Swastik Harish

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I am an independent researcher and practitioner, and capacity building and urban development expert. My research focuses on land, affordable housing and rental housing in India. I operate through my company - Swastik Harish and Associates.
Address: India

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Landlordism, social relations and built-form in informal private rental housing markets in India

by Swastik Harish and Vineetha Nalla

Journal of Housing and the Built Environment, 2023

Despite its massive market share, urban India’s private informal residential rented sector has re... more Despite its massive market share, urban India’s private informal residential rented sector has received scant policy or academic attention. Literature tells us about the discriminatory practices and differential experiences of tenants in these markets through a lens of social relations between tenants and their landlords. Little is said about landlordism, its linkages to the built form produced or the theories of land rent. We aim to address this gap by focusing on the renting behaviour of landlords in terms of their motivation to rent out, to whom they rent out, and the kind of social relations they expect with their tenants, all moderated through a lens of the built form they produce. This inquiry into the production and supply of rental housing in private informal markets in Bengaluru and Coimbatore (two industrialised South Indian cities) reveals that landlords can be on a spectrum between intentional and opportunistic. These concepts lead to two distinct but sometimes overlapping patterns of social relations and built form: one with more involved and often indulgent relations with tenants in extensive land rent scenarios and another with more transactional relations, even tending toward exacting behaviour with tenants in density land rent scenarios. We posit the idea of a social absolute rent to identify deep-seated and resonant discriminatory practices. We further argue that an interdisciplinary research approach can better articulate the workings of the informal private rental markets in the Global South.

In situ redevelopment of slums in Indian cities: Closing a rent gap?

Housing Studies, 2023

Cities of the Global South are often unable to invest in developing urban housing. Land value-bas... more Cities of the Global South are often unable to invest in developing urban housing. Land value-based tools for developing low-income housing, like India’s In Situ Slum Redevelopment (ISSR, part of the Pradhan Mantri Awas Yojana—Urban scheme), seek to balance welfare and economic agendas, but have not achieved expected results. ISSR’s focus on attracting private capital to redevelop India’s slums reflects a perceived rent gap on slum lands. This paper dissects this perception using a probabilistic simulation model to assess the scheme’s feasibility and profitability, integrating data on slums, real-estate markets and policy incentives. The paper proposes a Land Shape Index, identifying slum land shape as a critical—and overlooked—determinant of rent gap. Finding little to no rent gap on slum lands across big and small cities—reflected in ISSR’s low uptake—the paper argues that land value-based capital-led slum redevelopment is unlikely to gain traction and scale. These analyses provide avenues for policy introspection, practice, and lessons for housing studies in India and beyond.

Urban India 2015: Evidence (Urban Economy)

Urban India 2015: Evidence

Compiled from annual reports submitted by the states, data on the total current expenditure'S (in... more

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