INTRODUCTION

Being one of the most densely populated countries of the world with a huge population,
Bangladesh has already surrendered nearly 25/o of its land to human settlements and related
uses. With the current 30 million urban populations, the shares of urban land are about 2 percent
of all lands and nearly 10 percent of land under settlements.
Urbanization helps saving land for settlements. This is because of the possibility of higher
density. As of today 30 million urban population are squeezed on about 3,370 square kilometers
(1300 square miles) of land in the country giving a gross density of 8870 persons per square
kilometer (23000 persons per square mile) as opposed to about 700 persons per square kilometer
(1800 persons per square mile) in rural areas. Thus the urban density is more than 12 times that
of the rural density. But urban population will be more than double in the next 20 years and the
trend would continue. By the year 2040 Bangladesh would possibly have its population (of 200
million or so) in urban areas that would amount to 100 million people in urban areas.
Due to various factors, including absence of an urbanization policy or a human settlement policy,
urban growth and urban development in Bangladesh is basically Dhaka oriented. Already 30% of
the urban populations of the country are concentrated in Dhaka Mega city region. The trend is
continuing or becoming more entrenched.
As Dhaka is the Nucleus City of Bangladesh and the focal point of all social, political and
economic activities, the current housing situation of Dhaka City is mainly outlined in this paper.
The problems and prospects of housing are also discussed in the light of the experiences of some
other major cities of the world.
The present and future trend of housing development, so discussed with special reference to high
land value in Dhaka City.
In future there would obviously be a need for higher density of population in both rural and
urban areas, more so in urban areas. Density can be increased both horizontally (by more
compact arrangement) or vertically through multi-storied development.

There is no magical solution to the present or future housing problem of Dhaka City. Different
sets of policies need to be implemented both at the national as well as the local levels. Both
walk-up as well as high rise developments should be encouraged. Hence the future residents of
Dhaka should adapt themselves to apartment living by being more accommodative and tolerant.
All of us would prefer to live in a private home with a front lawn and back garden, but since
urban land is scarce and expensive, solutions with high rise development need to be considered
in a rapid developing city like Dhaka.
1.2 OBJECTIVE
The major objectives of this report are:
To highlight the Prospects of Real Estate Industry in Bangladesh to understand the current
challenges of real estate business in Bangladesh.
The specific objectives are:
1. To understand interaction of urbanization with population with special reference to Dhaka city.
2. To make and overview of Real Estate Business in Bangladesh.
3. To draw the attention as to how to face the challenges of housing settlement in urban
perspective.
1.3 METHODOLOGY
The present report is prepared based on information from Al Barew Development Ltd. and Real
Estate Housing Association of Bangladesh (REHAB).
The following techniques and methodologies were used to collect the necessary information:
Discussion with the personnel who worked with the industry and collect the industries past
history & current situations.
For writing this marketing plan I have to collect secondary data from the internet.
After collecting the data, I have analyzed it based on the objective of my proposal.
1.4 SCOPE
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A comprehensive knowledge on the current scenario and how we can develop the situation of
housing needs and Real estate business in Bangladesh and development system one-step ahead.
The scope of this research paper is not only to highlight the evaluation of business but also try
recommendations to improve the situation to make a better environmental friendly sound
housing environment in Dhaka as well as Bangladesh.
1.5 LIMITATIONS:
When I prepared this report I have faced some problems. These are:
1. Time limitation
2. Insufficient information
3. Budget limitation
4. Lack of experience to prepare report
5. Lack of technical knowledge regarding real estate industry.
Chapter-2
Company Profile
2.1 COMPANY OVERVIEW
Al Barew Development Ltd. is one of the newly establish housing company involved in the
sector since 2008 and member of the Real Estate and Housing Association of Bangladesh
(REHAB).
Al Barew Development Ltd, not only believe in quality as a mere vision statement but also
implement it in every aspect of our operations and the way we do business. To bolster our core
values of quality and excellence, we have taken on board a team of dedicated and skilled
professionals consisting of architects, engineers, designers, planners etc.
Features
RAJUK approved projects
Dispute free lands
High quality construction
Modern Functional Design

