According to research from BIDS and PRI, approximately 6 to 10% of the country’s GDP is indirectly lost to traffic consumption

Dhaka city is an ever-expanding megacity. But the inhabitants of the city are suffering due to this unplanned expansion. Traffic has become the worst aspect of living in Dhaka city. With 18.10 lakh registered vehicles in Dhaka alone, and a population of 22.5 million, this is not surprising. 

According to the Accident Research Institute, BUET, in 2018, Dhaka traffic wasted five million work hours and cost the economy Tk27,000 crore. This number has significantly grown in the last four years. According to research from BIDS and PRI, approximately 6 to 10% of the country’s GDP is indirectly lost to traffic consumption. 

Continuous population increase 

People from all over Bangladesh migrate to Dhaka in increasing numbers every year. According to the World Bank, approximately 400,000 to 500,000 people move to Dhaka annually. 

People have always moved to the capital seeking a better life for themselves or their children, due to its higher economic opportunities. Bangladesh is also one of the worst victims of climate migration, hence the pressure of these migrants is felt the most in the main cities. 

A concrete city with no space to breathe

Dhaka has grown much faster than the rest of the country, and as such, the infrastructure of the city had to be developed much faster, resulting in it having the most number of roads, flyovers, government and private sector offices, health and educational institutions, and more, in many cases, in an unplanned manner. 

A city is supposed to have 25 % green space, but currently, Dhaka has less than 5%. The city is mostly concrete, with no space for children to play or adults to exercise or even breathe properly. Dhaka’s air quality is also a matter of concern and is potentially hazardous to health. 

So, what can be done?

There has been a lot of debate on the proposed Detailed Area Plan (DAP), particularly on the restrictions being imposed. There are much better ways to make Dhaka more livable than some harsh regulatory embargoes in the proposed DAP. 

We believe that it is high time the capital was decentralized, as it would solve many of the current issues. Currently, Dhaka is expanding geographically in all directions. In the east, the city is expanding towards Purbachal and Jalshiri while in the west, towards the extended sectors of Uttara. In the South, citizens are buying properties in Keraniganj, and the areas around Padma bridge. This has created an enormous opportunity to urbanize these areas in a planned manner. 

The following can be a way to expand Dhaka without creating unnecessary bottlenecks:

Policy for planned expansion

There needs to be a national policy for urban expansion before the city expands. RAJUK, BRTA, City Corporation, DESCO, WASA, and TITAS all need to work together so that the new extensions of the city are planned out, for instance, to make sure the gas and water lines under the roads are correctly constructed. Also, different zones need to be allocated as residential and commercial areas to reduce congestion.

Investing in institutional infrastructure

Our experience suggests that the areas that have the best schools have the fastest urbanization. If the government creates public schools and colleges in the new areas and public hospitals, then more and more people will be willing to relocate to those areas. 

Similarly, if the government can incentivize top private schools to construct branches in these new areas by providing them with subsidies, many people will be willing to move.

Similarly, incentives should be given to the private sector to build hospitals and shopping complexes. Furthermore, they should ensure accessibility to those areas through proper public transportation and good roads. 

Offering home loans at lower interest rates

Banks and other financial institutions should be encouraged to offer loans at reduced interest rates. This would ideally include both home loans for potential homeowners in these areas, as well as business loans for real estate developers for projects.

Offering incentives to real estate companies

Incentives could be offered to real estate developers to build residential complexes and commercial projects. If real estate developers are given land at reduced prices, offered opportunities to go into joint ventures with the government, and tax holidays for building in these areas, I believe they would be more than willing to build in these areas. 

Decreasing apartment registration costs

The government can reduce registration costs for apartments in these areas to ensure development. Moreover, there can be a slab registration fee depending on the size of the apartment where the larger the size of the apartment, the higher the percentage of the registration fee. 

Encouraging offices to move 

The corporate offices could be encouraged to move to these areas by providing incentives. People are willing to relocate to move close to commercial areas where there are job opportunities. The government can incentivize offices to move by, for instance, providing corporate tax holidays for a given year period. 

Can the capital be shifted?

Bangladesh could also move the capital, and along with it, the government offices and industrial zones, away from Dhaka. Other countries have shifted their capital in the past, such as Malaysia and Kazakhstan. Indonesia is also shifting its capital to Borneo by 2050, a process that will cost more than USD 30 billion. But this is simply not financially or logistically feasible for Bangladesh as this is too expensive, and there are no big stretches of free land available.

Without attractive lifestyle amenities, any housing project is doomed to fail. For instance, Rajuk’s Uttara Apartment Project, situated on the Ashulia-Mirpur flood protection road, has become unattractive for this exact reason. 

The country’s largest government apartment project – built on 214 acres of land and targeted at low and middle-income families – does not have much demand because there are no basic amenities in the vicinity. There are no public schools, hospitals, or markets. So the residents would have to go to central Uttara or Mirpur to buy groceries, go to school or receive healthcare. Consequently, they would have to spend an exorbitant sum of money on transport regularly. Thus, there is barely any demand for these apartments. 

The situation in Dhaka city will only get worse over time. It is high time that we start planning for expanding the city outwards with proper policies. If the government bodies and private sector all start working together, and work in phases, Dhaka can complement the overall growth of Bangladesh as expected.

Embracing greenery, the new Rangs Properties Limited (RPL) headquarter has been designed by integrating nature into all of its aspects to keep sustainability and functionality intact, giving its employees a stress-free and eye-pleasing environment to work in.

Let’s dive deep into this article to know more about this initiative. 

The combination of many factors makes a good working environment. Most office spaces are built the same – each tightly-spaced cubicle facing the next. While many office spaces have begun to take initiatives in revamping their workspaces, the focus falls on RPL and its efforts in creating a proper green, and breathable workplace.

Located at the iconic Rangs Babylonia, in the heart of Tejgaon, we are humbly greeted by the openness of the space that occupies the 11th floor of the building. The walk-in to the main building complex is garnished with Madagascar Almond trees, setting the stage for what the floors of the building are to follow.

The terrace overlooking the city landscape presents a bold 30-feet vertical wall of greenery made of yellow and green Monstera and ferns. The wall is made with keeping sustainable design philosophy in mind. Geotex bags, made of biodegradable material, lined vertically in high columns keep all the plants in place. Each spacious meeting room on the floor houses a large plant.

