Rony123

I am planning to invest my hard earned money in booking a flat in Gurgaon. What I am confused about is the region in Gurgaon that has more prospects. Two region I have shortlisted are listed below with their pros and cons. Please help me make a decision...

1. Gurgaon Sector 68,69 etc. ... currently the area is known as Badshapur village... A number of projects have been launched in the area. Some major ones are - Tulip Orange, Tulip White, Tulip Ivory, Unitech Vistas etc. The Golf Course extension road and the Sohna road are the connectors to the area. Metro is expected to be in the area by 2014 (though very unsure). The place surely is far from Delhi but more posh.

2. Gurgaon sector 104,105,106,109,110.... currently the area is not even proporly allocated. Rahejas, Indiabulls and Mahindra Lifespaces have launched projects here. Apart from the RAheja project, none of the else seems to have many major headway at the moment. The place is near to Delhi border. Connectivity is through Old Gurgaon or Palam Vihar. The place is not posh (compared to the other option given above), especially since it will always be in the midst of Old Gurgaon. The development will depend totally upon the Dwarka Expressway and the proposed metro route.

Please help me to choose from the two areas. What is the advancement of Dwarka Expressway? Will metro happen as efficiently as it is happening now [after commonwealth games and after it becomes haryana state govt's headache?] Which are a is set to hav a better appreciation in the future days? Are their any other major plans associated with these two areas?

nkg_8

From these two options, I would prefer Gurgaon Sector 68,69 etc because connectivity with Dwarka is not so important for me as Dwarka is a residential area.

Venkytalks

I would go with Sohna Road. The place is already developed.

The Dwarka expressway has to be built first before the other areas 104 etc take off.

Only minus for Sohna Road is the place will be extremely crowded in a couple of years. I envisage a traffic nightmare.

If quick appreciation is not a must for you and you are ready to wait for 10-15 years, Ramprastha City in beginning of Pataudi Road is a good option. It will be a well laid out township, it is adjacent to enormous green lung (Sultanpur Jheel and villages), once underpass on hero chowk is built, it will have good connectivity to Sohna Road and Info City, but avoid the crowds. It is on the Dwarka Expressway and will have connectivity to Delhi Gurgaon expressway as well as Basai Road to Jhajjar, the Pataudi Road developments and the Kundli Manesar expressway developments.

Ideal Location for long term developments

Prices are 10% lower than Sohna Road. Only minus is slow 15 years of developments needed.

vaibhav_arora

As per HT of today, the NPR (northern periphery road) will not be taken care of by NHAI - only haryana government will have to take care of this project now.

I guess we're looking at a much longer timeframe for the palam vihar and pataudi road projects for appreciation. At the same time, Sohna road will benefit from this news.

Venkytalks

The Dwarka expressway of Haryana was anyway to be built by state govt and Delhi part by Delhi govt.

NHAI is only building Kundli Manesar expressway

Haryana govt will act fast and efficient. But Delhi govt will create bottle necks. Probably builders (Raheja, Indiabulls, Ramprastha) will pressurise govt sufficiently. Land for Haryana part already acquired and levelled. Now contract has to be awarded.

The new Dwarka lands and the Chattarpur/Bijwasan/ Kapashera land development also requires this road.

Pataudi road and Dwarka expressway projects anyway have 15 year development period.

Sohna Road is developed today. There is no competition.

coke_indian

For investment point, would suggest Sohna Road in Gurgaon.

Gurgaon-Sohna road is seeing rapid development in ggn with a host of developers including the Vatika , Parsvnath, Unitech and Jaipurias announcing residential and commercial projects there.

Big names like Omaxe, South Avenue came here in 2002. Ashiana Homes started works on their premium residential project Silver Crescent. Likewise, Eldeco had Eldeco Mansion villas and Vatika, and Niho came up with Scottish Castle during this time.

Positives :

1. Its biggest strength lies in the massive employment opportunity available within a 10-15 km radius. Gurgaon’s leading commercial hubs, such as DLF Phase II and III, are barely 10-12 km away.
2. Golf Course Road, another upcoming commercial hub, is 5 km away.
3. Manesar, a major industrial township with 260 large industrial units and 8,000 small units, is 15 km away. The area demarcated for Special Economic Zones (SEZs) in the masterplan is at a 9-10 km distance.
4. Prices on Gurgaon Sohna Road suits the upper-middle class.
5. Gurgaon-Sohna Road offers the promise of quality lifestyle. The projects being developed by private developers are well-planned, and offer quite nice amenities.

Negatives

1. Infrastructure is not up to the mark. Sohna-ggn Road was to be six-laned and then eight-laned, but very little progress has happened on this project. With thousands of apartments to be delivered within the next year or two, the current road will not be able to cope with the expected volume of traffic.

2. The roads inside the sectors are also not properly developed.

3. Lack of public transport means that you are hamstrung unless u owns a car.

coke_indian

Also to add on, I have seen Medicity which is operational and its nearby the Sohna Road ghp's. I hope we all know a bit about medicity, its a really really big integrated hospital(45 operating theatres, 1250 beds and over 350 critical care beds.)

I had read 2 openions on internet whether one shud buy or not buy on Sohna Road :

1. Wait for 3 months :
Wait for three months. Developers will start announcing projects in the newly demarcated sectors. The likely pricing will be Rs 2,200-2,600 per sq ft in sectors that are 8-10 km away from Gurgaon-Sohna Road. These new sectors will offer you an opportunity to buy something at a good location but at a much lower price.” all that supply in the new area 1.75 lakh apartments by his estimate will also dampen prices in the established sectors.

2. Buy Now
If the new sector is close to an established sector, it will command a comparable price. Only in far-off sectors, such as those near Pataudi or Jhajjar, will prices be much lower.
Moreover, developers will not bring in so much supply at one go that prices in the existing sectors will be affected. They will release supply very slowly so that prices remain steady. After all they have bought land at high prices and want to make a profit.
If you have the money, buy now before prices appreciate further in future.

Hey all, I do not have any kind of personal interest in Sohna Road projects.

abhi

I just visited Palm Hills in Sector 77. The project is just on the highway and looks pretty nice. Only 8 floor apartments. And the price is Rs. 3500/-.

I feel this area will remain free from clutter and the ongoing developments around as it is on NH8. (Like Ambience Island, near Gurgaon Expressway). When you drive, at least you can feel the openness.

Prices are much higher on Sohna road which is full of clutter and traffic and the ugly shops around.

From an investment point of view, will this project command a good price, 3 years down the line?

Venkytalks

I think palm hills is a good flat for investment. Price is OK for location. Delivery issues should be considered

Venkytalks

I agree with your analysis Coke. For short term (5 years) buy at Sohna road. For long term (15 years) buy at Pataudi Road or Manesar