 In time handover
After Sales Service
2.2 VISION
We shall endeavor to excel in every aspect of our operation and thereby provide quality products
and services to our customers.
Our organization will have a challenging and satisfying working environment so that the talents
and potential of our human resource is given the full opportunity to blossom & grow.
2.3 MISSION
Customer Policy: To always focus on the customer; because the customers satisfaction is our
inspiration.
Business Policy: To conduct the business with high integrity.
Employee Policy: To nurture the best human resource through training & motivation.
Quality Policy: To consistently developed high quality real estate to keep our standard above
others.
Environment Policy: To address environmental issues aptly & carry on our activities in line.
Future Policy: To endeavor innovation to excel in every aspect of our operation.
2.4 FUTURE PLAN
Al Barew Development Ltd is committed to expand and diversify in the years to come. It has
taken on board a number of projects which will have a definite impact on the socio-economic
fabric of the country and play a dynamic role in the overall economic development of
Bangladesh.
Chapter-3
Interaction of Urbanization with Population Growth
3.1 Interaction of urbanization with population
Growth

High population growth and rural-urban migration intensify the problems of urbanization in
Bangladesh, as in all developing countries. For Bangladesh the problem is further aggravated by
limited land supply in urban areas, lower land utilization and lack of proper policy and planning
of land-use. The ever growing urban population is creating an increasing demand for space. This
rapid influx of population to the (capital) city results in sky rocketing land prices and provides
some stimulus to construction of tall buildings.
During the last four decades, metropolitan Dhaka has recorded a phenomenal growth in ~terms
of population and area. Dhaka at present is one of the fastest growing metropolises in the world.
After the war of independence of 1971, Dhakas provincial capital status was raised to national
capital overnight and its population increased manifold in the subsequent decades. The land area
and population of Dhaka is usually expressed in terms of two boundaries. One is Dhaka City
Corporation (DCC) and the other one is the larger boundary of Rajdhani Unnayan Kartripakkhya
(RAJUK). Within DCC limits (with about 520 square kilometer i.e. 200 square mile); there are
already over 1 million people and growing possibly at 5.5 percent annually. Gross density is
11,570-13,500 persons per square kilometer (30,000-35,000 persons per square mile). In some
parts density of over 38,580 persons per square kilometer (100,000 persons per square mile)
exist, with an average of 3 stories for pucca development or one story for kutcha development.
But at such high densities, we do not get enough road space or open space or other nonresidential space either. Outside DCC, but within RAJUK limits, there are 1008 square
kilometers (about 390 square miles), wherein live another 2 to 3 million people. Densities in
such areas vary from very high to very low. In fact much of the RAJUK areas, beyond DCC, are
not ready for proper urban development yet. There are low lands, liable to annual floods, and to
deep flooding during abnormal floods. But urban expansion takes place even in such marginal
lands through gradual earth filling.
3.2 Housing of Dhaka city
Housing conditions of Dhaka City vary greatly between high and low-income groups as well as
by area. The gap is obvious between luxurious high income apartments/houses which exist in
highline one areas such as Guishan, Baridhara, Dhanmondi, Uttara areas and poorly constructed

temporary housing (Jhupri) with extremely small floor space, very densely located on the lands
prone to floodDisasters.
About 30% of the slum dwellers live in Jhupri, 24% in Chhai, 13% in Tong, 30% in Tin-shed,
2.5/o in Semi-pucca and O.5% in Pucca type of structure. Housing requirements in Dhaka is
218,000 units including dissolution of backlog until 2001 and replacement, wherein the
requirements of urban poor are 140,000 units, which share almost two-thirds of the total
requirements. In terms of tenure, 54% of the households are on private rental basis while 31%
are owned. Only 1.2% is on social housing.
It can be pointed out that people from all socio-economic backgrounds in Dhaka are facing
housing problem of one type or another. The low-income families are in need of low cost flats or
plots and the middle and upper income families are complaining that the cost of a decent plot or
a decent flat is going beyond their means. The solution to the problems of these different groups
is also different and mainly lies in the hand of the policy makers and the government.
In recent years there has been a new trend of housing development mainly in the private sector. A
new type of residential development has come on the scene, which can be broadly termed as
apartment development. In most of the cases an individual or company constructs one or more
buildings comprising of several apartments, which are later sold to individual purchasers. This
has prompted many individual entrepreneurs to develop apartment buildings resulting in an
increased number of real estate companies in the city. There has been considerable criticism
regarding apartment development as well as real estate development in Dhaka City in recent
years. While many of these criticisms are valid, others are distorted based on misconceptions
and/or inaccurate information.
3.3 Housing access and affordability
The rapid growth of city population has led to a phenomenal increase in housing demand in the
city. The housing market of the city consists of five tenure groups owner occupied, private
rental, rent free, squatters and slums. Physically, housing has extended from makeshift
arrangement and permanent houses. Dhaka City has a very high proportion of poor population
(65%) and as such affordability of housing is significantly affected by the income distribution.
6