The lobby itself is adorned with various life-sized plants. The floors of this building have similar open terraces, and a wide field of view courtesy of the surrounding full-height glasses. This allows for natural light to disperse throughout the day, thus saving a lot of energy in the process.

The spaciousness with which RPL’s new floors have been designed takes biophilic design elements into account. Biophilic design is a concept that enhances human connectivity with the natural environment. The use of Monstera for the vertical wall, for example, isn’t a coincidence. Monstera is considered one of the most effective plants for reducing air pollution, the same being true for ferns. The floor comes with not one but two terraces, with the second one containing large frangipani trees (Kath Golap) and more plants in the mix, giving the whole space a noble look.

RPL and its top management body’s core philosophy is green, which has been implemented and orchestrated by Inspace Architects Limited in the design of this office. It is designed with modern contemporary architecture and a minimal design approach, making the workplace feel livelier and less stress-inducing for employees and visitors alike.

RPL has made great strides in creating green architecture since the implementation of green fencing in all its projects. The company utilizes any small space available and plans and designs it accordingly with a creative inclusion of greenery. As a result, in recognition of its efforts in mobilizing green initiatives and cleaner living, RPL received the Bangladesh Innovation Award in 2021.

 On this World Environment Day, RPL’s eco-friendly objectives ring true to the motto of “Only One Earth”. Because of the implications of climate change, deforestation, and rapid urbanization, we need immediate actions and workable models.

RPL has shown sustainable solutions through its green designs and with the unique look of its new office, the company has set an example of how breathable a workplace can be. This is a testament to Rangs Properties Limited’s forward-thinking in pushing the envelope on ensuring thriving greenery, and through this, they want to continue their journey of becoming a true, breathable real estate.

There are vast differences between today’s Dhaka and the Dhaka of thirty years ago. Presently, there is hardly any greenery to be seen. It is within this concrete jungle that Rangs Properties Limited (RPL) has been trying to provide avant-garde architecture and neo-modern buildings which provide glimpses of greenery in their residential buildings or commercial complexes.
RPL has been at the forefront of both commercial and residential real estate for more than two decades. The company has built more than 200 projects in more than 35 locations in the capital city, including, but not limited to, Gulshan, Banani, Dhanmondi, Baridhara, Uttara, Bashundhara, Lalmatia, Mohakhali, Mirpur, and many more. Chances are, on any major commercial road in Dhaka city that you pass by, be it Dhanmondi 27 or Gulshan Avenue, you will see a Rangs project.

Rangs Properties Limited, a RANCON company, officially started its journey in the 90’s, with its first buildings in Uttara, Gulshan, and Banani. Its flagship project, Rangs Waterfront, the first condominium complex in Bangladesh, was handed over in 2003. Rangs Properties entered into commercial spaces around the same time. When Rangs Anam Plaza was handed over in 2004, it completely changed the sphere of commercial real estate in Dhanmondi. After this, multiple commercial projects were handed over in premium locations, such as Rangs Babylonia, FC Square, Eminence, Fortune Square, etc.
Since its inception, Rangs Properties has been steering its way with the core purpose of bringing forth a revolution in design thinking and contemporary architecture in Bangladesh. With well-solved, inclusive and integrated designs, and technology-driven construction compliant with the national building code, a new dimension in innovation and design excellence has been the core philosophy of RPL.

RPL has been continuously providing elegant residences. Rangs Diorama, currently under construction in Gulshan 2, is a residence that provides a truly opulent lifestyle where every corner spells excellence. They have also been continuously coming up with new innovations. For the first time in Bangladesh, RPL has introduced the concept of studio apartments. A kind of apartment that is popular in Western countries, these approximately 670 sq ft apartments present at Rangs Courtyard, Bashundhara, are fully furnished and fully equipped with all modern amenities. These apartments are perfect for a busy lifestyle as they are compact as well as convenient. People can go and see for themselves what a studio apartment at Rangs Courtyard would look like by visiting its experience center.
RPL is also providing affordable condominiums without compromising on Rangs Torukabbo a residential complex that harkens back to the roots of community living. Located in Begum Rokeya Sharani, one can receive the best amenities for their whole family, including a playground, open lawn, badminton court, swimming pool, and state-of-the-art fitness center. RPL also has an experience center here where one can go see for themselves what it would be like to live at Torukabbo.
RPL’s newest high-rise residence at Shahjadpur, situated right on the lake, will provide its residents with panoramic views from all sides. It reflects all the RPL values of providing exceptional lifestyles and being green. This residence will have a tennis court, infinity pool, functional rooftop, five-star gym, lounge area, and more. Several signature projects are also currently under construction in various parts of Uttara.
Being green is one of RPL’s core philosophies. The company is constantly carrying out research and trying out various creative and sustainable solutions. Every step of the process, from construction to completion aims to be sustainable. During construction, there is a green fence around the site made up of local species of plants, which brings a breath of fresh air to the surroundings. These fences are also reusable as they are reinstalled in other projects once construction is finished. As well as green fences, vertical greens, and green landscaping are used throughout their buildings, all of which reduce the internal temperatures of the buildings. In addition, Its buildings have solar panels and use rainwater harvesting technology. RPL has been recognized at the Bangladesh Innovation Award 2021 for its green initiatives.
RPL has been at the forefront of real estate in Dhaka city for more than two decades and will continue to lead the way with innovative solutions and unparalleled designs for creating exceptional lifestyles. It is famous in the industry for delivering what it promises, and while doing so, has successfully redefined the city’s real estate scene.

On the outskirts of Bashundhara located at Apollo road, Rangs Courtyard is a project that brews the community concept and studio apartment trend in today’s urban landscape; where only Highrise apartments are the most recurring structures occupying Dhaka’s skyline. The residential space is a perfect place to wind up for nuclear families. The project has a rooftop sky garden, built-in gymnasium, an open-air swimming pool along with kids play zone with the idea of reviving the lost childhood allowing care and affection to foster within the bricks and boundaries of Courtyard. The cherry on top is the easy entry and exit in Bashundhara without having to face its routine and familiar traffic.

