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IREF® - Indian Real Estate Forum > Real Estate in India > Real Estate Chennai > Natwest Aura Urapakkam, Chennai
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Old June 28 2013, 05:58 PM   #21
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Quote:
Originally Posted by ShyamGanesh View Post
@Srivat, My father in law said there is work going on for sewage lines in Urapakkam. Do you have any idea about that? Is Natwest going to build a STP?
Shyam,

I spoke to builder. The piping going outside natwest is of Panchayat water into Natwest. Sewage will take close to a year to complete. In Natwest according to builder they already have STP operational as they have started delivering first phase and around 6 to 7 families have moved in.
 
Old June 28 2013, 06:36 PM   #22
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Quote:
Originally Posted by srivat View Post
Shyam,

I spoke to builder. The piping going outside natwest is of Panchayat water into Natwest. Sewage will take close to a year to complete. In Natwest according to builder they already have STP operational as they have started delivering first phase and around 6 to 7 families have moved in.
@Srivat,

With in one year sewage lines will be there is what I heard from my FIL. I would be happy, if Urapakkam gets sewage lines within next 5 years. Sewage handling is a big pain in the a**

Reg. panchayat water, it is of decent quality is what I heard. Also there is one coconut tree farm or something like that next to natwest. So the ground water supply should be stable up to the time it is converted into apartments .
 
Old June 30 2013, 11:44 PM   #23
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Default Additional points and questions

@Srivat, Cross posting your views about NatWest Aura in the Hira thread here, since I have some questions/observations on them (Removing 1 and 2 as they are not relevant here)

Quote:
Originally Posted by srivat View Post
Since I have already shown my dislike with my PM I will refrain from giving accurate information about me

But the below contents are accurate

3 - What route you plan to take after moving to natwest

Natwest is for investment. DOnt have any plans to move. Still you want route it will be camp road.

4 - do you even plan to move to natwest or is this a rental

Rental. Movement from velachery, Never came in mind.

5 - What made you chose urapakkam over perungalathur, vandalur, tamabram east , selayur corridor -

Perungalathur - No good projects close to main road. It is on other side of railway track.

Vandalur and urapakkam - twin cities. does not make much difference.

Urapakkam - closer to upcoming ORR and wallajah road. 30% natwest owners work in automobile corridor (Easy travel to oragadam). one disadvantage is does not command high rental as OMR. More livable with lot of shops around then near mahindra city. Proposed monorail in case if it makes it. In case of travel to OMR, pretty close to VK road.


6 - What school options you have for kid/s

As of now few. Shankara, PSBB, SSM.

7 - Social options hospitals, medical stores, grocery , provisions, occasional shopping on clothing, jewelry, kalayanam kaatchi relatives friends family ? are they near ?

Tambaram, Chrompet - 10 min drive. jewellery - Proposed Gold Souk mall in 2 min.

8 what other options you considered

Nice residential area. 500 m from GST and 60 ft road throughout. Good water table as of now. Availability of panchayat water. CMDA limit and metro water possibility. Basic necessities like departmental stores within apartment. Railway station in 1 KM.
1. Are you sure that NatWest Aura's location comes under CMDA?
2. Is Revathipuram main road a 60 feet road? I'm under an impression that it is a 40 feet road. Also the road from GST to Revathipuram main road (Google calls it Funeral road), is it a 60 feet road? I'm under an impression that it is also a 40 feet road. I could be wrong. I have a partial layout map of Revathipuram in which I couldn't see both of these roads. My Mom has the complete layout copy and couldn't scan the complete map and send it as it is a huge map is what i told.

Just before buying my property Urapakkam, my biggest concern was the hindu funeral ground. From my property the shortest distance is 400 meters and from aura it is 350 meters I guess. Do you see any big problem because of this. I remember you writing about the wind direction in some other thread. Can you explain/extend that to this area?

In google map I'm seeing a funeral home in the Karanai puduchery road (on the way to SIS Marakesh). There are a couple of Leather factories too in this road. But these are far from Natwest area. Won't these entities affect Urapakkam east in general?

I'm pretty sure you would have analyzed all these points. Your views on these would help me and others a lot.

Thanks
 
Old July 1 2013, 12:31 AM   #24
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Quote:
Originally Posted by ShyamGanesh View Post
@Srivat, Cross posting your views about NatWest Aura in the Hira thread here, since I have some questions/observations on them (Removing 1 and 2 as they are not relevant here)



1. Are you sure that NatWest Aura's location comes under CMDA?
2. Is Revathipuram main road a 60 feet road? I'm under an impression that it is a 40 feet road. Also the road from GST to Revathipuram main road (Google calls it Funeral road), is it a 60 feet road? I'm under an impression that it is also a 40 feet road. I could be wrong. I have a partial layout map of Revathipuram in which I couldn't see both of these roads. My Mom has the complete layout copy and couldn't scan the complete map and send it as it is a huge map is what i told.

Just before buying my property Urapakkam, my biggest concern was the hindu funeral ground. From my property the shortest distance is 400 meters and from aura it is 350 meters I guess. Do you see any big problem because of this. I remember you writing about the wind direction in some other thread. Can you explain/extend that to this area?