The access of poor to housing is constrained by high land and material prices. In one study
(DMDP, 1995), it has been observed that the first quintile of city household has zero affordability
to housing; the second quintile can afford Tk. 140 to Tk. 300 per month; the third quintile can
afford Tk. 300-400 per month; the fourth quintile of household can afford Tk.500 to Tk. 600 per
month and the fifth quintile of household can afford Tk.
1000-2500 per month. Only 3.85% of household can afford above Tk. 2500. The affordability
indices of Dhaka City imply that the govt. has to play the role of both provider and
facilitator/enabler for different income groups.
3.4 Apartment/real estate development in Dhaka city
Three decades back the city dwellers were reluctant to live in flats while ten years back some one
would have thought twice before buying an apartment/flat. But in the last couple of years people
have shown an increased interest in owning apartments.
As mentioned earlier the main reason is economic due to increased land cost as well as
construction cost. There are also other reasons such as reluctance of individuals to spend time
and energy in house construction, increased awareness of apartment living, and western
influence. As a result apartment-owning is becoming increasingly popular. Moreover the
absentee i.e. the wage earners in Middle East and other countries are also a major contributing
factor towards the increasing demand for apartments. As a result of increased demand, many
apartment builders have appeared in the market in recent years. Twenty years ago there were
fewer than five companies in Bangladesh engaged in developing apartments while today there
are more than 600 developers. It may be mentioned here that in 1988 there were less than 20
such developers in Dhaka. At present there are 350 such developers working in Dhaka City who
are members of Real Estate and Housing Association of Bangladesh (REHB). But there are many
other companies/individuals engaged in such development in smaller scale and selling
apartments to friends and relatives only.
3.5 Construction and development process
The contribution of construction industry in the Gross Domestic Product (GDP) is 12.14%. Over
the last 15 year the Real Estate Development sector has made significant contributions to many
7

sectors of our economy. Since 1985 this sector~ has created homes for over 12,000 families in
the metropolitan thousands of areas of land have been developed into housing estates where
lower middle and middle-income families can construct-their own dwellings.
The fact that many cement manufacturing industries have now been set up in Bangladesh is a
reflection of the impetus the Real Estate Development sector has given to our economy. In the
last decade many steel mills would have shut down had it not been due to the support of the Real
Estate Development sector. Several new mechanized construction material manufacturing
industries have
recently come up due to the existence of this sector. Today about 200 architects and consulting
engineers are directly supported by this sector; over 500 graduate engineers are holding
management positions in this sector and almost 2500 diploma engineers are engaged by this
sector.
The construction sector is directly linked with employment. There are both formal and informal
building firms, who undertake works. In the period 1985-90, this sector contributed more than
5.55% in GDP. It is estimated that about 1.77 million man/ year in 1994/95 (according to Fourth
Five year plan) were engaged in this sector. A large number of companies/firms in Dhaka are
engaged in construction activities.
3.6 Development of high-rise building
High-rise buildings probably were first constructed in response to the corporate need for
increased direct communication and expansion of business operation. Businessmen understood
the need for proximity and personal communications and quickly recognized the value of going
vertically up within a compact business core in the central city.
The corporate world is not the only beneficiary of high-rise development; often other enterprises
that serve corporate business or its employees also locate themselves in high-rise structures.
Offices for lawyers, accountants and other business related professionals are established in close
proximity to the corporations, often being located in the same building. Medical and dental
practices open where they can capture and serve office workers as well as the general urban
population from a central location. Even where the structure bears a corporate name and was
8

