Vikas Rikhye, Gurgaon Property Consultant

Investors move to Manesar the “New Gurgaon”

Once Gurgaon was considered to be a small & sleepy small township, on the outskirts of the National capital city of New Delhi.

However in last two decades, it became a favorite destination for MNCs, IT/ITES, because of the city’s close proximity to Domestic/International Airport & quality of real estate development by companies like DLF/Unitech coupled with encouraging government policies thus, it has witnessed a major real estate boom for the last few decades.

In the beginning the real state growth ,though rapid yet consistent, were the Developers delivered the quality project {Both Residential & Commercial}in a time bound schedule.

Everything went well, till the time the real estate Gurgaon ,caught sight of the greed of Investors/ Overnight born builders, who are looking forward to dig high profits, and considering the high purchasing power of existing population of city, the Builders / Brokers have given a puffy boost to the real estate prices in Gurgaon ,leaving no place for actual user or a common man. Some of the Builders in Gurgaon have driven the real estate prices to suicidal heights damaging the “real estate segment” itself, as this unreasonable & exorbitant price rise will kill the demand.

It is felt that considering the present real estate scenario, the actual user/ investor are moving towards IMT Manesar , which is just 15-16 away from Rajiv Chowk /Mini Secretariat of Gurgaon.

Despite the fact, that IMT Manesar enjoys the advantage of being on NH-8 ,it is also observed that several housing project are already coming up were builders like DLF have already initiated the construction of affordable housing.

Moreover the progress of Manesar is supported by several housing project of HUDA Sectors in the neighborhood, covered under Master Plan2021.As a result Manesar & its neighborhood is now being termed as “New Gurgaon”
The fast growing visible in and around progress & DMRC proposed Metro project further strengthens the investor’s confidence.

In “Master plan Gurgaon 2021″ there has been the announcement of 56 new sectors, whereas the basic infrastructure in the existing sectors,{ announced several years ago} has not been fully completed.

With the aforementioned reasons, real estate scenario in Gurgan getting much confusing, as some of the prominent builders as well as new players have announced the projects in the sectors with their signboards amidst of “lush green field “{ without road & proper accessibility } displaying the “Promised Dream comforts”, where the signs of **basic infrastructure are not at all visible.

**{Basic Infrastructure include - Roads- Drinking water- Electricity- Sever disposal -Rain water/storm water disposal- Greenery & Plantation-Shopping& market}

Since most of the “New Projects” are being announced in new sectors as covered in master plan 2021, where presently no signs of development ,therefore, several doubts haunt one’s mind as:

Time Frame of Basic Infrastructure

• Commutable Roads with proper electrification
• Availability of drinking water
• Availability of Electricity [ From Electricity Department}
• Connectivity of Sewer connection with major drain as per Town planning norms
• Rain water/ Storm water Deposal as per Town planning norms
• Horticulture/Plantation and Parks
• Connectivity to Shopping/Healthcare/ Schools etc

As the real estate in Gurgaon has taken a positive turn, it is quite obvious to see the buyers enthusiasm. But a major cause of worry is that the over enthusiastic ones, may not land into a mess, therefore, it is imperative on the part of investor to check the facts about the project before investment. Lured with low “Basic Price” and discounts offered, the buyer gets tempted to put their hard money at a stake.

Mr Vikas Rikhye, Gurgaon Property Consultant

The owners of “Independent floors in Gurgaon” had a sigh of relief, with the news that “Government of Haryana ,has finally allowed the Registration of Independent Floors”

It is understood from the sources that on Monday evening, the Haryana cabinet gave its consent to amendment in the act related to the Registration of Independent floors. It is further understood that fresh notification in this context would be issued within a week’s time.

Besides the relief to the existing owners of Independent floors, this news also gave a boost to the confidence of prospective investors of Independent Builder floors.

