Detail guide to Frontage and its Implications

In real estate, when we talk about size of land it is often in terms of frontage and depth. According to Florida Statute frontage refers to “any place which fronts on one side of a street where it intersects or intersects another street, as well as between a street and right of way, waterway, as well as in the vicinity of a city boundary.

Why Road Frontage is so Valuable

1. Easily visible

   Some time street or road frontage is commonly used to describe the land mainly for commercial use. It is ideal for businessmen, developers, investors and agents who are interested to own commercial land with more frontage. The more the property is seen from outside the more the value it holds. Frontage and the selling price of the land is directly proportional. The sightseeing from frontage has consequently a boon for investors or storeowners.

2. Customer reach

   The property which is easily visible and has high reach are more likely to get investments. It not only holds more value than the other properties but it is also the preference of visitors.

What is double frontage?

Double frontage plots refer to such properties which are facing non-intersecting roads on two sides. Dual frontage plots have a high impact on the aesthetics of the community as generally the plots facing the back side have high access. The plot owner is responsible to maintain both the sides and follow the marginal open space norms accordingly.

Calculation of frontage

To achieve uniformity and social and economic well being of the society certain building bylaws are established. Building bylaws set certain regulations on how the building is going to be designed and constructed. The standards are based on common rules established and then modified according to city specifics. As per definition, the building code is a set of local laws relating to how buildings should be designed or built, especially keeping in mind the safe and quality aspects of the final product.

The building bylaws include basic rules of open space, marginal open space, lift, standard interior size, lift/lobby and staircase designs etc. In India National building code, the bible of development control regulation was established in 1970. The National building code was first revised in 1983. In 1987, two more amendments were made. The code was further amended in 2005. In 2017 there were some tweaks in the regulatory laws to attain the highest quality of construction.

Open space in front and rear side of the building is given primarily for circulation and ventilation promoting healthy living and secondly for minimizing the spill over on roads. The frontage can also be taken into consideration while widening the roads. The frontage of any development depends upon the abutting road width. According to the National building code, frontage ranges from 1.5 m to 6 m. The table below shows the detail:

For the street less than 7.5 m the frontage should be minimum 5m from the centerline of the street. In case the building is abutting two roads i.e. dual frontage then the value of frontage is to be based on the average width of the streets.

Frontage implication - Pros and Cons

Pros

1. It is the highest visibility spot and so does the most appropriate location for commercial investments. It does come with added cost while purchasing but also gives high writtens. Main roads are better lit and have more shopping options, school choices, fire stations, and often a stronger police presence.
2. Main road facing means more transport mode connectivity (Bus stops, monorails, auto and NMT1 ) which makes it the most preferred location.
3. In most of the cases, properties which are located in the outskirts are gated communities which limits their interaction. Main road frontage allows better social wellbeing

Cons

1. There have been many cases of land encroachment in the past. While the rate has decreased after the implementation of RERA2 several cases of illegal land confiscation have been reported across India. There is always a high degree of risk involved in buying front facing land.
2. Therewillalwaysbeahighdegreeofcongestionduetounauthorizedparkingonthe streets making the abutting road congested and noisy. Expect more cars parked on the road and entrance than the backyard and parking can accommodate.
3. Roadfrontageplotsaremorepreferredbycommercialusersandleastbyresidential dwellers. That restricts the reselling options and can be risky for some investors.

However selling a land is a matter of subject and solely depends upon the seeking buyers. One must keep a keen eye on the liabilities involved in the process with a clear head on what is expected from the estate.