built specifically for a corporate tenant finally ends up catering to various professional and
business clients. Todays high-rise building usually contains a variety of tenants.
Depending on overall factors, during the last three decades, Dhaka City attempted to expand
vertically to meet the problems of urban population explosion, scarcity of land and spiraling land
price. High-rise structure also has a positive influence on city form and organization.
The tallest building in Dhaka (30 stories) has been constructed at Motijheel for office purpose.
High-rise buildings for residential purposes are being seriously considered to provide an answer
to urban housing problems. How far this is tenable in context of conditions prevailing in
developing countries must be studied in greater depth so that planned growth in high-rise
housing construction can be promoted.
Because of the great size and height the development of tall buildings usually involves active
interaction of public and private decision-makers. Successful public private collaboration usually
revitalizes the urban environment. Thus, tall building development in the form of office towers,
hotels and residential apartment buildings can. Become a critical part of revitalization in major
cities of the world, including Dhaka. .
In terms of Dhaka, it can be seen that the location of the majority of the high-rise structures are
clustered in the business districts and central city areas where land value is highest.
The reasons of this development are as follows:
1. Easy access.
2. Proximately of supporting facilities of offices.
3. Higher rate of return on investment.
4. Besides the land value there are other reasons for the construction of high-rise structures to
accommodate office staff where land is limited.
Chapter-4
Prospects & Problems of High Rise Building
4.1 Current state of tall building in Bangladesh

The history of tall building in Bangladesh is only four decades old.

Broadly speaking two types of high-rise buildings are constructed in terms of use type:
1. Institutional buildings including government & commercial office buildings,
hotels etc.
2. Residential buildings particularly for middle class low income groups.
The trend that started in 1963 with the construction of 11-storied WAPDA building at Motijheel,
the Central Business District (CBD) of the capital city Dhaka has currently gained a tremendous
momentum. Although tall buildings are being constructed in few numbers in other cities at the
country, almost all the existing and under-construction tall buildings of the country are located in
the capital city. In Dhaka, there are about 120 such notable buildings clustered mainly at the
Motijheel commercial area and in places like Eskaton, Mohakhali and Banani. If one compares
the number of tall buildings in the capital city with the size of the greater Dhaka with a present
population of about 10 million, the insignificant proportion of the tall buildings with respect to,
the overall scenario becomes evident.
It is evident from the figure that a steady increase in the number of tall structures has taken place
in the recent years. Whereas in the sixties and seventies, on an average five high rise buildings
were constructed in Dhaka City, in the eighties about twenty tall buildings were constructed.
Construction of tall structures attained its peak in the nineties, and, in the last five years about
50% of the total present number of all tall buildings of the capital city has been constructed. The
trend of going high is still there.
4.2 Prospects and problems of tall buildings
It is almost inevitable that high rise construction will increase in future in Bangladesh. In fact, in
a fast growing metropolis like Dhaka where, land is scarce and land value is high, there is no
other obvious option but to go for tall structures. In a country where expatriate consultants and
contractors are being inducted in almost every field of technological activity, it is interesting to
note that all the tall buildings in Bangladesh have been planned, designed and constructed by
local architects. But high rise buildings, both commercial and residential; of Bangladesh have

10

already revealed their merits and demerits in the very short time that they have been serving the
community.
Some of the advantages of tall buildings are given below:
1. It increases land-use density leading to proper utilization of inner city land.
2. If properly designed and constructed it can increase the user efficiency for both commercial
and residential use.
3. It can bring positive effect on city form.
4. High-rise buildings and the users that occupy them usually return more revenue (benefits) to
local governments than they require in services (costs) from them. This positive cost-benefit ratio
is often used as a measure of the attractiveness of a development.
5. High-rise buildings have established an efficient setting for corporate business enterprise, a
significant source of revenue for local government, and a business focus for the entire
metropolitan area.
6. Residential uses in high-rise have resulted in both success and failure. Tall apartment buildings
have successfully fulfilled the needs of upper income and middle income families in different
developing countries.
4.3 Land use, land use economy and land value
The trend towards construction of tall buildings in Dhaka is very much connected with the very
high price of land in the main commercial and business districts. Since land value is very high in
inner city areas, population density should be increased by adoption of multi-storied
construction. In less developed areas, where commercial value is less, tall buildings are virtually
non-existent. It is evident from the study that only 39% of the total lands of the capital are in
urban use, while 6l% has rural or semi-rural use.
High-rise buildings are constructed to ensure economical use of land in areas where land is
scarce and its cost is high. Individual plot holders can save a lot of land by going in for multistory buildings. However, the savings in a given sector of land depend on the gross densities in
number of dwellings per acre including the land required for common amenities like parks,
playground, schools, shops, road etc.
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Dhaka has experienced an unprecedented increase in land value since the early seventies. In the
past decade Dhaka mainly developed along the two main axes towards the north of Dhaka. Due
to huge increase in the population of Dhaka, the pressure on land for residential use has been
very high. Since the sixties until today RAJUK has provided less than ten thousand plots at
subsidized rate mainly for the middle and upper income groups. The value of land in Dhaka City,
mainly in the central area, has increased at a rate much higher than the increase in cost of living
in Dhaka. The price of high-class residential land has increased 100 times (approx.) during the
period 1975-2000. In the absence of any proper land value records it is very difficult to compare
the land value over the past decades.
It has been stated that the big real estate companies are mainly responsible for the high price of
land in the central area because they pay a much higher price for a good piece of land. It is
argued that due to this reason middle and upper middle class families are being unable to buy
land in Dhaka.
We are of the opinion; however, that Real Estate companies are just one among several reasons
for the rise in price as the value of urban land is actually determined and fixed through
competition in a complex economic process. Besides, there are other factors, which influence
urban land value. These are social values, customs and others. On carefully analyzing the land
value trend of Dhaka City and the suburbs for the last thirty years, a number of causes of high
land value have been identified as follows:
a) Lack of investment opportunity; in other sectors of economy.
b) Rapid urbanization and consequent scarcity of land.
c) Uncontrolled land market.
d) Lack of comprehensive land policy.
e) Inappropriate taxation policy.
f) Political instability.
g) High rate of inflation.
h) Land speculation and the role-played by brokers.
I) Land ownership being regarded as a symbol of social prestige.