For decades as a nation, we Bengalis have always fancied plush, independent houses, and viewed them as a symbol of aristocracy and high-rank lineage and have always admired the lifestyle that came along with it. As time went on, we have adjusted from joint families to small nuclear families, from analog to digital smart televisions. We now no longer rely on words of wisdom; instead, we turn to google, who is our modern-day savior for every big or tiny query. Similarly, big independent houses are becoming a rare sight in this city, and smaller apartments have grasped the industry for its convenience factor over the years. Studio apartments are a recent addition to the Bangladeshi market, which is currently seeing a significant uprise in demand considering the country’s real estate market, which often focuses on addressing the top tier belonging to the slanted vertical of the consumer psyche pyramid.

What exactly is a studio apartment?
Studio apartments comprise a single large room, including a bedroom, living room, dining lounge, compact kitchenette, and attached restrooms. The square feet of a studio apartment can range from 250 sqft to somewhere 1000+ sqft. These studio apartments are ideal living spaces for single city dwellers, small families, frequent travelers and ex-pats, and even first-time investors.

What do the numbers tell?
Studies suggest that the rate of urbanization in recent years in Bangladesh has been at 1.9 %, which is the highest in South Asia, whereas the industry’s YoY growth was above 5% in 2019. It is safe to say that the annual housing demands linger somewhere around 120,000 units, whereas the yearly supply caters approximately upto25,000 companies. With rising urbanization, inflation plays a vital role in affording homes more challenging to the lower & middle-income groups and below. As big real estate names continue to be more inclined towards luxury, studio apartments are a giant leap lurking around the corner, waiting to emerge as the game-changer.

The Present & Future:
While studio apartments are the fastest moving products in the west in terms of real estate, even in neighboring countries like India, Singapore, China & Hongkong,
Bangladesh is yet to experience its next wave of massive demand, which is due in the upcoming days.
As land continues to become scarce, Dhaka is expanding exponentially at the eastern horizon. Since time is a great essence, studio apartments placed at the heart of the business hubs ensuring excellent connectivity within necessary amenities, make them the most lucrative spaces. Young professionals, students, couples from all over the country come to Dhaka to pursue their studies, career interests, etc. In the
coming years, this number is likely to go up significantly.

The scope on ROI & Way forward with Rangs Properties:
Looking at studio apartments from an Investor’s perspective, the return is quite profitable as small spaces get rented out the fastest. For smaller ticket price with the expected sky-high demand, it also makes it an ideal deal for the first-time buyers and for those prefer to own rather than renting spaces. Affordable housing has become a necessity today which will redefine the way this industry operates, starting from the way properties are valued. Challenging conventions has set the ground for brilliance where it becomes a norm-setting new benchmark at every phase. The ground-breaking creations by Rangs Properties are sculpting the future of the real estate industry with the pledge to provide more and beyond.
Taking consideration of the upcoming paradigm shift in the market, Rangs designed its very first studio apartments at Courtyard. Located at Apollo road, Rangs Courtyard focused greatly on its connectivity, social infrastructure of the neighborhood and being at the walking distance proximity from Apollo hospital, universities, schools and colleges it has redefined its own Perks. Individually styled apartments with inviting lounge spaces and assisted living services are another way to dig deeper to offer a detailed personalized experience for a more customer centric approach.

আবাসন খাতের সবচেয়ে বড় মেলা ‘রিহ্যাব উইন্টার ফেয়ার-১৯’ এ প্রতি বছরের মত এবারও র‌্যাংগস প্রপার্টিজ লিমিটেড (স্টল নং ১৩) অংশগ্রহণ করছে। প্রতিষ্ঠানটির এবারের চমক নতুন সব আকর্ষণীয় প্রকল্প। বঙ্গবন্ধু আন্তর্জাতিক সম্মেলন কেন্দ্রে (বিআইসিসি) অনুষ্ঠিত এই আবাসন মেলা চলবে ২৮ ডিসেম্বর। মেলা প্রতিদিন সকাল ৯টায় শুরু হয়ে শেষ হবে রাত ৮টায়।

র‌্যাংগস প্রপার্টিজ লিমিটেড এবারের ‘রিহ্যাব উইন্টার ফেয়ার ২০১৯’ এ ১৩নং স্টলে অংশগ্রহণ করছে মিরপুরের শেওড়াপাড়া সংলগ্ন অত্যাধুনিক এপার্টমেন্ট কমপ্লেক্স ‘তরুকাব্য’ নিয়ে। ২৮ ডিসেম্বর পর্যন্ত চলা আবাসন মেলায় এই নতুন প্রকল্পে বুকিং দিলে থাকছে বিশেষ প্যাকেজ।

এদিকে, দেশের আবাসন খাতের সবচেয়ে বড় মেলার উদ্বোধন করেছেন গৃহায়ণ ও গণপূর্ত মন্ত্রী শ ম রেজাউল করিম। উদ্বোধনের পর শুক্রবার (২৭ ডিসেম্বর) দুপুর ২টা থেকে দর্শনার্থীদের জন্য উন্মুক্ত করে দেয়া হয় মেলাঙ্গন।

জানা গেছে, মেলায় আবাসন খাতের ২৩০টি প্রতিষ্ঠান স্টল দিয়েছে। এসব স্টলে সরাসরি ফ্ল্যাট ও প্লট বুকিং দেয়ার সুযোগ রাখা হয়েছে। বুকিং দিলে নগদ অর্থ ছাড়সহ মিলছে আকর্ষণীয় নানা সুযোগ। কিস্তিতে ফ্ল্যাট-প্লট বুকিং দেয়ার সুযোগও রাখা হয়েছে। এর বাইরে ৩০টি নির্মাণসামগ্রী উৎপাদক ও সরবরাহকারী প্রতিষ্ঠান অংশ নিয়েছে মেলায়। বৈদ্যুতিক সামগ্রী, গৃহ সাজানোর সরঞ্জামাদি, টাইল্স ও সিরামিক্স পাওয়া যাচ্ছে ওই সব স্টলে।

আবাসন খাতে ঋণ সরবরাহকারী ১৪টি প্রতিষ্ঠানও অংশ নিয়েছে মেলায়। গৃহঋণের পরিমাণ ও প্রক্রিয়া সম্পর্কে ধারণা দেয়া হচ্ছে এসব প্রতিষ্ঠানের স্টলে।