It has been a good beginning for Builders & Developers who have recently been promoting the concept of Independent Floors in Gurgaon

For further details please fill the enquiry form:

Besides having the strength of highly competent professionals in respective fields, it also holds reserves of a large land bank .Presently & in past “Roots Developers” have been associated closely with companies like Unitech, Vipul, Bestech & other reputed builders in Gurgaon.

The Independent Builder floors on Sohna Road Gurgaon have the following features:

• Affordable Homes
• Part of approved project with township license & zoning
• Excellent Space management
• European style Elevation

• Specifications matching modern standards
• Gated complex with 100%Security
• Power Back up
• Ground Floor + 2 only
• Very close proximity to Malls on Sohna Road
• Daily needs at door step
• On existing route of all major school buses
• Close proximity to future proposed Metro Station.
• Bank Loan process initiated
• Plot Sizes -275 & 360 yds
• Floor Area - 1431 sq.ft & 1851 sq.ft.

Proposed layout plans of different plot sizes are as under:

For Original Booking of Independent Builder Floors and to Avail Inaugral discount please contact:

Co-ordinators: 9811081078 , 9811181953 , 9999517569

#1- Shopping Complex, Park View City-1 Sohna Road Gurgaon 122018 email:  rikhyev@hotmail.com, realestategurgaon@hotmail.com

Enquiry Form for Independent Floors in Gurgaon:

 

1.Real Estate business & construction of Group Housing projects, commercial complexes and plotted
colonies with Builders like UNITECH, VIPUL, BESTECH.

2.Construction & infrastructure development in roads, highways and flyovers.

3.Manufacturing of Ready Mix Concrete in the NCR.

4.Mining & Manufacturing of Aggregates.

FEATURES:

• Distance from Sohna-Gurgaon Road - 100 mtr, walking distance from main Sohna Road
• Gated complex with Security & Power Back-Up
• In the middle of three developed project i.e Eldeco Mansion, Vipul Green & Vipul World Township
• Low Maintenance cost
• Prime Developed Location with all amenities like Roads, Sewage, Electricity & Water
• Part of approved project with township license & zoning
• European style Elevation
• Opposite to Omaxe Mall, Sohna Road
• Plot Sizes -240, 275 & 360 sq yds
• Floor Area - 1251 sq.ft, 1431 sq.ft & 1851 sq.ft
• Floor Type - 3 BHK & 4 BHK +SQ
• Just 18 minutes drive to Delhi International Airport
• Located 1 km from Proposed Metro Station
• Easy access from Express Highway to the city areas and city center
• Free Single car parking with each flat
• No PLC on any flat
• Internal roads -12 meter

Possession Time - 22 months only

Enquiry form for Independent Floors in Gurgaon

For Original Booking of Independent Builder Floors and to Avail Inaugral discount please contact:

Co-ordinators: 9811081078 , 9811181953 , 9999517569
#1- Shopping Complex, Park View City-1 Sohna Road Gurgaon 122018 email: rikhyev@hotmail.com ,
realestategurgaon@hotmail.com .

Vikas Rikhye, Property Consultant and Blogger

Investment in Real Estate Gurgaon is taking a very interesting turn. Despite the fact that in a very recent past the Residential properties in Gurgaon are showing positive signs, yet the investor in Gurgaon are seeking opportunities to invest in the properties having an advantage of “Assured Return on Investment” & this trend of investment seems to be picking up.

The concept in definite terms gives a comfort level to the investor but at the same time, the investor has to be very careful while investing & should keep the following cautions in mind:

Check the facts before investing:

About builder:

• That the Builder should have a good track record.
• The property offered should have all requisite sanctions, License and permissions from the competent authorities.
• That the property should be free from all kind of claims .mortgages and encumbrance.
• That the building in which property is offered has all the required completion & occupation certificates.
• That if required proper search report should be obtained from a legal expert

About the occupant:

• That the occupant has proper financial stability.[ As it has been observed in the past that some of the IT companies just disappeared due to lack of finance/orders} However it is safe to take expert opinion, who can furnish. the fact about the company/occupant after its findings.
• That terms of the Lease agreement should be carefully read & understood {legal opinion required}
• That the Lease agreement should be registered at 1st place & the Lease agreement should be registered subsequently as well.
• That there is sufficient “Lock in Period” to cover the risk factor.
• That in case of Retail outlet, pleas ensure that there is sufficient footfalls to ensure the existence/survival of the occupant in terms of profitability{Out source an agency to give its report}
• That the occupant is no where close to insolvency/bankruptcy

About the Individual Seller :

Beside the afore mentioned points in case of an individual seller the following points should be considered:

• That property is not under any family disputes.
• That there may not be any Third-Party claim.
• That there may not be any Silent Agreement.
• That the seller in the past has not executed any POA {Power of attorney}

That in case of POA transaction the original owner should be alive.

Besides as stated above please ensure that dealing should be conducted thru reliable/reputed Brokers & with the consent of legal experts. How ever, it is felt that “Options of Assured Return on Investment on Sohna Road are better as compared to “Options of Assured Return on Golf course road & MG Road Gurgaon.

Disclaimer

The Author is a freelance Blogger and real-estate consultant,The readers are advised to do their own research & analysis before taking any action. The author is not responsible for any consequence good or bad . The author is only delivering his views & inviting response in the way of comments/views from the readers.

Vikas Rikhye, Realtor and Gurgaon Real Estate Blogger

Real Estate Brokers in Gurgaon, during peak time, had booked in sales over 60% of Commercial office Space on Sohna Road for the investors in Gurgaon at the rate ranging Rupees 3500- 4500 per sq.ft. Remaining 40% was left with the promoters. These commercial projects on Sohna Road are now nearing completion & are ready for leasing.

The prevailing rentals Commercial office Space on M.G. Road.& Golf Course road are ranging between Rupees 75-85 per sq. ft. With the leasing rates as stated above, acts as an opportunity, for the Sohna Road investors, to offer lucrative leasing rate as low as Rs.40-45 per sq.ft.as it brings them almost 12%+ return over investment.

Since the balance of 40% of Commercial office Space has been still with the promoters, therefore, they are applying all marketing techniques/strategies to recover at least 15-20% more rental than being offered by the broker lobby. It seems that this is ,all because, by soliciting higher rental, the promoter, would be able to sell its balance 40% of stock at higher selling price ROI {Return on investment} basis. As per prevailing market practices the prospective investor is quite happy with 8.5% ROI & in the bargain, the promoter yields more profit on selling Rented Property on Sohna Road.

There seems to be a “Tug-of-war” over leasing rates between Broker lobby in Gurgaon & the Promoter as both are competing to achieve their desired motives .Under the circumstances the Broker-Lobby seems to be a better option to avail lesser leasing rates compared to the leasing rates offered by promoters.

Moral of the story :Real estate Brokers a better option for leasing on Commercial office Space on Sohna Road Gurgaon

Vikas Rikhye, Real Estate Gurgaon Blogger

Property on Sohna Road Gurgaon

With overall growth in Gurgaon , ” Properties on Sohna Road” were awaiting appreciation .As during the peak time, the Real estate developers in Gurgaon had launched a large number of Residential and commercial projects which over a period headed towards completion.

Residential Property on Sohna Road Gurgaon
With of global meltdown, about three months back the prices/rentals of properties were seen sliding down. The investors seemed to have lost confidence; new user/end user was in a confused state, expecting a further downfall.

However, now, the conditions seem to be changing in the recent past because of following:

• With successful launching of new projects by eminent builders like Unitech, it has re-imposed the confidence of actual/end user on BSP {basic-selling price}.
• Affordable homes, are also being advertised on Sohna Road by some of the upcoming builders.
• It is felt that with Government’s approval on Builder/Independent floors{GF+2 Floors}, some of the ambitious/reputed builders are launching “Affordable Houses” on Sohna road.
• It is also noticed that over a period of time the patience of investor also got exhausted as there has been no visible extra gains, while market condition had settled on a genuine price line.