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j) Inflow of foreign remittances earned by Bangladeshis abroad, especially from the Middle East.
k) Land purchase by real estate developers.
Since land value is very high in inner city areas, increasing multi-storied construction will
increase the density. Many parcels of inner city land are under utilized or vacant, which should
be put to proper use for balanced growth.
To achieve these objectives and to minimize the negative effects of high-rise constructions the
following recommendations are suggested:
a) Proper rules and regulations for high-rise construction should be formulated and implemented.
b) In case of apartment, exclusive apartment Land dominium law) should be enacted and
implemented by RAJUK and other concerned agencies.
c) Zoning law for Dhaka City in terms of use class and height class should be formulated and
strictly enforced as per DMDP structure plan and related plans.
d) Particularly in the high cost areas of inner city vacant land tax and punitive tax for very lowrise construction should be enacted.
e) Building rules related to lift; parking and fire fighting should be strictly monitored and
enforced by concerned agencies, as per Bangladesh National Building Code 1993.
f) In commercial areas low-rise structures should be totally discouraged by appropriate measures.
g) In high-rise/high density zones, co-ordination between utility agencies should be increased to
plan in advance for high capacity utility mains.
However, in the context of Dhaka it is envisaged that in the future years high-rise construction
will increase both for commercial buildings and residential development.
4.4 Construction industry and environment
Once undesirable environmental consequences of the use of a natural resource have been
identified, there are two types of control, which can be exercised: control of the supply and
control of the demand. Control of supply could be exercised by means of introducing land-use
regulations, pricing of the resource and other measures, eliminating indiscriminate explosion or
reducing it to acceptable levels. Demand side controls aimed to change the nature of the activity.
13

The goal is to reduce or eliminate the demand.

In the case of construction activity, which is acknowledged to be essential for virtually every
type of development, an increase rather than a decrease is desirable in all developing countries.
There are many ways in which the nature of current construction activity can be changed to make
it less environmentally damaging, without reducing the total amount of construction in terms of
the built space created or other functions it performs.
These include:
1. Improving land-use and pollution emission legislation and control
2. Pre-construction environmental impact appraisals
3. Greater use of demolition and mineral & agricultural wastes in construction.
4. Extending the life of and reuse of existing buildings
4.5 Potentialities in construction sector
The construction sector has great potentials. The traditionally used building materials are locally
produced. Cheap labor, appropriate technologies and easy transportation system have also been a
positive catalyst for the advancement of the construction industry.
(a) Building Materials:
Locally available traditional raw materials can be used as effective construction materials. The
government should publicize information regarding locally available building materials, its high
productivity, the locations and accessibility. Local small-scale industries should be encouraged to
produce quality-building materials. The Housing and Building Research Institute (HBRI) is
encouraged to develop new building materials and techniques with the objectives of reducing
costs and imports. On one hand, there is research into alternative and low-cost materials and
techniques while on the other land; alternative building materials of indigenous sources like clay
tiles get little interest.