প্রথম আলো: আবাসন খাতে অনেকেই ব্যবসা করছে। কিন্তু ব্র্যান্ড হতে পেরেছে আপনাদের মতো কয়েকটি প্রতিষ্ঠান। এই সাফল্যের মূলমন্ত্র কী?
মাশিদ রহমান: সাফল্যের থেকেও বড় বিষয় হচ্ছে এটি একটি দীর্ঘ যাত্রা। এই যাত্রার মধ্যে অনেক চড়াই-উতরাই আছে। তা ছাড়া আবাসন খাতে টিকে থাকাটা খুবই গুরুত্বপূর্ণ। সেই টিকে থাকাটা কেবল নামে নয়। কারণ, দিন শেষে অধিকাংশ মানুষ তাঁদের সারা জীবনের সঞ্চয় আবাসনে বিনিয়োগ করেন। ফলে আস্থার বিষয়টি গুরুত্বপূর্ণ। আমরা আমাদের দীর্ঘ পথচলায় ক্রেতাদের আস্থার জায়গায় পৌঁছাতে পেরেছি। তা ছাড়া আধুনিক নকশা ও উদ্ভাবনে সব সময়ই আমরা জোর দিয়ে থাকি। ব্যবহার উপযোগিতার সঙ্গে দেখার (লুক) ব্যাপারটি আমাদের কাছে খুব গুরুত্বপূর্ণ। সব মিলিয়ে মানের বিষয়ে আপস না করা, প্রতিশ্রুতি অনুযায়ী সরবরাহ ও মানুষের নির্ভরতার কারণে র‍্যাংগস প্রপার্টিজ লিমিটেড একটি উচ্চতায় পৌঁছেছে।

প্রথম আলো: রিহ্যাবের এক হাজার সদস্যের অধিকাংশই ঢাকাকেন্দ্রিক ব্যবসা করছে। তাতে জমি ও ফ্ল্যাটের দাম বেড়ে যাচ্ছে। ক্রেতারা ক্ষতিগ্রস্ত হচ্ছেন। এখানে নতুন করে চিন্তাভাবনার সুযোগ আছে কি?
মাশিদ রহমান: ভালো পয়েন্ট। তবে অসুস্থ প্রতিযোগিতা বড় প্রতিষ্ঠানকে স্পর্শ করে না। ছোট কোম্পানির বিষয়ে মানুষের একধরনের নেতিবাচক অভিজ্ঞতা হয়ে গেছে। অনেক ছোট কোম্পানি ফ্ল্যাট না বুঝিয়ে দিয়ে গায়েব হয়ে গেছে। অনেকেই লোকসান গুনেছেন। জমির মালিকেরা এখন আর দুটো টাকা পাওয়ার জন্য যেনতেন কোম্পানির কাছে দেন না। দিন বদলেছে। তারপরও বলব, বাজারে অসুস্থ প্রতিযোগিতা আছে। বিশেষ করে ছোট কোম্পানিগুলোর মধ্যে সেই প্রতিযোগিতা চলছে। জমি ক্রয়-বিক্রয়েও অসুস্থ প্রতিযোগিতা আছে। এটি নিরসনে সরকারের সহযোগিতা লাগবে। বর্তমানে পূর্বাচল, বসিলা, কেরানীগঞ্জের দিকে ঢাকা সম্প্রসারিত হয়েছে। সেখানকার যাতায়াতব্যবস্থা উন্নত করার পাশাপাশি ভালো স্কুল, কলেজ ও হাসপাতাল করার জন্য সরকারকে কার্যকর উদ্যোগ নিতে হবে। তবে তা না করে সরকারের প্রতিষ্ঠান নিজেই ব্যবসায় নেমে গেছে। রাজধানী উন্নয়ন কর্তৃপক্ষের (রাজউক) পূর্বাচল নতুন শহর প্রকল্প কার্যত ব্যর্থ। এটি সফল করার সহজ সমাধান আছে। ৩০০ ফুট সড়কের দুই পাশে ইউলুপ করে দিতে হবে, যাতে বসুন্ধরা ও পূর্বাচল থেকে সহজে প্রবেশ ও বের হওয়া যায়। তা ছাড়া দেশের সেরা ১০টি স্কুলকে পূর্বাচলে শাখার করার অনুমতি দিতে হবে। একই সঙ্গে হাসপাতাল ও বিশ্ববিদ্যালয় লাগবে। উত্তরা মডেল স্কুল ও স্কলাসটিকা উত্তরায় বসতি গড়ে ওঠার পেছনে বড় ভূমিকা রেখেছিল। ঢাকার প্রাণকেন্দ্রে চাপ কমাতে হলে আশপাশের এলাকায় যাওয়া ছাড়া আর কোনো বিকল্প পথ খোলা নেই।

র‌্যাংগসের বাণিজ্যিক প্রকল্প। গুলশান তেজগাঁও লিংক রোডে। ছবি: প্রথম আলোপ্রথম আলো: আবাসন খাতে অনেকেই ব্যবসা করছে। কিন্তু ব্র্যান্ড হতে পেরেছে আপনাদের মতো কয়েকটি প্রতিষ্ঠান। এই সাফল্যের মূলমন্ত্র কী?
মাশিদ রহমান: সাফল্যের থেকেও বড় বিষয় হচ্ছে এটি একটি দীর্ঘ যাত্রা। এই যাত্রার মধ্যে অনেক চড়াই-উতরাই আছে। তা ছাড়া আবাসন খাতে টিকে থাকাটা খুবই গুরুত্বপূর্ণ। সেই টিকে থাকাটা কেবল নামে নয়। কারণ, দিন শেষে অধিকাংশ মানুষ তাঁদের সারা জীবনের সঞ্চয় আবাসনে বিনিয়োগ করেন। ফলে আস্থার বিষয়টি গুরুত্বপূর্ণ। আমরা আমাদের দীর্ঘ পথচলায় ক্রেতাদের আস্থার জায়গায় পৌঁছাতে পেরেছি। তা ছাড়া আধুনিক নকশা ও উদ্ভাবনে সব সময়ই আমরা জোর দিয়ে থাকি। ব্যবহার উপযোগিতার সঙ্গে দেখার (লুক) ব্যাপারটি আমাদের কাছে খুব গুরুত্বপূর্ণ। সব মিলিয়ে মানের বিষয়ে আপস না করা, প্রতিশ্রুতি অনুযায়ী সরবরাহ ও মানুষের নির্ভরতার কারণে র‍্যাংগস প্রপার্টিজ লিমিটেড একটি উচ্চতায় পৌঁছেছে।