Now since there seems to be a stability factor & the buyer also has varied options therefore the market has started moving towards a positive trend. The projects on Sohna road mainly. Park view city. Vipul greens & Orchid Petals are already showing signs of positive growth in sale/ rentals.

Commercial Property on Sohna Road

With projects of some of the companies like, Vatika ,Spaze, ILD are nearing Completion & it seems that the promoters have themselves analyzed the market conditions as a result they are offering best prices in terms of cost/leasing. Effective strategy of promoters by offering lower rentals of commercial property, as compared to commercial office space at “Golf course road” & “M.G. Road” has lured the MNCs to find their way on Sohna Road

For more details the Author can be contacted on the following address

Co-ordinators

#1.Local Shopping Complex, Park view city-1
Sohna Road Gurgaon 122018 (M) 98110-81078

Vikas Rikhye, Real Estate Gurgaon Blogger

Almost five years ago ,the Government of Haryana had put a ban in Gurgaon,on “Registration” of property falling under the category of Builder Floors/ Independent Floors (eg: Three Independent Floors built on Single plot) & it resulted into the following:

• Sale of Builder Floors/ Independent Floors carried out on GPA{ general power of attorney }, an unsafe property ownership title for the buyer.
• As GPA is not considered to be a legal instrument, the buyers would not get bank finance.
• The Government’s loss of revenue in terms of Registration charges & Stamp duty.

It is understood that after conducting in-depth study in this matter the Government has finally legalized the registration of “Builder floors/ independent floors”, constructed on plots by plot owners in colonies developed by private builders such as DLF,Unitech & Ansals etc. as well as colonies developed by Haryana Urban development Authority {HUDA}

It is further understood that in this recent directive the applicants may have to pay 1% of extra Stamp duty, covering the cost of ” Infra -structure up-gradation”
With this vital decision, it not only provides a sigh of relief to the owners of such properties, who have transacted the purchase on GPA{ general power of attorney }, but it has also generated positive results as following:

• With Registration, buyers of such properties will now become legal owners.
• Availability of bank loans.
• Gearing up/ boost in “Guraon Real estate” as the builders will be encouraged to build more of Independent floors considering the large demand for Independent floors.(with latent advantage of sale purchase of plots, positive improvement in “real estate prices in Gurgaon”)
• Over all benefit to the Government revenue growth.

The real-estate experts feel, that this decision, shall help towards mobilizing positive growth in the present sluggish real estate scenario.

Disclaimer

The Author is a freelance Blogger and real-estate consultant,The readers are advised to do their own research & analysis before taking any action. The author is not responsible for any consequence good or bad . The author is only delivering his views & inviting response in the way of comments/views from the readers.

Vikas Rikhye, Real Estate Gurgaon Blogger

Affordable homes in Gurgaon

In response to my articles ‘Affordable houses in Gurgaon” on March 8th -10th respectively, where on my article dated 8th March I had requested their comments/views/feedback on the subject.

In this Article I am sharing with you some facts about Unitech based on the feedback received from the readers.

As it is understood, 35 years ago, in the year 1974 Unitech entered Civil engineering ,with determination, having a very clear vision set on future. The company kept on moving ahead, with, experience & expertise .

“Each success” of Unitech ,became a pillar for the next. With an aimto improve the quality of life, Unitech laid firm foundation of future.

More than 3 decades of successful activities included the following:

-Power Transmission lines

-Highways

-Residential & commercial complexes.

-Theme Parks

-Indoor stadiums , Hotels & more

The launch of prestigious projects countrywide itself confirms of its integrity & strengths .

Considering the recent meltdown, it is understood that Unitechhas recently launched a “budget friendly” project in Gurgaon by the name of Uniworld Garden-II.

It confirms their slogan “Our customers inspire us, together we are building the future on solid foundations”