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Noida RE: Stupid Sales Promotion

February 8, 2013, 7:32 am
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What are some most stupid sales promotion you saw/heard in Noida RE.

The most stupid one that i heard is the Sikka Karmic Greens in Sec 78.

They are promoting free Hyundai Eon along with the flat.

Customer will buy a flat because a car is supposedly free !!!

This project is in sector 78 !!
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ild New project Sohna Sec 33

February 8, 2013, 7:57 am
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Hi All

I have got a new msg from a broker. please contribute by providing your advise whether its worth it !


Dear Sir/Ma'am,


We are very glad to send you the details of the required project.


The Very Reputed Builderis Coming up with ''New Residential Project'' in Sector 33, Sohna.

About Group:

In any real estate business, vision is very important and so is relating to the experiences that we build to take that one step ahead of the curve, putting our customers in the driving seat. Building an experience that is versatile in so many ways that it becomes impossible to grow weary off. We do dream and see reality with the same eyes, hence turning dream homes into reality is something we do effortlessly vis-a-vis efficiently.
It was brought to life by the giant Group which is more than two decades old. Its sole aim is to provide infrastructure of supreme quality redefining the industry standards globally with its every project. This has been the vision since the birth of this infra giant and every cell of the company works towards its achievement.
Builder won CREDAI Real Estate Awards 2012 for the Best Commercial & Retail Shopping Mall Metro Category for its landmark project Trade Centre.Trade Centre is a perfect blend of Exclusivity and excellence in terms of offering to its customers & design of tower. Being a member of Confederation of Real Estate Developers Association of India (CREDAI), all the code of ethics and quality quotients are maintained.
Builder has also won the award for Best High Rise Architecture Asia Pacific for its project in the year 2010, organized by Asia Pacific Residential Property Awards in association with Bloomberg Television.
Builder has reached such a high stature in real estate realm not only because of its quality quotient, dedicated delivery, and commitment to excel but because Builder has always chosen to work with the best of Architects & Contractors like Mr. Mohit Gujral, B.L. Kashyap, Mr. Ajoy Choudhry, ARCOP, etc.
Chairman of the Group has been a great driving force in bringing nothing but just the best of everything together under one roof namely.It not only provides high quality infrastructure sourced from a think tank of leading architects and civil engineers around the globe but also with an exceptional finesse.

About Project:

Let the whole world be at your doorstep, for what you can be best known by where you are. A place where nature reclines itself on its most carefree strolls ever.

The project is ideally located at Sec-33, Sohna the most enviable and prestigious residential project in the Capital's neighborhood with 82% greenery to maintain harmony with nature.

A reflection of novel architecture, pleasing aesthetics and impressive designs from 3 bedroom apartments spread over acres in various configurations, to cater to individual requirements. A host of modern amenities like the Retail Outlet, an exclusive club with swimming pool; steam and sauna facilities; tennis and squash courts, and other leisure and fitness facilities add to your recreation and convenience. The project also conforms to all safety standards like fire fighting systems, access control cards, CCTV and the building structure is totally earthquake-resistant.


Location:


While the crux of design and planning parameters has been to nature and ensure the privacy and exclusiveness, a community is not an island and needs the convenience of easy connectivity with the larger world. New Project is strategic located at Sector 33 Sohna Road, Sohna.


  • Malls on MG Road : 20 minutes away
  • Metro Station at HUDA City Center : 20 minutes away
  • IGI International Terminal (T3 Terminal) : 30 minutes away
  • KMPL Expressway : 5 minutes away
  • Medanta/ Artemis/ Max/ Fortis/ Paras Super- speciality Hospitals : 15-25 minutes away
  • Renowned ISCE/ IB Schools : 2 minutes away


Project Amenities


Homes for Contemporary living

  • Imported Modern Fixtures
  • 3/4 BHK Vaastu Complaint Luxury Apartments
  • 100% Power Back-up
  • 75 % Landscaped/ Green space /Open space
  • Club, School, Hospital, Shopping Complex
  • Ample water supply
Geared for ultimate safety

  • 24 X 7 X 365 gated security
  • Earthquake resistant buildings
  • Rain water harvesting


Club facilities:


  • Fitness
  • Yoga & Meditation centre
  • Swimming pool
  • Billiards & Lawn Tennis court
  • Cards Room
  • TV Lounge and
  • Multi-purpose hall



Common Facilities

  • High speed elevators
  • Convenient & daily need shops
  • Polyclinic

Other Facilities


  • Play school
  • Children park
  • Water bodies
  • Jogging tracks,
  • Paved path ways & central park
  • Sand pits for kids, swings & Dedicated car parking


Basic Sale Price: Rs.4250-Rs.260=Rs.3990/-Sq.ft

Type
Area(Sq.Ft)*
BSP(PSq.Ft)
Basic Sale Price
Booking Amount
3BHK
1800
3990
71.82 Lac
6 Lac





  • Project Completion : Q4’2015


  • Project Area : 14 Acre*





· All Cheques/Drafts to be made in favor of " International Land Developers Pvt. Ltd."