In google map I'm seeing a funeral home in the Karanai puduchery road (on the way to SIS Marakesh). There are a couple of Leather factories too in this road. But these are far from Natwest area. Won't these entities affect Urapakkam east in general?

I'm pretty sure you would have analyzed all these points. Your views on these would help me and others a lot.

Thanks
I will recheck the layout and confirm if it is 60 or 40 ft. I remember seeing it 60ft. I will do it over next weekend. There is a slight deviation to the left from Revathipuram main road and that is funeral road. For natwest you have to continue straight and then a right. It is close to 400 meters.

The wind direct as I said mostly is SE and so the wind flow is over Natwest. The apartment is not affected neither it is any where visible or close to it. The apartment effected are mostly on GST road mainly indus habiterria and vandalur park if at all the wind carried it that far.

Karanai-puduchery road has few industries. never analyzed that road on how it will effect the surroundings.

I will confirm this as well as SIS told me SIFAA will be under new CMDA map and natwest is before SIFAA only thing is interior. I did not check with Natwest though.
 
Old July 1 2013, 12:44 AM   #25
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With 8 blocks of 214 flats in 3.15 acres outside Vandalur ( outside CMDA limit ) , with S+4 floor construction under Kattangalathur Panchayat , it is one of the best project with all amenities as on date . Raised on foot foundation without any need for pile foundation makes it quickly constructed . These can be raised and completed by builders like Ceebros in 6 months time as against 8 months time taken by them recently .

But Ceebros have not set their foot over there.

This Andhra based promoter Anand like BHS construct only like how they want to construct ( Ceebros have same pattern of construction right from 1980 in Chennai ) to suit their style .

It is 60 feet and 50 feet combination Road ( confused !) only from GST and not within the ambit of CMDA
 
Old July 1 2013, 04:59 AM   #26
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Default Cross reference

This conversation started in Hira thread but i want to move here

Hiranandani Upscale OMR, Chennai

Srivat thanks for the answers

My primary reasons for poking some intrusive questions is to get a sampling into an IT guy living in velachery / working in karaapakkam ( very classic sample) what his choices in market are and what does he chose and why does he chose urapakkam

the OMR working IT guy has many options to invest in OMR to make an investment and yield rentals and cap appreciation - true, why some one chose natwest

when chosing an investment im sure there would have been flat / plot dilemma and im assuming going to flat = low initial investment, leverage, CLP options,rental cash flow woudl have all factored in

Traffic / driving pattern has been called as opposite of traffic in OMR to karappakkam than coming with the traffic - SMART -- I think L4L is going to now say traffic from GST will now go through VK and then north -- which very well would be an option

interesting to note that sri picked urapakkam over projects in perungalathur camproad corridor ( which im a fan of due to prospect of big strong growth curve ahead and proximity to 2 main feeder roads to OMR and social infra)

When asked for school options - sri for him or for his tenants he pointed to school options north of urapakkam in perungalathur and tambaram - shows the lack of REPUTED top notch schools in that area still - wil lhappen as population moves in

one important fact he brought out is oragadam folks will consider this place as a good rental corridor true, padappai orathur road etc are hot now
Other social infra shows more attrraction to tamabram

Buyer is banking on water table underneath the project possibility of cmda water ( which i got confused because it does not fall under CMDA juri AFAIK) but panchayat water possibility. Combination of your own water + govt water - best posiiton to be in IMO

Main icing on the cake - good resi / social needs walkable / station walkable -

Hence a investment winner

New buyers have to really think hard on their choices and put them in the shoes of the tenant and think
I have told this many times i have serious reservations in renting to IT folks ALONE, because of turn over high turn over and oversmart attitudes, they will last for 1 year in a suburban community at best, having a manufacturing corridor prospect or any other prospect outside of IT alone is certainly a good mitigation...
good luck srivat
 
Old July 1 2013, 07:15 AM   #27
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Quote:
Originally Posted by RaviCbe View Post
With 8 blocks of 214 flats in 3.15 acres outside Vandalur ( outside CMDA limit ) , with S+4 floor construction under Kattangalathur Panchayat , it is one of the best project with all amenities as on date . Raised on foot foundation without any need for pile foundation makes it quickly constructed . These can be raised and completed by builders like Ceebros in 6 months time as against 8 months time taken by them recently .

But Ceebros have not set their foot over there.

This Andhra based promoter Anand like BHS construct only like how they want to construct ( Ceebros have same pattern of construction right from 1980 in Chennai ) to suit their style .

It is 60 feet and 50 feet combination Road ( confused !) only from GST and not within the ambit of CMDA
Ravi, My investment in natwest is for sometime and at that time it was DTCP. The reason I said CMDA is because my friend enquired SIFAA and they said it is under new CMDA. In case I am wrong then I accept the mistake and I have the guts to do it.

Ceebros ahh?. But there are builder like Akshaya who have set foot over there. . They are one of few builders who cashed well on time on OMR. So the RE barometer has changed based on location (Only wrt to OMR).

Andhra based promoter. Ravi you have exceptional skills to narrate your thoughts by confusing the reader. It requires a special intelligence to read your post sometimes . It is hard to find out if you are praising or criticizing.

