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 Delhi – 110021
2 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi
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.
3 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
4 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
5 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi
2.3 Executive Summary
Location The site is located at Raja Ki Mandi (Agra) 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
6 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.
7 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
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
Terminal (ISBT) are the major Bus Stands in Agra and is
connected to most of the bigger cities in North India.
From Delhi - NH2, a modern divided highway, connects the
200 km distance from Delhi to Agra. The drive is about 4
hours. The primary access to the highway is along Mathura
Road in Delhi but, if coming from South Delhi or Delhi
Airport, it is easier to take Aurobindo Marg (Mehrauli Road)
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.
Cities Distance
Amritsar 651
Chandigarh 458
Patiala 438
Jaipur 229
Delhi 209
Lucknow 329
Fig 3: Location of Raja Ki Mandi in Railway-Map North India
8 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi
From Gwalior - 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 / Kanpur 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
population of 20,53,993 & the population of Agra
cantonment is 50,968 and that of Agra district is 3,620,436.
Males constitute 53% of the population and females 47%.
Agra district population grew by 31% in the decade 1991–
2001. Roughly 57% of the population of Agra district lives
in urban areas. Agra has an average literacy rate of 81%,
higher than the national average of 59.5%; with 86% males
literate. Literacy rate of males is considerably higher than
that of women. Agra district literacy rate is 62.60%.
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.
Area (in km²) 188.40
Total population: 20,53,993
Male: 8,88,570
Female: 4,83,351
Females (/1000 males) 824
Density (per km²) 8954
Literacy (%) 81 %
9 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi
3.4 Rail Passenger Information
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.
Average no. of
passengers dealt per day 7440
No. of passenger trains
per day 63 nos.
Table: Passenger information
On Agra Railways
10 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.
Fig 5 Existing and upcoming Retail establishments in Agra
Subject Site
TDI Mall
Ashok Cosmos Mall
Operational Mall
Upcoming Mall
Omaxe Wedding Mall
Parsvnath Plaza
Pacific Taj Mall
11 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.
12 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi
3.6 Snapshots of Retail in Agra
TDI Mall
Parsvnath Plaza
Pacific Mall
Omaxe Wedding Mall
Ashok Cosmos Mall
13 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
14 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi
Site
Railway Station
Site
Railway Station
Google Image showing the site location
Google Image showing the site location
15 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi
4.2 Layout
The layout for the proposed site is shown:
16 RLDA-Project Information Memorandum (PIM) – Raja Ki Mandi
4.3 Site Photographs
Photo 2: Site
Photo 4:
Photo 3: Site
Photo 6: Access road
Photo 1: Raja Ki Mandi Station Entrance
Photo 6: Station Circulating Area
17 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)
Dormitory
Community Center/Restaurant/Banquet
Retail Shops/Dining
Anchor/Food Court/Food Plaza
Vanilla Shops
Lounge S Lounge Shops
ATM
Clinic
Internet
Café
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.