Please feel free to ask any query, we love to consult and help to make informed & wise decision.








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Hi Guys

February 8, 2013, 9:38 am
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Hi all,
I am a silent watcher of this forum for past many months and have learnt some good things from here, now I have become member also to share my thoughts and get suggestions as well to know my knowledgebase manyfold
hope to have some good time with all of you here
regards
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HELP : Need expert advice from experienced members

February 8, 2013, 9:47 am
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Hi friends,
I am expecting around 1.20 crores from the sale of one of my properties and I am planning to reinvest that amount in land and properties only so seeking advice from experienced members here. I do have some plans in mind and would like to share them with you so you may suggest if you like any of them OR correct me if I am doing some mistakes

Option A : I buy some pre-rented properties with rental income and invest that rental income in some CLP somewhere. If I take around 5% ROI then I can expect around 60k monthly as rental income ready to invest somewhere.
Pros :
1. I will be buying property from received amount so some assets will be added.
2. Property appreciation of purchased property in coming time (rented + purchased from rental income)
Cons :
1. As market is full of touts, you don't know if tenant will vacate the premises or you may have to fight to get it vacated in future
2. Once tenant vacates the office, I will have to pay monthly maintenance charges to mall/arcade owners from my own pocket.

Option B : I buy some commercial space in multiple locations/malls/shopping arcades , pay their emi's and get possession, then wait for them to get tenants (rental income) and sell it off at high premium (because rented properties get sold easily and are in demand). The money I will get from these sales will again be reinvested in same business portfolio to increase number of investments/purchases.
Pros :
1. I will be buying multiple properties at various locations so chances to get tenants will also be multiplied. Even if a single establishment is sold, entire investment will hopefully be recovered and balance properties will still be with me to give multiple profits.
2. Money will be invested in multiple locations (gurgaon, GN, Noida for example) so chances to get dead investment will be extremely low
Cons :
1. No rental income because money will be reinvested


Option C : I invest this amount in multiple residential projects to play safe, buy a 1 BHK, 2 BHK , 3 BHK on CLP and pay their installments and wait for appreciation after delivery and then cash them and again reinvest the amount received.
Pros :
1. Safest game plan as per my thinking
2. Investment will be in different builder projects so appreciation will surely be there, somewhat different but will be sure at least
3. Chances of dead investment are extremely low
Cons :
1. Most builders are a big time defaulters and some projects are failures too (but that can be overcome because this forum has tons of knowledge and actual case scenarios so I will obviously be spending lots of time reading threads and then come to some conclusion)
2. Appreciation will be low as compared to commercial space


Here I would like to mention that right now I am not dependent on that projected rental income in any ways so even if I reinvest entire amount, my present lifestyle will not be affected and all I want your assistance is because such opportunities are not received many times in life so wanted to make sure that I make absolutely no mistakes and invest my hard earned money in the safest way with good returns.

Any help in this regard will be appreciated much.

You are not bounded to vote for any of my Options and their pros and cons only, you may add more pros and cons in any/all of the options which I might not have notices and If you guys can suggest some better game plan OR can correct me in my thinking, I shall be thankful to you.

regards.
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Which is better investment, JP pavillion court or Unitech residences sector33 gurgaon

February 8, 2013, 9:51 am
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Friends, I am interested in buying an apartment within a budget of 0.75 to 1 cr initially for letting it out and finally for end use. Which would be better place to invest between JP pavillion court Noida or Unitech residences sector33 gurgaon? Your advice wil be appreciated.
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Endee villas - Ottiampakkam road

February 8, 2013, 10:36 am
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alll
any read on the ENDEE VILLAS project
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ECR Link road : require your suggestions

February 9, 2013, 11:33 am
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Friends,

I am looking to buy an apartment/villa on ECR link road. I work very nearby in the IT park and felt it to be ideal in terms of proxity and future value.
I have read several posts on the forum regarding ramaniyam, kalpataru, kumaran nagar, Sewage treatment plant etc.
Though there are affirmations that STP is not a prob, I feel to avoid any benefit of doubt. Once we move from the toll towards ECR, towards the right, near the marble shop, i see a large construction coming up. When inenquired someone over there, they said it belongs to prestige group.

