MANOJa

I have been offered 4 to 4.5% discount. Try a few brokers , bargain hard, u should be able to get better than this.

mini1234

I have heard that there is village Nakhrola nearby to the new to be launched sector 81 Bestech project. What is view on bestech project if this village exists nearby

vaibhav2003

Hello members,

I like the following about Mapsko Royale Ville:
- GOOD LOCATION: within 1 km from NH8, Close proximity to the proposed metro station
DECENT PRICE: BSP: Rs 2790, innaugral dis of Rs. 200 and dealer disc of 4-4.5% effectively make it Rs. 2675. Only 1 parking is compulsory compared to 2 parkings in the new projects.
- NEXT TO MAPSKO ROYALE VILLE: There is a gap of Rs 300 psf in the prices of Royale Ville and Casa Bella. The prices will converge by the time Royale Ville is complete as it will have the advantage of a ready society(Casa Bella) completed a year in advance.
Builder reputation: Have not heard anything bad about the Krishna Apra Group.

I think prices are currently low as the builder as not been able to create the hype, bigger builders like Bestech and Godrej have. When the end user will compare Royale ville with the other properties 2-3 years from now, he will decide on the basis of facts / tangibles rather than hype. Am not saying that Krishna Apra is as good as Bestech or Godrej but these bigger builders are charging too much premium right now. In this light, Mapsko Royale Ville seems to be a good long-term investment (2-3 years hold).

vaibhav2003

Would like to seek views on Mapsko Royale Ville from others who have surveyed projects in this belt. Other projects:

Bestech- While investors on an avg were ready to pay 3200, the builder still delayed the launch of the project so that the road leading to the project could be completed to showcase the location of the project. So, I think Bestech will launch it at an even higher price.

Vipul: Location is not good

Godrej: High overall price with lock-in

Emaar MGF: High price with very basic spec.

Others incl Vatika: Reputation is not good or the builder is new.

DLF Express Greens, Manesar: 3BHKs are all sold out

Members, pls suggest. Am unable to make up my mind on what is probably the best investment in this belt between Manesar toll plaza and Manesar.

AmitMM

i think you can look at godrej if you have the budget/18 month holding period.
royal ville if you are comfortable with mapsko name. all other parameters are good. should give decent appreciation in 8-12 months time

MANOJa

My preferences in order r -

1) Anant Raj, Manesar. Good builder, financially strong , good location. Project has had a good response & is just adjacent to DLF Greens. Plans r not so great. Price is quite attractive.

2) Emaar Palm Hills . Excellent location. Mid rise apartments, only two apartments per floor . There r many positives ( location & builder being the strongest positives). Specs r not too great. Current price of 3749 is OK , considering the location & builder repute. Decent ROI expected , if u can hold it for 1 year or more

3) Mapsko Royal Ville - Price is attractive. Builder is B grade . Location is better than both Vipul & Bestech . Should be a decent investment, if one can hold it for 3 years or so.

4) DLF Greens .Negative is only bigger sizes r available. Project is about 2 yrs. old , but construction not started by DLF , till date.Investors have a big grouse , because of this.

5) Vatika - Location is good. Project has been over delayed . Massive township, will take a long time to complete. Price is a high, considering the builder repute.

Bestech would be a good investment, if it's priced near 3000 ( Bestech Ananda is supposed to be a premium offering . We have to see the specs & terms, before deciding) . Vipul - no point to invest at 3000/3100, since cream will be eaten by the pre -launch investors , who booked at 2690. Godrej is overpriced & with one year lock in period , has quite bright chances of being a flop .

TAggarwal

I was very optimistic about Godrej but it has disappointed everybody. Bestech will not launch at lower price as they already have 400 cheques in their hand.. So as of today , None of them is good investment oppurtunity . Best thing is to wait 4 more upcoming new launches .....

vaibhav2003

With an investment horizon of 2-3 years, isn't Godrej a better option if it is priced at Rs 3300 or lower compared to Emaar at Rs. 3750.

Positives for Emaar: Good location, reputed builder
Negatives for Emaar: Basic spec, small room size. the premium end user may not like this and so not pay the premium price.

Positives for Godrej: Good location- right on NH8, minimum 3BHK flats- so only people with bigger budget will invest which should make the society more premium. Small township with 1200 flats- so there will always be demand

Negatives for Godrej- 1 yr holding so no premium in the short term

If the pricing is in the range of Rs 3300 and the flat layout is good, what do you recommend if I have a horizon of 2-3 years.

MANOJa

a) Specs. for Godrej, sizes /whether 2 BR/3/4 BR , price etc. , nothing is finalized, everything is speculation. Let the exact details be out , to make a fair decision . In fact , i am also waiting for the details to get confirmed , so that i can decide whether to invest here or not.

b) For short term investors (who like to exit within 6 to 9 months or on maximum making 30 % of payment to the builder ) Godrej would be a bad investment , presuming a BSP of 3500, lock in period of 1 yr.


Comparing Palm Hills & Godrej , one on one would be more appropriate, when all details of Godrej r out. There r many more positives for Palm Hills & presumed negatives of Godrej, which i can cite, but it would be a worthless exercise, without exact info on Godrej.

If u have an horizon of 2/3 years & at a price of 3200/3300, it could turn out to be a good investment (but , i still have my doubts).

drrastogi731

3 bhk (1450) of emaar is all sold out so that option is not available unless somebody is planning as resale