&T office.
East: Open land with DY SP GRP office to the North East.
West: GRP Rest house and station circulating area.
South: Platform no.1 and Railway police post.
 Accessibility - The site is accessible from the three approach roads one from
the platform through the GRP office, second from the station
circulating area which is directly connected to the main road
leading to the city and third from the cycle stand area on
the north.

Page 5
1.3 LOCATION AND CONNECTIVITY

Gulbarga is well connected by road and rail with most of the major cities in the country and within the
state.
1: Location of Gulbarga in Karnataka
Gulbarga
Bengaluru
Source: Maps of India
Roadways
Gulbarga has a well laid out network of roads that connects it to the major cities of the country such as
Bengaluru, Mumbai, and Goa etc. KSRTC runs the bus service to other cities and villages within the
state. There are also several private services running Volvo buses between Bengaluru – Gulbarga and
Mumbai – Gulbarga.

Page 6
Railways
Gulbarga is served by a major rail line and is well connected by trains to all major cities such as Mumbai,
Bengaluru, Delhi, Chennai, Ahmadabad, Coimbatore, Erode, Kanyakumari, Trivandrum, Jodhpur,
Bhubaneswar etc. The station lies on the Central railway division of the Indian railways.
Airways
The nearest airport is the Hyderabad International Airport which is 220 km from the city.
1.4 DEMOGRAPHY
As per the 2010 estimate, Gulbarga had a population of 5,46,554. The city has an average literacy rate of
67% with male literacy rate of 73 % and female literacy rate of 60%. 13% of the population is under 6
years of age.
Description Breakup
Population Total: 5,46,554
Average: 77%
Literacy Rate Male: 82%
Female: 72%
Literate Population Total: 4,20,846
Source: Wikipedia
1.5 RAIL PASSENGER TRAFFIC

Gulbarga railway station falls in the Central Railway zone of the Indian railways.
i) No. of Passenger Trains per day – 51 Nos.
ii) Average No. of passengers per day at station- 14000 Nos.
iii) Average passenger ticket earnings: Rs.7,50,000

Page 7
RAIL CONNECTIVITY MAP OF KARNATAKA

Page 8
1.6 SITE LOCATION AND ATTRIBUTES

The site area covers 400 sqm. The site has a cycle/scooter stand to its north. To the east is open land
with DY SP GRP office to the North East. To the west is the station circulating area and to the south is
the platform and the railway police post.
SITE LOCATION
City View with the MFC Location indicated

Page 9
Station view along with surrounding areas
MFC is indicated by the box in red
MFC
Location

Page 10
Close up view of the MFC site from 57 mts
Open
land
Platfo
rm
Cycle/
no.1
Scoot
er
stand
Stn
circulating
area
Latitude: 17°18'55.91"N
Longitude: 76°49'35.77"E

Page 11
1.7 SITE LAYOUT PLAN

Page 12
1.8 SITE PHOTOGRAPHS

PHOTOGRAPHIC ILLUSTRATION OF THE SITE
Gulbarga main entrance
Cycle/Scooter stand to the left of the station building.
The road leads to the MFC site on the right.

Page 13
View of the site from the platform. The site is behind the fence and boundary wall.
Cycle stand to the north of the plot.

Page 14
GRP Rest house and fenced wall separating the station circulating area on the West.
Open land on the East with no boundary wall. Railway track on the right.

Page 15
Railway police post and boundary separating platform 1 on the South.
Another view of the site. Platform 1 behind the boundary wall.

Page 16
1.9 PLOT DETAILS AND AREA STATEMENT

The area of subject land plot is approximately 400sq m, which is suitable for commercial (retail) and
budget hotel development.
AREA STATEMENT FOR THE PROPOSED MFC
Area Statement
400.00 in SQM
Site Area Utilized
4304.00 In sft.
Maximum Built up Area 6458.00 In sft.
1.10 RETAIL/REAL ESTATE MARKET