Does anyone have any idea on this construction. If so, considering it can be a good option for me. Please let me know your thoughts.
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Sell in Mumbai(India) to buy in London(UK)

February 9, 2013, 12:10 pm
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Hi All,

This is my first post, so kindly excuse if i am not following proper guidelines.

I am 33 year old currently staying in London for the last two years on a Tier 2 visa. I have a monthly liability of paying an EMI for our flat in Mumbai (this property is on my wifes name as she also moved in with me to London i am paying the EMI on her behalf as she is not currently working).

As i am paying a very high rent in London i was thinking to just buying out a property out here,hence wanted to know the possibility of selling my flat in Mumbai(India) to buy a flat in London(UK).

Even though my flat in mumbai is appreciating at a good rate but i guess my rent out here is just getting wasted. Has anyone done this kind of a transaction before ?
What are the legalities in case of such a scenario what should i need to be aware of?. What are the tax liabilities ?

Any advices/directions would be higly appreciated

Regards,
Tahir
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Construction for self use - benefits?

February 9, 2013, 12:45 pm
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Hi all, I along with one of my relative wants to buy a flat/builder floor in Gurgaon sectors. However, having felt that the initial asking rates are very high, we plan to buy a plot and get two floors constructed in our own way and may be sell the third (2nd floor).

I am not aware of the exact cost savings (if any) that can be achieved in case we build our own house in any of the huda sectors. Experienced members please shed some light broadly on the issues involved and expected costs/savings.
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Thanks to IREF

February 9, 2013, 1:09 pm
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I would like to thank IREF for providing the platform where information related to RE and other topics can be shared. I am not a regular visitor or active contributor to this community. But whenever I get chance, I do browse through various threads of my interest. There is lot of interesting information available and lot of crap which needs to be ignored. I must say IREF had helped me take prudent decisions in RE as opinion of people do matter. But yes, one has to do lot of research before making such decisions as ticket size is much bigger than other investments.

I would like to thank all the moderators for there superb effort and dedication !!

I wish all the best and continued success to IREF in many more yrs to come.

cheers

sgverma
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Property Portfolio for Post-Pre Retirement Financial Security

February 9, 2013, 1:35 pm
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I have learnt from my mentors/study that you should plan retirement from the day you started earnings. Done lots of reading and discussion with colleagues, friends for popular concept of Property portfolio. Here jotting down some points from those discussions and my experience in RE. Where you have 1 house for living but atleast additional 3 for earnings from renting. This concept is quite popular in West where investment in property is safe and prop management is straight forward without much hassle even owners don't physical visit properties for years. Although, appreciation not much.
I would like to ignite some discussion from dear members to understand how this model get fit in India property context specially NCR... Be clear we are not talking about buying and selling for a quick return.

Plan for Post Retirement Financial Security can be start with the questions like-

1- What are other traditional investment options like FD, stock, policies etc.
2- How can I achieve a more secure financial life for the time when I want to work less or to start retirement?
3- How can I achieve this without it taking up too much of my time?
4- What are the risks associated and mitigation like Kabza from tenants etc. which could be mitigated by various pre-cautions.
5- What are the taxation and associated expenses on owning properties and rents.

How you can achieve your financial future without wasting your precious time dealing with the day–to–day hassles or worryingabout the market?
There are, of course, traditional ways of planning for the future listed above. I am not investement/finance expert but a salaried person with moderate income and stress more on safe and less time consuming things like stock market reaserch is not my cup of tea and too risky, returns from FD are safest but no longer bring serious returns. Pension policies based on speculations and don't see successful financial financial future.
Securing Properties only way? Is it less risky than investing some-where else? More profitable than putting your money into various savings, and leaves you with more of your profits than any scheme?

How it can be unarguable that a property portfolio is now the best way for you to make enough money to achieve your goal of financial security?
property prices never collapse like the stock market. But being salaried guy and not having any additional support I don’t like being in debt. yes, but this isn’t bad debt, this is good debt. This is not a consumer debt that takes money from you; this is a debt that is paid by somebody else, in your case a tenant. This is a debt that is covered by income, not a debt that takes money from your bank balance.

So creating a property portfolio that will enable you to have enough money, I can free to live out my dreams and enjoy my life to the fullest, doing
the things that I am passionate about? An early retirement or less hard work when I am reaching in that stage of life. The great time to build a property portfolio was when many people in the market were desperate to sell like just before RTM/registry or safe soft launches at good prices and home loans are available at cheap rate. By buying at depressed prices, you are sitting pretty when the good times return.

