chdguy

Hi,

Please list the best project in Zirakpur as per your opinion.

In my opinion, it is Nirmal chhaya towers by Pearls.

Reasons
- Big park, lot of open space, low density project, max G+6 floors in a tower, some towers have G+5
- very well planned basement parking
- Huge club, commercial and party lawn area
- Very open and lit project, Each apartment has sufficient light and ventilation
- Very open lobbies and corridors, wide stair cases etc. Gives feeling of a lot of space and looks very very open and spacious (other projects look cramped and clumsy)
- all branded fittings
- Nearly ready for possession.

saihtul

Hi Chdguy,

What is the resale rate..Nirmal Chhaya ?
How much is paid as of now ?

chdguy

Rates have increased now. about 5-6 months back rates were 2100 to 2200 Rs psf + Covered Car Parking + Club.
Not sure of the rates now.

MANOJa

chdguy, can u suggest some other decent projects of Zirakpur except, Nirmal chhaya towers, which u have said is the best around . What r the other decent options available ?

chdguy

MANOJa bhai,

Quoting the below comments which I had posted on another thread. This summarizes/lists most of the projects. If I find time, I will post pros/cons etc.

If you are looking for plots, you can visit Silver city. I think you will like that.

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Hi,

I think for quality living and long term investment, Mohali upcoming areas should be better, although I don't know much about Mohali reality market. I am aware of Zirakpur and Panchkula projects. Panchkula projects are pricey and Zirakpur is kind of unplanned growth. Still I personally feel that Zirakpur is a good option as its location is strategic (close to 3 National highways) and it has affordable options.

Rental income in this area is not high as compared to investment. There are not that many jobs in Tricity area that could result in high demand for rental properties. Most of the projects are talking about upcoming international airport and the jobs that it will generate, but it is a long story to wait and watch.

Panchkula has mainly four private apartments projects - Suncity Parkirama, Ess Vee Apartments, Parsavanath Royale, Amazon Bhoomi Greens. All pricey in my opinion.

There is an area Peer Mushalla (in Punjab) which is just adjacent to Panchkula Sector-20 and it also has many projects. Notable projects here are Bollywood Heights and Royale Empire. These are by local builders.

Zirakpur has mainly projects in VIP Road area and Chandigarh-Ambala Highway. Notable projects are Pearls Nirmal Chhaya Towers, Orbit apartments (small project but looks like decent apartments), Maya Garden, Savitry Greens (recently launched) and Royal Estate on Ambala Road. Also gated community Silvery City is there which has plots and Silver city apartments.

The other nearby area is Dhakauli which has projects Spangle condos and Sushma Urban views.

Pinjore has projects of DLF panchkula valley and Amravati Enclave.

ATS is in Derabassi. It sells for around Rs 2000 psf as per my knowledge.

Savitry Greens is a recently launched project and I am not sure if it is approved or not yet. It is by N K Sharma group. I saw their brochure recently on a site, I will try to find the link and post here.

Most of the above projects in Zirakpur and nearby areas are by local builders. Only Pearls Nirmal Chhaya, ATS Dera Bassi and Spangle condos (by Sandwoods) are by established builders as per my knowledge. Sushma Urban views is by Sushma Buildtech which is a local builder, but coming up and seems to be a very professional company.

I will post my feedback on these projects when time permits.

For Mohali projects - you can check a site mypropertystore dot com which has details of almost all projects. Also recently IREO launched their Mohali project.

Regards,
Chdguy

MANOJa

Thanks, chdguy . This should be of some help .

chdguy

OK MANOJa bhai,

Here are more details about projects in Zirakpur.

Please note that most of the apartments come with Woodwork and modular kitchen and many have kitchen chimney also. Some projects are even providing ACs, RO system etc. A few are coming completely furnished with False ceiling, fancy lights etc also.