(b) Labor Force:

14

Construction industries can create employment opportunities. Institutional training should be

facilitated for the unskilled laborers. Special vocational training should be introduced and
training made essential for creating highly skilled specialized labor force.
(c) Appropriate and Simple Technology
Building technologies will differ from place to place. Use of appropriate and simple technology
is essential to improve construction productivity. In Bangladesh the Local Government
Engineering Department (LGED) has developed Low Cost. Reinforced Cement Concrete (RCC)
piles, which have cost similar to timber plies. These low cost piles address the deficiencies of the
timber piles and also possess additional advantages compared to cast-in-situ and pre-stressed
piles.
These piles can be used as compaction piles as well as load bearing piles. For small structures,
the possibility of application of this pile is immense e.g., in buildings, bridges, culverts etc.
The newly evolved RCC pile can be locally produced with relatively simple technology. These
piles would provide a much better alternative to the timber piles, which are, at present, being
widely used. The Low cost RCC piles will contribute towards better conservation of forest
resources and thereby minimize degradation of the environment.
Chapter-5
Apartment development: Problems & Prospects
5.1 Problems and Prospects of Apartment development
Apartment development in Dhaka City, as mentioned earlier, has become increasingly popular in
recent days and is likely to continue for sometime. It has a number of plus point regarding
solving housing problems of the city. But at the same time it certain demerits. We propose to
review critically both the prospects and problems. It may be worthwhile to describe here the
types of apartments, which are now being built in Dhaka. Broadly speaking two types of
apartment development can be noticed. Firstly, up to G+ 5 story walk up apartments, which are
usually RCC frame structure with average fittings and fixtures (e.g. in-situ mosaic, concealed
15

wiring with local fittings, best quality BISF sanitary ware etc.). These flats within the central
areas are sold around Tk. 3,500 to Tk. 5,000 per sq. ft. excluding the cost of parking space. An
apartment of this type with an area of 1400 sq. ft. (3 bed rooms, 2 + 1 toilets) and a secured
parking space will cost around Tk. 50-70 Lac. The cost may be higher if the apartment is located
in a major road. The second types of development are those apartments in high-rise buildings of
more than six stories. But the present trend in Dhaka City is 12-20 stories. The price of such
apartments is presently more that Tk. 2,500-3,000 per sq. ft. plus the cost of parking space
ranging from Tk. 2.0 Lac to Tk. 2.5 Lac per parking space in a good location.
Area Selling Rate/Sft (tk) Selling Rate/Sft (us$)
(1 US$ = 70 TK)
1) Gulshan 5000-8000 71.42 114.28
2) Banani 4000-7000 57.14 100.00
3) Dhanmondi 5000-8000 71.42 114.28
4) Mirpur 2000-3000 28.57 42.86
5) Shantinagar 2500-3000 35.71 42.86
6) Wan 2500-3000 35.71 42.86
7) Moghbzar 2500-3000 35.71 42.86
8) Shaymoli 2000-2800 28.57 40.00
19) D.O.H.S 4000-5000 57.14 71.43
10) Uttara 2500-3500 35.71 50.00
Heretic has been attempted to identify the major criticisms of apartment development as cited in
the media. They are:
i. Economic:
Mainly middle and upper income families are purchasing both walks up and high rise
apartments. Lower middle and lower income groups can not buy such expensive flats.
ii. Services:

16

In many apartment complex certain services (mainly recreational and community space, open
area) are lacking. Problems associated with water supply, fire fighting and fire escape (mainly in
high rise apartments), and inadequacy of lift are notable.
iii. Social:
It is sometimes argued that high-rise building prevents social contact with other neighbors, which
can lead to socio-psychological problem.
The above mentioned criticisms can be contradicted on the following grounds:
i. Economic:
The private apartment developers are catering for the middle or upper income group and thereby
solving the problem partially for that group. This has noting to do with the housing problems of
lower income groups. Only government and autonomous agencies can be helpful by subsidizing
and/or extent loans to their employees in apartment construction and/or purchase. Private sector
can only be effective when soft term credit area extended to private developers for constructing
apartments at lower cost catering for lower income families.
ii. Services:
Services provided are related to the cost of the apartment. In the private sector higher facilities
will lead to higher cost which can be prohibitive even for upper middle income families. Lack of
open space is entirely due to very high land cost in the good localities. Many associated
problems regarding service and design problem can be very effectively tackled with proper
institutional and design control. Sometimes these problems only arise in the cases of developers
lacking in professional and financial expertise.
iii. Social:
This can be minimized by more careful planning and design of high rise apartments. Rather than
constructing matchbox type structure more intimate and personal design elements can be
incorporated in high rise blocks.
17