প্রথম আলো: রিহ্যাবের এক হাজার সদস্যের অধিকাংশই ঢাকাকেন্দ্রিক ব্যবসা করছে। তাতে জমি ও ফ্ল্যাটের দাম বেড়ে যাচ্ছে। ক্রেতারা ক্ষতিগ্রস্ত হচ্ছেন। এখানে নতুন করে চিন্তাভাবনার সুযোগ আছে কি?
মাশিদ রহমান: ভালো পয়েন্ট। তবে অসুস্থ প্রতিযোগিতা বড় প্রতিষ্ঠানকে স্পর্শ করে না। ছোট কোম্পানির বিষয়ে মানুষের একধরনের নেতিবাচক অভিজ্ঞতা হয়ে গেছে। অনেক ছোট কোম্পানি ফ্ল্যাট না বুঝিয়ে দিয়ে গায়েব হয়ে গেছে। অনেকেই লোকসান গুনেছেন। জমির মালিকেরা এখন আর দুটো টাকা পাওয়ার জন্য যেনতেন কোম্পানির কাছে দেন না। দিন বদলেছে। তারপরও বলব, বাজারে অসুস্থ প্রতিযোগিতা আছে। বিশেষ করে ছোট কোম্পানিগুলোর মধ্যে সেই প্রতিযোগিতা চলছে। জমি ক্রয়-বিক্রয়েও অসুস্থ প্রতিযোগিতা আছে। এটি নিরসনে সরকারের সহযোগিতা লাগবে। বর্তমানে পূর্বাচল, বসিলা, কেরানীগঞ্জের দিকে ঢাকা সম্প্রসারিত হয়েছে। সেখানকার যাতায়াতব্যবস্থা উন্নত করার পাশাপাশি ভালো স্কুল, কলেজ ও হাসপাতাল করার জন্য সরকারকে কার্যকর উদ্যোগ নিতে হবে। তবে তা না করে সরকারের প্রতিষ্ঠান নিজেই ব্যবসায় নেমে গেছে। রাজধানী উন্নয়ন কর্তৃপক্ষের (রাজউক) পূর্বাচল নতুন শহর প্রকল্প কার্যত ব্যর্থ। এটি সফল করার সহজ সমাধান আছে। ৩০০ ফুট সড়কের দুই পাশে ইউলুপ করে দিতে হবে, যাতে বসুন্ধরা ও পূর্বাচল থেকে সহজে প্রবেশ ও বের হওয়া যায়। তা ছাড়া দেশের সেরা ১০টি স্কুলকে পূর্বাচলে শাখার করার অনুমতি দিতে হবে। একই সঙ্গে হাসপাতাল ও বিশ্ববিদ্যালয় লাগবে। উত্তরা মডেল স্কুল ও স্কলাসটিকা উত্তরায় বসতি গড়ে ওঠার পেছনে বড় ভূমিকা রেখেছিল। ঢাকার প্রাণকেন্দ্রে চাপ কমাতে হলে আশপাশের এলাকায় যাওয়া ছাড়া আর কোনো বিকল্প পথ খোলা নেই।

প্রথম আলো:আগে স্কুল-কলেজ-বিশ্ববিদ্যালয় ও হাসপাতাল হবে, নাকি আগে আবাসন প্রকল্প করতে হবে?
মাশিদ রহমান: ভালো স্কুল, কলেজ ও হাসপাতাল মানুষকে টানবে। বাজার সৃষ্টি হবে। চিন্তা করে দেখেন, মানুষ কেন সিদ্ধেশ্বরীর দিকে থাকে? কারণ, সেখানে কয়েকটি সেরা স্কুল আছে। তা ছাড়া পাশেই সচিবালয়, ঢাকা বিশ্ববিদ্যালয় ও ঢাকা মেডিকেল কলেজ। আসল কথা হচ্ছে ঢাকাকে ছড়িয়ে দিতে হবে। সে জন্য অবকাঠামো দরকার। তাতে দাম হয়তো খুব একটা কমবে না, কিন্তু মানুষের জীবনযাত্রা আরামদায়ক হবে।

প্রথম আলো:তাহলে কি সাশ্রয়ী দামে ফ্ল্যাট দেওয়া সম্ভব নয়?
মাশিদ রহমান: আমাদের মতো দেশে কম দামে আবাসন সম্ভব নয়। তবে সাধ্যের মধ্যে আবাসন দেওয়া সম্ভব। সে জন্য মানুষকে ঢাকার আশপাশের এলাকায় নিয়ে যেতে হবে। সে জন্য কিছু প্রণোদনা লাগবে। ঢাকায় এখনো কিছু জায়গা আছে, যেখানে প্রকল্প করলে ৫০ লাখ টাকায় ১ হাজার বর্গফুটের ফ্ল্যাট দেওয়া সম্ভব। তবে সেখানে মানুষকে নিতে হলে ভালো স্কুল করে দিতে হবে। আবার বড় প্রকল্প করা গেলেও দাম কমে যায়। তবে সে ধরনের আবাসন প্রকল্প করার সক্ষমতা আছে মাত্র ছয়-সাতটি প্রতিষ্ঠানের। ৯৮ শতাংশ প্রতিষ্ঠানই বছরে তিনটি প্রকল্প করে। সেটিও আবার পাঁচ কাঠার। বড় প্রকল্প করতে হলে ৬০ কাঠার মতো জমি লাগবে। রিহ্যাবের তরফ থেকে রাজউকের কাছে কয়েক দফা প্রস্তাব দেওয়া হয়েছে, ‘সাশ্রয়ী মূল্যে বড় জমি দেন। আমরা বেসরকারি আবাসন প্রতিষ্ঠানগুলো ফ্ল্যাট নির্মাণ করে দিই।’ এমনটি হলে সাধারণ মানুষকে সাধ্যের মধ্যে ফ্ল্যাট দেওয়া সম্ভব। কারণ, জমির উচ্চ মূল্যের কারণেই ফ্ল্যাটের দাম যায় বেড়ে।

