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Old September 12 2012, 05:05 PM   #451
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Last but not the least "suno sabki par karo bas apne man ki ".

Its your hard earned money, don't invest in X because some veterans or seniors have invested in that project or because you are always impressed with their logical posts, knowledge, experience in RE and writing skills.

Most of the members(including me ) either have vested interest or their opinion might be biased

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Old September 12 2012, 05:20 PM   #452
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Mr. shkhan... very well written post...

This is what I repeatedly mention that the information on this forum is nothing but just one parameter in a person's decision matrix...the information in itself cannot be allowed to swing an investment decision...if one lets it then one is not a shrewd investor..

I'm sometimes amazed to see posts like " Based on the information on the forum I'll like to take a decision"...no one knows a person's individual circumstances, risk appetite and investment horizon so how can some one else take the decision for you ...

The other challenge is that rather than focusing on the positives of one's own purchase (while respecting other's purchases) people are more interested in poking holes in someone else's purchase argument (that applies to all of us, including me)...I guess thats just human nature and one should just accept it and move on..

Finally, folks this forum touches probably 10% of the prospective buyers..all properties will continue to appreciate if they offer something compelling...individual tastes may be different but there's enough hunger on the street and enough food for every hungry person to eat.. so chill...one may like to eat a masala biryani while others may be happy to eat peas pulao
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Old September 12 2012, 06:18 PM   #453
 
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Quote:
Originally Posted by rushilarora View Post
Irrespective of whatever decision you take , I am tempted to compliment you on the level of hands on information you have gathered in such a short span of time. I have always campaigend for such approach while buying a property in Gurgaon.
This process of going to site visits, , meeting brokers, talking to people, researching on IREF not only makes the decision stronger but also makes you a Learned Investor. This is the only key to successful investing.

I wish you all the best in your search and I am sure you will make a right decision. Just one last advise. Do not waste lots of time in researching and do not speak to many brokers form the same project. It unnecessarily leads to price escalation in the resale market.

I have seen a strong correlation between the sudden surge in the calls I recieve from brokers for the sale of IVV or Skyon with the surge in querries about same projects on IREF.

Enquiring for the same project from many brokers leads over excitement in the market. All these brokers start calling the existing clients to ask for resale. Those who were ready to sell suddenly get into double mind by getting so many calls from the brokers thinking the demand has gone up and increase the asking price.

At the end no one gains. Neither the buyer or seller and our poor broker too.

So keep this in mind.

All the best

RA.
rushil sir,

Thank you for your appreciation. I just spent time to go through your contributions, biku sirs contributions and other forum members contribution and validate it with my findings by visiting the site. so all the effort was done by others, i just tried to use them.

I value this suggestion like you other suggestions and will act on them accordingly.

shsaxena ji,

Thank you and also appreciated you accurate status , which was validated by my site visit. The pace of work was impressive .
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Old September 12 2012, 06:21 PM   #454
 
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Originally Posted by Bikumatre View Post
Atalbihari Ji,

appreciate your dedication to go through lot of information and distill what is germane to the discussion. More such analysis are welcome.

Rheoteric can not be substitute for logic. Keep it up.

wish you all the best for whatever decision you take. Thanks for educating all of us, in the process.
Bikumatre sir,

Thank you for your encouragement, lot of the work has been already contributed by people like you and rushil sir and several other forum members. I have learnt tremndously from iref forum members . will try to contribute some more.
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Old September 12 2012, 06:34 PM   #455
 
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Quote:
Originally Posted by shkhan View Post
Last but not the least "suno sabki par karo bas apne man ki ".

Its your hard earned money, don't invest in X because some veterans or seniors have invested in that project or because you are always impressed with their logical posts, knowledge, experience in RE and writing skills.

Most of the members(including me ) either have vested interest or their opinion might be biased
Khan sir,

I appreciate the candid posts of you, rushil sir, bikumatre sir where all have clearly not shied away from mentioning where they have invested.

I think if someone wants to invest 2Crore plus and gets swayed away by writing skills only , then he deserves what he gets. I have personally tried to validate information with facts on ground and found out credibility of people , not by their writing skills.

The funniest part is when some members only talk about ' brand ' and nothing else. One can see through genuinenss and vested interest by validating on their own , my version is slightly different than yours " suno sabki par karo bas apne dimag se " .

Thank you for taking so much time and responding so comprihensively, i will respond to the same shortly. Atleast you have been kind enough not to attribute motives and attributing statements to me which i never ever made.
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Old September 12 2012, 06:41 PM   #456
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Quote:
Originally Posted by atalbihari View Post
Khan sir,

I appreciate the candid posts of you, rushil sir, bikumatre sir where all have clearly not shied away from mentioning where they have invested.

I think if someone wants to invest 2Crore plus and gets swayed away by writing skills only , then he deserves what he gets. I have personally tried to validate information with facts on ground and found out credibility of people , not by their writing skills.