Besides these broad criticisms,, many small problems have been identified from the responses by
apartment users in different apartment blocks in the city.
These are cited below under the following headings:
a) Planning Problems
I. Inadequate distance from one building to another.
ii. Some parts of the building are always shaded.
iii. Lack of green space.
iv. No relationship between neighbors.
v. No fire escape or fire fighting provisions.
vi. Absence of community space or any playing area for the children.
vii. Exposed gas lines inconveniently situated at the main entry, which may be
dangerously hazardous.
viii. Height variation between different closely associated buildings creating privacy
problem.
ix. Absence of lifts or inadequate number of lifts.
x. Absence of mail box.
b) Planning and Designing Problems
Parking area is paved and totally open and unsecured in many cases.
ii. Outer view is disturbed by unplanned telephone lines.
iii. Absence of garbage chute or garbage disposal arrangements.
iv. People drying wet clothes inconveniently from verandah or in ground space and spoiling the
beauty of the building.
c) Design Problems
i. Ladders are used to approach the roof, which are inconvenient. In some apartments roofs can
not be used at all.
ii. Secondary entry is more utilized than the main entry as it exposes the kitchen, or toilets of
master bed etc.
18

iii. Entry to the building is through a dark place, which is not easy to locate.
iv. Entry to the apartment with long corridor, every inch is an improper utilization of space.
v. Lack of proper outlet makes the stagnant air hot and unhealthy.
vi. Dining space is the circulation space with inadequate opening and designed without
considering furniture layout.
vii. Privacy problem created between exposed living and dining space.
viii. Staggering stair cases with narrow stairs.
ix. Lack of proper ventilation or light in different rooms of an apartment due to improper
planning of rooms.
x. Built-in closet is not functional in terms of sizes, shape and height.
xi. Absence of lighting arrester.
xii. No provision for installation of air-conditions units at later stage.
d) Construction Problems
i. Fitting and finish of toilet fixtures in certain cases are unsatisfactory.
ii. Constructional defect heading to cracks in the floors and walls.
iii. Dampness in external walls and in certain cases in internal walls.
iv. Excessive heats in the top floor due to lack of lime terracing.
For solving the housing problem in Dhaka city the following steps should~ be considered, some
of these stapes are directly related to housing, while others are concerned with different issues
having impact upon housing:
a) The growth of Dhaka City needs to be checked. This can be attained by developing small and
medium towns through adoption policy of balanced urbanization decentralization. By generation
employment opportunities through these intermediate cities, the migration towards Dhaka can be
trapped in those towers.
b) A metropolitan housing policy should be devised in conjunction with overall metropolitan
transport and land policies.

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c) Provisions of areas for high-rise, low-rise, permanent and semi-permanent structures should be
made in the Master plan of Dhaka City. Expensive central city areas should be reserved for high
rise developments. In this way the concerned authorities can provide higher capacity
infrastructure at an optimum cost.
d) Housing development both in public and private sectors should conform to the development of
physical and social infra-structures like roads, electricity, water-supply, sewerage, gas, telephone
and the like.
e) Sprawl development of Dhaka City in any direction should be discouraged. Underutilized land
within the city limit should be developed and properly utilized.
f) Special schemes for housing the urban poor and destitute by constructing low cost core
housing with provision for upgrading on self-help basis should be adopted.
g) The private sector should be encouraged to cater for the upper middle and upper income
groups.
h) Walk-up row housing and tenement blocks should be developed both in the private and public
sectors to house the lower income groups.
I) Credit facilities ~or housing development for individuals and institutions should be modified
to increase the housing stock.
j) National and municipal policies for high rise development should be formulated.
k) To check the mushroom growth of real estate companies there should be arrangements for
scrutinizing the technical, financial and institutional capabilities of prospective companies.
Developing housing sector comprises not only building of houses but also the development of
socio-economic infrastructure. In fact, a separate directorate of Real Estate could be established,
which will inter link all the concerned agencies, related to house construction such as RAJUK,
Dhaka Municipal Corporation, WASA, PDB, Titas and House Building Finance Corporation
(HBFC). This will minimize the procedures and formalities associated with house construction.
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All future activities of concerned agencies involving land, finance and utilities should be
forward-planned under a common framework to increase the efficiency and minimize
overlapping of responsibilities. The neglect of the private sector is a fundamental defect in our
housing policy. A comprehensive and pragmatic housing policy should be adopted by the
government, which will expedite housing developments. The economy of land use should be
given top priority in any future housing policy.
A private housing-bank could be set up for financing housing development as in the absence of
such a bank; land developers and promoters are very much handicapped. Such a specialized bank
to tide over the housing crises deserves serious consideration.
Chapter-6
Conclusions
6.1 Findings & Issues
a) Lac of appropriate planning and programming for the construction project.
b) A major concern in the construction industry is the apparent backwardness in the adoption of
new. Construction technologies for the adoption of new construction technologies and practices,
which can reduce cost and increase quality.
c) Lac of general guidelines of building designs to prepare appropriate planning rules, building
code based on the character of the area. It should also cover building regulations and related
detailing of the building and also cover selection of materials.
d) It has been observed that the construction material and equipment differ from place to place,
considering this fact, specialized standards and code should be made.
e) Lac of innovative technologies in the ~ sector for high productivity.
f) Lac of proper research support and financial support in public and private sectors.
g) Environmental impacts and other information are not available to the public.
h) Selection of building materials, the consultants and experienced contractors are in adequate.
i) Less encouragement of local based building materials as well as cheaper
alternative/substitutes.
j) No separate financial policies for consultants/contractors.
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k) Lac of management effectiveness in the construction sector.