 প্রথম আলো: রাজউক তো কয়েকটি ফ্ল্যাট প্রকল্প করেছে। সেই ফ্ল্যাট কি স্বল্প আয়ের মানুষ কিনতে পেরেছেন?
মাশিদ রহমান: রাজউক নিজে না করে যদি বেসরকারি আবাসন প্রতিষ্ঠানকে দিত, তাহলে অনেক বেশি কাজে দিত। সে ক্ষেত্রে যেনতেন কোম্পানি নয়, শীর্ষ প্রতিষ্ঠানকে কাজ দিতে হবে। রাজউক যে জায়গায় প্রকল্প করেছে, সেই জমি হয়তো তারা বিনা মূল্যে পেয়েছে। সেটি হলে আমরা তাদের সঙ্গে প্রতিযোগিতা করতে পারব না। নীতিনির্ধারক যদি ব্যবসায় নামে, তাহলে আমরা তো টিকে থাকতে পারব না।

 প্রথম আলো: বাংলাদেশ ব্যাংক সম্প্রতি গৃহঋণের সীমা ১ কোটি ২০ লাখ টাকা থেকে বাড়িয়ে ২ কোটি টাকা করেছে। তাতে কি সাধারণ মানুষ উপকৃত হবেন?
মাশিদ রহমান: ব্যাংকঋণের সুদের হার ১২-১৪ শতাংশ। অধিকাংশ ক্রেতাই ফ্ল্যাট চায় ১ কোটি টাকার নিচে। তাই সাধারণ মানুষের উপকার করতে হলে সুদের হার হ্রাস করতে হবে। সে ক্ষেত্রে বাংলাদেশ ব্যাংক স্বল্প আয়ের মানুষের জন্য ৮ শতাংশ সুদহার নির্দিষ্ট করে দিতে পারে। কারা স্বল্প আয়ের মানুষ, সেটি নির্ধারণ করাও সহজ। যেহেতু তারা সাধারণত ছোট আকারের ফ্ল্যাট কেনে, তাই ১ হাজার ২০০ বর্গফুট পর্যন্ত ফ্ল্যাট কেনার ক্ষেত্রে ৮ শতাংশ সুদহার করা যেতে পারে। অন্যদিকে আবাসন ব্যবসায়ীদের ব্যাংকঋণের সুদের হার ১০ শতাংশে নামিয়ে আনতে হবে। এটি হলে ছোট ফ্ল্যাটের চাহিদা বাড়বে। পাশাপাশি কোম্পানিগুলোও ছোট ও সাশ্রয়ী দামের ফ্ল্যাট করতে উৎসাহিত হবে।

সাক্ষাৎকার নিয়েছেন: শুভংকর কর্মকার

In the ever changing world of globalization and superlative breakthrough of technology where consistency has become a questionable concern, one thing that remains constant is land. And as they say the best investment on earth is earth.

Under the real estate division of RANCON, currently there are several real estate companies, out of which Rangs Properties Ltd, has been leading the way both in terms of longevity and revenue. Rangs Properties Limited has been addressing the commercial and residential needs of the country for 23 years now. With an affable knowledge of both contemporary and modern architecture, Rangs Properties Limited aims to address the shifting trend and need of a transitional urban city while catering to a lifestyle befitting both the niche and the common mass. The company makes it a priority to use the best blend of innovation, sustainability, functional design, and avant-garde architecture to bring excellence in every aspect of its real estate projects.
Rangs Properties Limited is setting a signature mark in today’s architecture in Bangladesh through the sensitive approach of their architects who take into account all the factors that come into play when you move into your new home or start working in a new commercial building bringing you the world’s best in your own land.
Though the company has handed over 200+ Commercial & Residential projects over the years, it has created a unique identity as the number one real estate developer in the commercial segment by redefining the city’s skyline.

A Prolific Beginning

In the year 1996 the journey began with Rangs Properties Ltd starting its operations. From its first step in the industry, Rangs Properties Limited set out on a mission to transform the Dhaka city skyline. This saw the prominent real estate giant deliver its pilot residential project – Rangabi Residential located at Uttara. The six-storied domicile can still be seen standing tall.

Rangs began widening their reach from early 2000 into different parts of the city, entering the tri-state area with the project Rangs Korobi located in Banani, Rangs Waterfront in Gulshan. It was in 2004, that the famed shopping complex of Dhanmondi, one of Rangs earlier gems – Rangs Anam Plaza was established and has become a landmark distinguishing edifice of the ever-evolving landscape of Satmasjid road.

• 

• 

• 

• 

RPL handed over multiple projects like Rangs Panorama, Garden Palace, Chayabithi, Taj Tower in 2007, emerging as a brand catering to different segments of the consumer base. Heeding the demand for rising commercial properties RPL launched Rangs KB Square & Nasim Square in Dhanmondi which houses popular lifestyle brands, and brings a commercial flare to the residential area.

• 

• 

• 

Their recent addition to the Dhanmondi landscape is Rangs Fortune Square which became the buzz of the neighborhood following the much-anticipated launch of Domino’s Pizza. The building has become a hub housing various crowd-favorite restaurant. Perched carefully at the intersection of Dhanmondi 2, Rangs Fortune Square stands as a testament to Rangs Properties Limited commitment to creating lifestyles.

Marking Commercial Hubs

With a good number of projects nestled comfortably under their belts, and an impressive 30+ locations covered, Rangs Properties Limited marked 2018 as the year to bring innovation to their designs which lead to the successful handover of Rangs FC Square. It is one of the signature commercial projects located strategically at Gulshan Avenue. This building houses various lifestyle brands and top-notch restaurants making it one of the most prominent destinations within the vicinity. Rangs RD Square is another groundbreaking commercial building in Gulshan avenue which stands out in the crowd of the concrete jungle.

• 

• 

In the midst of Tejgaon, Rangs Babylonia is by far is one of the finest creations of Rangs Properties Limited Ltd. The rugged and fair-faced exterior echoes a tale of architectural boldness combined with the perfect geometry of the design. The building is made to stand the test of time and the witness the escapades of this ever-changing city. This beautiful building is situated in Tejgaon link road. The building was inspired by the hanging garden of Babylon. Rangs wanted to create an oasis in the middle of the urban jungle in the form of this beautiful building.

The upcoming projects of RPL, KM Square located at Uttara and Rangs Atrium located in Dhanmondi will further contribute into shaping the commercial landscape of Dhaka. Similarly, Rangs Z Square, has been designed in a way so that it can offer to be the ultimate commercial hub located at Gulshan Avenue. This 19 storied edifice will be offering a world of myriad possibilities unveiling the most exciting amenities at your fingertips. At present, Rangs Properties Limited has the highest number of commercial projects on Gulshan avenue compare to any other real estate company in Bangladesh.