Gulbarga University was established in 1980. Its jurisdiction extends to the six districts of Gulbarga,
Yadgir district Bidar, Raichur, Bellary and Koppal. Earlier it was a post-graduate centre of Karnataka
2
University, Dharwad since 1970. The main campus is situated on 860 acres (3.5 km ) of land,
6 kilometres (3.7 mi) east of Gulbarga city. It has 37 post-graduate departments and 4 post-graduate
centers located at Krishnadevarayanagar, Bellary, Raichur and Bidar. Another post-graduate centre at
Basavakalyan is on the anvil. The University enrolls about 3500 students every year for various post-
graduate, M.Phil. and Ph.D. programs in various disciplines. There are about 200 faculty members and
about 700 technical and non-technical supporting staff. There are 230 colleges affiliated with this
University which enroll graduate/diploma courses in arts, fine arts, music, social sciences, science and
technology, commerce, education and law.
A new plan for the Central University has been proposed to be built near the city. Gulbarga is known as
the 'City of Education' for its institutions managed by private as well as the government sectors.
Agriculture is the backbone of the economy on this region. Jowar, rice, wheat, oilseed, vegetables,
sugarcane, spices and cereals of all kinds are grown in the entire region. This part of the state is declared
as a Horticultural Zone by the government and there is great potential to grow fruits like mangoes,
papayas, pomegranates, grapes etc. Rivers Krishna and Bhima flow through this land.
Gulbarga offers several options for accommodation. Hotel room rates range from Rs. 600 to Rs. 4000.
They have a wide range of offerings in budget hotels as well as 3 to 4 star hotels. The Central Park hotel,
Sun International, Hotel Aditya, Hotel Santosh, Hotel Prashanth and Hotel Raja Rajeswari are a few of
the hotels in the city.
The commercial spaces are rented at Rs.35-40 per sq ft. per month as enquired at City Center (Rs.
27,000-30,000 per month for 500-600 sqft).

Page 17
Central Park Hotel Central Park Gulbarga
1.11 SUGGESTED PRODUCT MIX

According to the study conducted for the retail and real estate market in Gulbarga, the plot should contain retail
outlets as well as restaurants and other food and beverage services.
The products that are envisaged to be developed on the MFC sites as per the Indian Railways are:
HOTEL RETAIL RETAIL AMENITIES

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

Page 18

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Development of MFC at Gulbarga Railway Station

Rail Land Development Authority

Rail Land Development Authority

Project Information Memorandum (PIM)

Project Information Memorandum (PIM)

1.1 Gulbarga City Profile 4

1.2 Executive Summary 5

1.3 Location On City Map and Connectivity 6

1.5 Rail Passenger Traffic 7

1.6 Site Location and Attributes 9

1.7 Site Layout Plan 12

1.8 Site Photographs 13

1.9 Plot Details and Area Assessment 17

1.10 Retail/Real Estate Market 17

1.11 Suggested Product Mix 18

Project Information Memorandum (PIM)

City street Gulbarga Fort

Project Information Memorandum (PIM)

1.2 EXECUTIVE SUMMARY

 Location - The Site next to the Gulbarga railway station.

Project Information Memorandum (PIM)

1.3 LOCATION AND CONNECTIVITY

1: Location of Gulbarga in Karnataka

Source: Maps of India

Project Information Memorandum (PIM)

Population Total: 5,46,554

Literacy Rate Male: 82%

Literate Population Total: 4,20,846

1.5 RAIL PASSENGER TRAFFIC

i) No. of Passenger Trains per day – 51 Nos.

ii) Average No. of passengers per day at station- 14000 Nos.

iii) Average passenger ticket earnings: Rs.7,50,000

Project Information Memorandum (PIM)

RAIL CONNECTIVITY MAP OF KARNATAKA

Project Information Memorandum (PIM)

1.6 SITE LOCATION AND ATTRIBUTES

City View with the MFC Location indicated

Project Information Memorandum (PIM)

Station view along with surrounding areas

MFC is indicated by the box in red

Project Information Memorandum (PIM)

Close up view of the MFC site from 57 mts

Project Information Memorandum (PIM)

1.7 SITE LAYOUT PLAN

Project Information Memorandum (PIM)

1.8 SITE PHOTOGRAPHS

Gulbarga main entrance

Cycle/Scooter stand to the left of the station building.

The road leads to the MFC site on the right.

Project Information Memorandum (PIM)

Cycle stand to the north of the plot.

Project Information Memorandum (PIM)

Project Information Memorandum (PIM)

Railway police post and boundary separating platform 1 on the South.

Another view of the site. Platform 1 behind the boundary wall.

Project Information Memorandum (PIM)

1.9 PLOT DETAILS AND AREA STATEMENT

1.10 RETAIL/REAL ESTATE MARKET

Project Information Memorandum (PIM)

Central Park Hotel Central Park Gulbarga