Nirmal Chhaya Towers
- Big park, lot of open space, low density project, max G+6 floors in a tower, some towers have G+5
- very well planned basement parking
- Huge club, commercial and party lawn area
- Very open and lit project, Each apartment has sufficient light and ventilation
- Very open lobbies and corridors, wide stair cases etc. Gives feeling of a lot of space and looks very very open and spacious (other projects look cramped and clumsy)
- all branded fittings
- Nearly ready for possession.

1. Silver City and Silver city extension - Plots and apartments. Already inhabited, huge kothis and bunglows, gated community with parks and good roads - spot on Ambala - CHD highway just before Zirakpur flyover (when coming from Ambala).
Cosmos mall is coming up in Silver city only. Other nearby commercial infrastructure is upcoming Global Spirits mall, upcoming ALOFT hotel, Bristol hotel and resorts already there, Best price (walmart) already there.

2. Orbit apartments (VIP Road near Ambala highway end)
- Good floor plan and lot of storage area
- Phase1 already inhabited and possession offered, phase 2 under construction
- Near to highway (first project on VIP Road). Easy access
- Quality seems to be fine
- Site plan is bad, triangular site, small badly shaped park.

3. Maya Garden Phase-1 (VIP Road near Patiala highway end)
- Good carpet area and spacious apartments
- Phase 1 nearly ready. Possession should be offered in another 4-6 months
- 5.5 or 6 acres and around 280 apartments I think
- Site plan just ok
- Construction quality seems to be fine
- Phase 2 only on paper, not approved and has not taken off.

4. Savitry Greens (VIP Road beside Nirmal chhaya)
- Recently launched
- Will take time - at least 3-4 years
- Local builder group - Not sure if they can deliver something on that scale
- 1200 apartments in 22 acres
- Promising site plan and amenities proposed - not sure how much will be delivered.
- High rise as per Zirakpur standards (more than 12 floors I think)

5. Royal estate (Ambala highway)
- 18 acres, 1000 apartments, 500+ posessions already offered
- one of the first projects in the area
- neighbourhood is not good, conjusted, old area
- can't use Zirakpur flyover as approach road below the flyover

6. Motia Heights (K Area Road, Dhakoli)
- People living in many towers. Some other towers under construction
- Decent construction
- No green area / park

7. Sushma Urban Views - (Opp Spangle condos at Fort Resort road, Ghazipur near Dhakoli Zirakpur)
- Small project 3.5 acres 144 apartments
- Very good floor plan
- only 2 apartments per floor and 2 lifts in each block for these 2 apartments
- seems to be honest and professional builder
- past project Sushma villas - quality was good
- Very Small park/green area
- Tentative completion Dec 2011
- Fort Resort road is planned to be widened to 150ft, but as of now small road. Neighbourhood yet to develop.

8. Spangle condos - (Fort Resort road, Ghazipur near Dhakoli ) -
- Lot of amenities offered,
- Many towers already occupied
- Gantry is good
- construction seems to be fine
- Fort Resort road is planned to be widened to 150ft, but as of now small road. Neighbourhood yet to develop.

9. Bollywood Heights (Peer Mushalla Zirakpur, behind sec20 PKL)
- great site plan - huge park/green area - resort feeling
- quality is good
- good name in the market
- Many towers already occupied
- pricey
- Approach not good as of now. Roads planned in future

10. Royal Empire (Peer Mushalla Zirakpur, behind sec20 PKL)
- floor plan is good,
- fully furnished including false ceiling etc as claimed by marketing team
- Construction in full swing. Phase-1 possession was promised for May-2011
- Approach not good as of now. Roads planned in future

MANOJa

Great share, chdguy, would try exploring them shortly, had planned to visit Zirakpur today, but could not make it, since i am down with fever .

chdguy

Actual photo of Nirmal chhaya project attached for reference.

Attached Images

nirmalchhaya.pdf (457.5 KB, 349 views)

punitkumar

I am looking for investing in property in Punjab around 30 - 50 lac
My prefrence is plot. Time period is 5 - 10 years.
Please suggest good project

Thanks