To add more, RPL has quite an assortment of residential upcoming projects – Miranda(Banani), Diorama (Gulshan), FS Vega (Baridhara), within the tri-state area and few more are to be launched in Uttara as well.

RK Square

RK Square is at the epicenter of Gulshan 1. In the western hemisphere of the world, modern office designs have emerged pushing claustrophobic cubicles and overcrowded floors to the past. Employees spend most of their hours of the day at the office. The quality of workspace design can lead to a less stressful and more productive working environment, since it stimulates serenity in employees prompting them to reach their full potential.

Bearing this philosophy, Rangs is constructing RK square, in South Gulshan Avenue that developed its design on the pillars of employee wellbeing.

The building will feature business center, gym, sauna, infinity pool, food court, drop off point, separate entrance and exit, automated parking, sky deck at different levels, double glazed windows and many other modern amenities. The company has also applied for the LEED certification, or Leadership in Energy and Environmental Design, is the most widely used green building rating system in the world.

The architecture of the building has aimed to give openness to the whole structure with the use of windows as one of the walls. A typical floor in the building is of two types, with an adjoined terrace and one without it. The building has South Gulshan Avenue in the front and two lakes in the back of the building, which gives it a beautiful view and lots of light.

The building is an architectural marvel. It has focused on the design of a building according to the needs of the employees who would spend most of their time here. The architectural philosophy of this building is “the building that matters, the office that makes sense.” The construction of the building began in 2018, and will undoubtedly enhance South Gulshan Avenue by raising the bar on re-imagining the commercial landscape of Dhaka.

Z Square

Rangs Z Square, the ultimate commercial exception located in Gulshan Avenue. This 19 storied edifice offers a world of myriad possibilities unveiling the most exciting amenities at your fingertips. At present, Rangs Properties Limited has the highest number of commercial projects on Gulshan Avenue compared to any other real estate company in Bangladesh.

Challenging conventions set the ground for brilliance where it becomes a norm – setting new benchmark at every phase. The ground-breaking creations by Rangs Properties Limited Properties are sculpting the future of the real estate industry with the pledge to provide more and beyond specifically designing structures which are “Ahead Of Its Time”

Exclusive Interview of Wahidur Rahman Adib, COO ( Design) of Rangs Properties Ltd.

INSPACE Architects Ltd is setting the benchmark for Modern architecture in Bangladesh

Can you elaborate on what is INSPACE Architects design philosophy?

We aim to conceptualize this specific trait in our buildings – “Simplicity is the key”. Our buildings are simple, functional, modern in design – these are reflected in both interior and exterior. We start from inside, if inside is well designed then it is given that the exterior comes out well. To summarize, our philosophy is functional, simplistic, modern and unique.

What sets INSPACE apart from other firms in the industry?

Let’s talk about our professionalism, where our expertise lies as a consumer -centric firm. INSPACE’s journey began from Rangs Properties Limited and Rangs Group. Since its inception, Rangs Properties Limited has created buildings that are functional and built to a certain standard. From the beginning we have worked directly in the real estate sector. From apartments to commercial buildings, we have expertise in different platforms. We try to visualize the building from 360 degree perspective and understand the needs of the clients.

We tend to foster one’s talent via experience to enhance and legitimize their expertise. Even after handover, we think of ways that could add value to the building by creating and incorporating new features to it yearly. We try our best in this aspect.

In an urban jungle like Dhaka, what are some of the criteria that are common between commercial and residential clients?

There are a lot of good architects working in Bangladesh. The young generation is doing exceptional work. Our pioneers have taught us a lot too.

I have been working in this company for almost 15 years. 15 Years ago, we went through a transitional phase, where most of the buildings had 6 floors, setback rules were different, the heights of our buildings were less. We could not predict the mass growth of this city. Apart from that the needs of the people were different.

Our current clients for either commercial or residential spaces are more conscious about utilizing the space efficiently. They are well aware of the recent worldwide modern movement, and their needs are inspired by this trend, emphasizing on simplistic structures. It took a bit more of an effort for us to make our clients understand the concept of minimalism, space optimization prioritizing the functional aspects along with proper synchronization of structural & Electro-Mechanical solution. That is where lies the common ground between commercial and/or residential clients.

Do steps in the design process differ depending on whether space is residential or commercial?

We have our own rules and regulations, guidelines provided by IAB and from the government, which we need to follow. It starts from the floor-area ratio. Once we have a land, before deciding whether it is to be for commercial or residential usage, we have to calculate how much buildable areas we are getting considering the regulation.
Of course, we start the design process for residential and commercial spaces a bit differently. For commercial buildings where there will be retail outlets and offices, we need to develop proper parking systems and drop-off areas. Office users tend to spend most of their day at the office, so we tend to think of providing facilities similar to homes, such as gym and recreational spaces, to improve their efficiency while making it exciting to come to work. We incorporate such facilities into commercial buildings. The function of residential buildings are completely different compared to the commercial ones. Before starting, if the real estate belongs to a company, then we need to keep their needs, their deed of agreement in mind. We sit with the landowners to get a better understanding of their requirements and needs. At the same time for the residential buildings we prioritize internal functional arrangements while maintaining a contemporary elevation. Whereas, in commercial buildings we prioritize the maximum utilization of space, safety and efficiency. We ensure intelligent electromechanical solutions to be able to provide the best of whatever we are able to provide.

Are fire escapes incorporated in residential buildings now?

Of course, these are also outlined by the rules. If it is a high rise building, more than 10 floors or there is a certain numbers of occupant, it is mandatory to provide a fire escape.

What criteria does INSPACE use to establish priorities and make design decisions?

When we design a building, the first thing we prioritize is its functionality. It must encompass aesthetics, functionality, safety and security to ensure that people will enjoy the space.
The rules and regulations in Bangladesh that we base our work on now, has a lot of scopes, compared to the regulations of the past. In the current context, the rules itself provide us with adequate heights. We are doing a design in Gulshan 32, there we were lucky to get 300 feet height, which allowed us to incorporate units of different sizes in a single edifice. After completing the design, it brought upon a lot of changes to our way of thinking, it opened us to the possibilities of ways we could design, and our client accepted the project well. Currently, in every design, we think of how to take the benefits of height clearance to make building more functional, lucrative and more enjoyable.