For an example if we talk about 3 additional 2BHK moderate properties around GGN, Noida, Ghaziabad (Vaishali/Indirapuram area). You have done those properties loan free over the time and spending your PF, retirals etc. The expected rent would be around 5L excluding associated expenses looking at current rental market + composite wealth of all properties . Is this amount won't give what a guy wants if that is retiring now. Keeping in mind property prices and rentals appreciates with time that covers inflation. People are smart here they can do all calculation and budgeting; according to pocket and plan accordingly.
Welcome all fact, inputs and criticism for informed decision for benefit of all.. :)
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Pre Launch - Another Marketing strategy

February 9, 2013, 2:10 pm
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Over the last one year i have seen so many pre launches , which makes me question myself is it really a pre launch for a selective client base or have i become too rich to be invited for the launch.
Sadly , the answer to my question is neither of them as its just another marketing strategy by the builders to rope in cash just to make sure the show goes on.

From what i understand , a pre launch is generally at a steep discount to the existing market rates for investors to make enough money. Unfortunately , L&T's powai project and Ekta's Tripolis project in Goregaon dont cater to the requirement ( One can argue that it was not a pre launch and was a proper launch by both of them , but clearly it was marketed as if rates were going to overshoot in a short span).

L&T is selling at a 30% premium to other builders in powai , while Ekta to my understanding has already done a pre launch at 10500 few months back and is now quoting 12500 , something that already exists in goregaon.

We have read Godrej , L&T being sold out in a day or two , which makes me question myself , how can any builder sell off 500+ flats of inventory in a day , In my view there there is a catch here cos these builders sell a chunk of the inventory to the existing management and employees at a discount saying they will launch this project as a pre launch to the world at these rates and the same story is sold to the general public saying they will be launching it further at higher rates. If you are sold out , how in the world are you going to sell it at higher rates ? So the logic of pre launch virtually does not exist for a normal investor. Another catch , which i understand from my sources is that these guys generally hold up a lot of inventory to create artificial demand , just to show that there is huge demand for this project. Just for example , L&T hiked the prices by 500 bucks on second day and brokers were already talking of it being increased by another 500 bucks next day ( Strange , that brokers too are a part of this chain). Although , the rates were not hiked by 500 bucks , the gates were closed at 4 PM saying there is huge demand ( Now that makes me wonder , was it a flat getting sold or a India Pak cricket match ticket). Obviously its a marketing strategy to make ppl fall in the trap and brokers do create a scene to show there is huge demand and its getting sold out in one day or by a week

So who's doing a pre launch ?
In my view there are a few genuine pre launches taking place , which ideally is at a steep discount to the existing market rates. For instance , Bhagtani is doing couple of them in powai and a few other builders in chembur and Bhandup too are doing it . Obviously , the approvals are not in place and so the discounts are high and so is the cash component but is good given the discounts offered by builders.

Conclusion
Well there are a few real pre launches done by builders , which dont generally come up to general public or brokers. Brokers are not aware of it as the builders dont want to pay them the commission , which incase of a launch goes to the broker. All i can say is , dont stretch yourself too much , from current prices there is limited upside from your investment at such premium rates. Do check for deals which are real pre launches than the ones which are hyped by the builder and broker. Afterall its your money ,check it and use it wisely.
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Redevelopment Query: Can tenants redevelop?

February 9, 2013, 8:11 pm
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Hi

I recently read that in South Bombay, some tenants got together and redeveloped some chawl. Can tenants (under pagdi system) get together and force a redevelopment in a building if the landlord is reluctant?
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SDS BuildersBangalore - Suresh and Damodar

February 9, 2013, 8:56 pm
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Hi,
Many people have purchase plots in SDS Builders and Developers in Bidarhobli,Dommasandra,near Skylark Arcadia project in ITPL area.Owners Suresh and Damodar are from Chittoor and have released 60% sites thru BDA in 2009 but they have not yet released rest 40%. We have been following up with them but they are not responding. Whenver we call them, they say electricity and roads will be done a month..we till not have not been able to get A Khata.
We even went uninformed to Chittoor but they ran away, though we met their family members and gave strong message.
They are selling unreleased sites as well which is not legal, so beware of them.
Please pass this message.
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Please help - Investment in Gurgaon

February 9, 2013, 9:30 pm
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Dear Senior Members,

I have been following IREF for some time now as a non-member to learn about property market trends in Gurgaon and want to take my involvement level another step by investing in some property in Gurgaon. I have the following preferences in my mind -

Investment with a reputed Tier 1 builder

Relatively recent development or under construction (assuming old matured developments have higher investment base and will likely offer less % return)

Preference for a 3BHK apartment but can consider a 3BHK floor if presented with a strong investment case (although I am invested in a floor and would like to diversify)

Total investment amount of 80 Lakhs to 1.2CR

Upfront payment of up to 40 to 50 lakhs preferably but flexible to involve some leverage to pay up to 80 to 90 lakhs upfront, if there is an interesting opportunity

Looking for an apartment where if not me, an end user would like to live in 3 - 4 years

I have shortlisted the following investments:

Top preference

DLF Regal Garden - I think available at 5,100 to 5,200 per sq ft + trying to get an apartment with nil or 10% PLC - this makes 1,700+ sq ft apartment cost - 1.1CR including all charges.