I) No extensive and multifold regulation.
m) Lac of establishment the regulations and control procedures of the government.
6.2 Recommendation
Considering all issues, following broad general recommendations both in the public and private
sector should be taken into consideration:
a) Appropriate planning and programming for the construction project would be framed based on
the nature of works.
b) A major concern in the construction industry is the apparent backwardness in the adoption of
new construction technologies for the adoption of new construction technologies and practices,
which can reduce cost and increase quality.
c) The authority with help of professionals should formulate general guidelines of building
designs. Special attention would be given to prepare appropriate planning rules, building codes
etc. based on the character of the area. It will also cover building regulations and related detailing
of the building and also cover selection of materials.
d) It has been observed that the construction material and equipment differ from place to place,
considering this fact, specialized standards and code should be made.
e) Simple and innovative technologies should be introduced in the~ construction sector for high
productivity. The attention should be given on its acceptability to the sectors. Affordability to the
government as well public enterprises should be taken into consideration.
f) Research and innovation for development should be encouraged. Proper research support and
financial support should be provided both in public and private sectors. Even groups of
entrepreneurs and individuals should be encouraged by the policies.
g) Research outputs, available materials, energy consumption cost, environmental impacts and
other information should be made available to the public through institutions and mass media.
h) Selection of building materials, the consultants are required in conjunction with experienced
contractors.
I) Local based building materials as well as cheaper alternative/substitutes should be encouraged.
II) Special financial policies for consultants/contractors financing should be introduced. It would
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be included: i) reduction of bureaucracy ii) generous advance payments, iii) risk guaranties etc.
j) Overall management capabilities is essential for the construction sector. It should be managed
through institutional basis, and the construction actors have contractors, laborers, managers and
other related actors as active participants.
k) Adequate legislative support is to recognized construction sector as an important for national
development. An extensive and multifold regulation is needed. It should includes civil
engineering works, durability of construction outputs, all safety measures including loads,
imposed deformations, environmental issues, fire and natural disasters etc.
m) The establishment of regulations and control procedures is the traditional function of the
government. It is needed to recognize the construction industry as an important sector for
national development. The regulations and control can contribute a strong positive impact to
reduce construction cost, environment hazards, promote greater energy efficiency in building and
limit energy consumption and pollution etc.
n) Special attention would be given to protect the physical environment of the projects site.
Legal action procedures would be updated in which legal
action can be taken against the faulty actors.
6.3 Conclusion
The planning and design approach is very important components in the construction sector
specially to ensure sustainability. The technology and innovation in the construction industry
may reduce construction cost and time, as well as increase safety. New technological
innovations, often in conjunction with materials and equipment, should be introduced into
several of the disciplines within the construction industry. Such technology also ensures higher
productivity, which can bring socio-economic prosperity to the country. The Government sets
regulations on construction industry (building code, land use, tendering constructors negotiation
and environmental regulation) in national and local level. Changes are also sought to improve
quality, management efficiency, material flow, and maintain schedules by better organization and
controlling of design and production process.

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