How do you prioritize green when you design a building?

It is fun to work with green, we can do so much from several angles. We can make the roof completely green, or place trees in huge terraces. It is pleasant to sit near a tree. We can easily make aesthetic usage of a tree. Previously we would install aluminum panels, tiles or other materials, which we would think would give the building a better look. A better option now is to use green to create a modern ambiance, which would also contribute to the environment. Therefore in our buildings, we incorporate the concept of green . For example the fencing we are doing now consists of the vertical green, which is pleasing to look at and well appreciated. So, we are dually making an aesthetical use of the green while making it a smart solution to the loss of green from our environment.

Does INSPACE integrate low or no-cost sustainable design strategies into projects?

In Bangladesh, there are several good real estate companies. Those who create top-class buildings have fewer examples of working with people from different walks of life in our society. We had several projects that were economical, and we have plans of doing more. In doing so, as an architect, I need to create an economical design, as well as an economical structural solution, electromechanical solutions and materials, respectively. The methodology should also be considered which would reduce the construction cost to make it more affordable.

Can you talk about some of the sustainable design strategies?

Let’s think about the paint we used to use as exterior finish material of the building. It would require to get repainted within years, which is not sustainable. Similarly, when a building gets constructed we think of using those materials that would increase the building’s longivity.

During the selection process, we think of the fair face that can be easily maintained. a specific treatment needs to be performed on the fair face, so that the fair face remains similar over the years, even if our weather conditions are not optimal.

So when it comes to sustainable design, the way we go about it for a high rise building is different from that of a residential space. Similarly, when we do space selection, it is a traditional concept to have a pool in the roof. We thought of bringing the pool to the ground level, we have incorporated this in one of our projects named Symphony (Banani). At the same time we also ensured the privacy of pool users. It provides a sustainable atmosphere for the resident who can enjoy the pool view while entertaining guests. In addition to that, the nearby gym and lounge give the surroundings an active and lively ambiance. In a nutshell, an interactive space along with the building materials can make a building more sustainable.

Another thing we are working on is, the lighting solution – how would the building look aesthetically pleasing during both day and night. if you see the developed cities, they enjoy the building more at night compared to daytime. We have some upcoming high end projects and we intend to create the same lighting solutions there too.

If the rules and regulations enforced by the government on the architects would be revised it would provide the architects with a lot of scope to work with the building.

If we could gain some freedom there to increase the scope of our work, as an architect I think it will be possible to create more sustainable buildings.

If sustainable design technologies are implemented, do upfront costs exist that may affect the construction project?

Of course, we want to create sustainable projects, but in doing so there will be some impact on the cost. In the long run, we are benefitted by the creation of a sustainable space. Due to Bangladesh’s weather conditions, we need to focus on using appropriate materials that would help us build timeless architectural marvels.
I have a dream, and I have been working with my team members for the past 14 years now. My teammates are passionate, who work for the sheer desire to create a building with increased longevity. We want to work in a way that would contribute to our society by fulfilling the needs of our clients, who are from all walks of life. We work with the same intensity irrespective of the size of the projects.

Finally we want to create originally brewed bold buildings that will be known and recognized worldwide.

In a crowded marketplace, fitting-in is a failure. In a busy marketplace, not standing out is the same as being invisible.” -Seth Godin. Doesn’t that perfectly resonate the present-day Real Estate scenario of our country? I say it does. More than ever, our clients are now highly mindful about their investment; focusing on Quality, Time, and Innovation. Question is, what does that mean for us? How does that influence our Business Strategy? How does that impact us on an individual level? These are important questions we should be ready to answer.

Real estate sector of Bangladesh is growing steadily on the back of rapid development of the country, rising demand for housing, expanding the middle class and soaring per-capita income. In addition to that, modern technology has enabled the free flow of information and knowledge, empowering the clients to make better decisions. All that boils down to one simple fact- Modernization and Innovation has become critical for business success.

This is where the Power of Knowledge comes into play. Again, thanks to modern technology, all the information in the world are available at our fingertips. So, in the end, the winner will be the one who utilizes this opportunity to explore, and to learn.

There is no alternative to learning; no shortcuts, and no quick-fix. It is important, thus we must find time from our busy schedule to learn; learn more, more and more. Whatever our specialization is e.g. Civil, Architecture, Sales, Marketing, etc., we must continuously keep learning about the modern developments in our respective areas. Only this will help us to remain up-to-date and meet client demand.

Every little contribution matters. Therefore, let’s continue learning and let’s encourage our team members to do the same.

Rangs Properties Limited has recently launched a new campaign called ‘Poytrishe Pochashi’ in the REHAB fair where they are offering easy home loan solutions where one has a chance to pay BDT 35,000 per month and get the apartment key only in thirty six months. The project is located in Bashundhara link road, adjacent to Apollo hospital, Bashundhara. The Real Estate and Housing Association of Bangladesh (REHAB) has organised the five-day fair at the Bangabandhu International Conference Center at Sher-e-Bangla Nagar where Rangs Properties has participated this year as a co-sponsor. The apartment is designed by Inspace Architects Limited, which is known to be one of the most eminent architecture firms within the country. The overall area of this property will comprise 18.34 katha land offering 80 apartment units ranging between 1318 to 1325 sft. Apart from the above mentioned facilities, this project also bears the luxurious signature amenities of Rangs Properties like the life size swimming pool, a club lounge and also a gymnasium to suit and address to the ease of the residents .In the five day fair Rangs properties is also highlighting high end commercial and residential projects to cater to different customer segments respectively. Different financing options are also on the from Rangs Properties.

On January 21 – January 22 Rangs Properties Limited (RPL) successfully participated in “Winter Fest 2019” at British American Tobacco Headquarter, Dhaka organized by Standard Chartered Bank Limited.

Rancon Real Estate Division successfully appeared with a striking visual presence with a portfolio of different projects with the intention of catering to three different income groups. We share our sincere gratitude to all the employees of British American Tobacco Bangladesh (BATB) for their exhilarating participation. 

Additionally, we would like to appreciate BATB and SCB for their prodigious cooperation throughout the event and we hope to continue with more B2B campaigns in the upcoming days.