Positives - Suits my criteria of developer (although I know ppl have different opinions for dlf), total amount, upfront amount, time horizon for delivery in 3 years or so, price point (even including plc) is not too high versus other projects like Bestech Ananda, Emaar Palm Gardens, Emaar Palm Hills, Godrej Frontier (although not sure about Sector 80 location here). I realize that ppl thought the project was expensive when it was launched last year. I believe the price look interesting vs. other projects in that area now.

Negatives - PLC in some apartments are higher 17.5% or 25%, which could continue to drag performance of this project. Also, the construction cost escalation clause by DLF could surprise to increase investment amount in
future.

Second Preference

DLF New Town Heights - Believe this is available at 4,200 per sq ft with 1,845 sq ft area and almost ready for possession - total investment amount is 95 lakhs including all charges.

Positives - Suits my total investment budget, one of the cheapest project available from a good developer in that area, construction already done and you can see what you are buying, no construction escalation clause and no funny PLC's.

Negatives - Will have to take loan to pay entire amount upfront, I am investor so no use to get delivery so early, relatively older construction and higher density than Regal Garden, the launch price was low at 2,350 in 2008 and may continue to be drag on market prices (due to premium component).


Confusion

I realize that another option is to buy a RTM or under construction 3BHK floor at or near GCX/Sohna Road - believe some options are available in my budget range. However, not sure if its fair to compare price of floor vs. apartments (given apartments are more in demand and generally more expensive). On the other hand thinking if location is the most important factor in property price appreciation and I should pick a floor at GCX/Sohna Road.

Further, project like Spaze Privy are available with relatively less floor area than DLF projects are available - guess 1,600 sq ft for 1CR. Here I will get an apartment and at a better location. But the developer is not that good.

Would really appreciate help from senior members and other users of this forum. While I realize its a long post but don't want to take a less informed decision - its a matter of years of my hard earned savings.

Thanks in advance.

Best Regards
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Right price to buy Kshitij, goregaon east film city road

February 9, 2013, 10:12 pm
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I want to buy a 1BHK flat in Kshitij, Goregaon east on film city road what should be the right price.

Any suggestions will be of great help
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Noida/Greater Noida: Glorified Slums in the making

February 9, 2013, 10:36 pm
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These projects in noida/greater noida being sold as dream homes and luxury paradises are actually slums in the making. Why? There are many reasons - bad road infrastructure, bad street lighting, high density, unplanned developments/encroachments, sewage issues, municipal cleaning issues, bad builder construction quality, buyer gets far less livable area than advertised, bad traffic management, bad policing, electricity problems, poor ventilation, poor sunlight, seepage inside houses, etc. The list goes on. which area, you think is the worst among these glorified slums. in my opinion, it is 7x. very close second is 11x, followed by noida extension and then expressway.
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Sector 56 vs Sector 57 Gurgaon

February 9, 2013, 11:21 pm
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Hi Guys,

I am looking to buy an independent property in Sector 56 or Sector 57. I have looked at a couple of properties in both the sectors. What I would like to know is:

1) Which is a better sector to live in?
2) What is the current ongoing rate if land in both the sectors?
3) Is it better to buy your own land and make a house yourself?
4) Future prospects in both the sectors?

Any thoughts about duplex in Kendriya Vihar?

One more thing I would like to know is how is Palam Vihar area to live in. I have seen Sector 23 and 21 they don't seem so bad to me.

Saurav
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South Green City Amtala ...

February 10, 2013, 1:17 am
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Hi Everyone ,
I need feedback for South Green City Amtala , 25 Acres Resdiential project is upcomming .If anybody booked there flat , plz let me know I am much more intrested about that .One more thing how is future groth of this area spescailly Amtala .
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I want to purchase a 2 BHK flat

February 10, 2013, 1:24 am
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Hi Friends,

I want to purchase a 2 BHK flat area between 1100-1200 Sq ft in Noida. My budget is between 35-40 lakhs. I am looking for possession in next 2.5/3.5 years.


Please advice and provide your guidance.


Experts advice will be much appreciated.

Regards,:)
yshokeen
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