I am not promoting natwest below or even have any personal benefit in doing so. The reason I am telling so I do not want to labelled as Broker. . Above all I am not into any commission sharing agreement.

When every builder is rushing to send demand notice even before completing the respective milestone. This Andhra based builder has completed 3 additional milestones after my last payment and still hey have not sent me demand notice. I am indirectly enjoying EMI waiver 80:20 kind of scheme. I hope Natwest is not seeing the message.
 
Old July 1 2013, 07:42 AM   #28
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OMR guy working in karapakkam and travelling from velachery?

I already have an investment in OMR itself. I am happy with rental on my OMR flat. If I would prefer it over velachery. Nope. I would be happy to walk to work but my parents, wife, kids will they be comfortable? No.

I stay in a gated community in velachery where even OSR belongs to owners (There was a clause earlier where OSR can be brought by paying additional money. I think now it is possible for only smaller buildings), Secured with access control and complete CCTV (DOne by the owners and not builder). So compared to my OMR flat this is more safe and a nice residential locality with all available close by.

Why urapakkam?

Said that I have an investment in OMR. I wanted to diversify my RE portfolio and GST and OMR are the area I am well aware of. Within RE asset class I am more comfortable with apt rather plot.

Traffic / driving pattern?

It takes me from velachery via medavakkam 30 min to reach office but via OMR it takes 45 min and sometimes 1 hour.

Schools?

As I said not much option. In fact after this I have decided to put an clause in rental agreement that only college going kids are preferred. . Lot of quiet famous colleges around.

Rental?

Urapakkam is a low rental yield area and few ppl I know who brought flat here work in auto sector. My investment was more from appreciation which time may prove. Fingers crossed again.

Finally, If you scan property plus paper you can see ads of OMR based builder every week trying to sell hard their apt. I saw Natwest and SIS ads only once in last 1+ years. This shows the demand/supply equation.


Quote:
Originally Posted by SRaj001 View Post
This conversation started in Hira thread but i want to move here

Hiranandani Upscale OMR, Chennai

Srivat thanks for the answers

My primary reasons for poking some intrusive questions is to get a sampling into an IT guy living in velachery / working in karaapakkam ( very classic sample) what his choices in market are and what does he chose and why does he chose urapakkam

the OMR working IT guy has many options to invest in OMR to make an investment and yield rentals and cap appreciation - true, why some one chose natwest

when chosing an investment im sure there would have been flat / plot dilemma and im assuming going to flat = low initial investment, leverage, CLP options,rental cash flow woudl have all factored in

Traffic / driving pattern has been called as opposite of traffic in OMR to karappakkam than coming with the traffic - SMART -- I think L4L is going to now say traffic from GST will now go through VK and then north -- which very well would be an option

interesting to note that sri picked urapakkam over projects in perungalathur camproad corridor ( which im a fan of due to prospect of big strong growth curve ahead and proximity to 2 main feeder roads to OMR and social infra)

When asked for school options - sri for him or for his tenants he pointed to school options north of urapakkam in perungalathur and tambaram - shows the lack of REPUTED top notch schools in that area still - wil lhappen as population moves in

one important fact he brought out is oragadam folks will consider this place as a good rental corridor true, padappai orathur road etc are hot now
Other social infra shows more attrraction to tamabram

Buyer is banking on water table underneath the project possibility of cmda water ( which i got confused because it does not fall under CMDA juri AFAIK) but panchayat water possibility. Combination of your own water + govt water - best posiiton to be in IMO

Main icing on the cake - good resi / social needs walkable / station walkable -

Hence a investment winner

New buyers have to really think hard on their choices and put them in the shoes of the tenant and think
I have told this many times i have serious reservations in renting to IT folks ALONE, because of turn over high turn over and oversmart attitudes, they will last for 1 year in a suburban community at best, having a manufacturing corridor prospect or any other prospect outside of IT alone is certainly a good mitigation...
good luck srivat
Love4land likes this.
 
Old July 1 2013, 07:48 AM   #29
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Bang on about resale situation between OMR and GST. Good decision Srivat!
 
Old July 1 2013, 08:19 AM   #30
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Quote:
Originally Posted by srivat View Post
OMR guy working in karapakkam and travelling from velachery?

I already have an investment in OMR itself. I am happy with rental on my OMR flat. If I would prefer it over velachery. Nope. I would be happy to walk to work but my parents, wife, kids will they be comfortable? No.
This is what somemembers (including me) are looking for.
Where are the end users moving to?

If you said, you might move to OMR - OMR gets points.
If you said, you might move to GST - GST gets points.

Looks like you might not leave Velachery.

If I understand you said OMR is your rental play, because of higher yeild.
GST is not good at rental but where you think appreciation will happen, partly aided by your builder who is good with payments.

It does reinforce our view on rentals and how good entry points with decent builders helps the investments in the GST region.

I have not heard of Natwest, but it seems they have done some decent number of projects.

Anyway you have a good strategy and diversification. How about getting something in West Chennai, may be a cheap plot somewhere. So that you can be more diversified.
 
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