The funniest part is when some members only talk about ' brand ' and nothing else. One can see through genuinenss and vested interest by validating on their own , my version is slightly different than yours " suno sabki par karo bas apne dimag se " .

Thank you for taking so much time and responding so comprihensively, i will respond to the same shortly. Atleast you have been kind enough not to attribute motives and attributing statements to me which i never ever made.
What you are doing is the right thing, not everyone is lucky to be India to do that. When all 'dimag' type things fail in reaching a conclusion, go by your 'man/heart/ feel good' , trust me feel good factor really works, rest all is kismat in RE.

And please don't call me sir, abhi to theek hai but kuch din baad, 'sir' aur 'jee' bol bol ke aap pyaar se meri loge , tats what people do here

kyon amit001 jeee , sahi keh raha hoon main naa ?
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Old September 12 2012, 06:55 PM   #457
 
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Quote:
Originally Posted by shkhan View Post
SPR Uncertainity: As of today there is no denial that SPR is in bad shape but litigation involved is for very small patch of land and I am sure it wont not take much effort to resolve once Government gets
Coming to recommendation :

3 bhk -

Budget under 1.5 - Look at Emaar Premier Terraces, Uptown, Heritage One , Bestech PSVN - I consider these safe projects now.

Budget 1.7 - 2 - Look at Primanti, park View Spa and raisina 1705 3 bhk, GA 2 bhk duplex ( amazing layout) - Safest option

Budget 2.2 - 2.4 - IVV should be the 1st choice , I would avoid Skyon since prices have soared drastically without any fundamental change.


4 BHk

Budget under 2 - Uptown , PSVN, Peemier Terraces, Heritage One
Budget 2.5 - IVV and Primanti
3- 4 crore - GA, Raisina and also look at Executive floors and apartments in Primanti - You will love the duplex layouts
The post of mine was in response to a specific requirement which i would like to recap :
I need one suggestion from you guys. I am looking to buy a good property for end use. Some key criteria are:

1) 4 BHK + Servants Room

Hence the analysis of 4 bhk, for the uncertainity of SPR a price difference of less than 5% for 4 BHK has no justification at all , as per the analysis. Now on layout, i have also studied and i agree it is a matter of personal choice. My wife will prefer a larger kitchen of IVV as compared to a larger servant quarter. My parents will prefer a much larger bedroom of IVV (compared to matchbox size of primanti) rather than one more balcony. My parents will prefer a Puja room space to a shoe rach space and no sir your statement on toilet for guests through bathroom is not factually correct.


2) Budget - 2.5 to 3 cr

For an effective 5 % difference in price who will take the uncertainity of SPR. SPR litigation has started since 2006 and no judgement since last 6 years and not 4 years. If the issue does not get resolved in next 3 years, will you blame the government or other forum members or unitech not getting serious or yourself. In any case the only one to loose will be you and your hard earned money Think about it. What return can one get in a project where after 4 year your building is ready and the spr is not.

3) Possession - 2 to 3 years (earlier the better)

Going by the data given by Bikuji , it looks really unlikely that Tata primanti will be evr delivered in the time frame of 3 years. On top of which i saw a post stating they have announced a further delay of 3 to 4 months , while ireo has said that they will compensate for the 2 day disruption by their prompt reaction. So IVV wins hands down on this criterion.

4) Maximum open spaces and greens

I have already adressed it, now if Primanti is to be delivered in 2 phases , unlike IVV , then it will be major disruption to the existing residents, assuming spr happens and people move in. I have lived in places and it is horrible with lot of dust, construction waste, lots of noises. I am not sure why can't Tat follow the impeccable practice of Ireo to deliver all their Projects in one lot. My respect for them increases hugely.

5) Adequate facilities like club, playgrounds etc. w.r.t the number of units

Have addressed this , both are state of the art.

5) Good location (in terms of connectivity and neighborhood)

Biku sir has suggested this so well, and let me repost it .There is a huge difference between having a high tension tower being shifted and shifting an entire substation. Let us look at certain other facts, the approach road to raisina could not be made in the last 5 years , it is shown as a 24 metere wide road. with posession about to be given, there does not seem to be any activity on site.If a small 24 m road is such a difficult task, then obviously shifting an entire sub station is an altogether different task.

With all issues of spr & IVV being bang on already developed sector raod . It is a non issue.
IVV wins hands down without any uncertainity

6) Reputed builder and quality product

Again bikusir has addressed this in his post. " Now this project was launched on 7th August 2008 and as per the July construction status 5 towers internal finishing work is going and posession will be given soon and the rest by December 2012. Now due to the water issue i understand from someone in the forum that Tata had communicated that there is a delay of 3 to 4 months. So april 2013. Thus the project has taken 4 years and 8 months .The same thing for Ireo Grand arch , Project was launched in january 2010 and as per the official communication it is currently scheduled to be completed by Q2 of 2013 and even assuming one more quarter of delay, taking it to september 2013 , the project would be completed in 3 years 9 months . All the milestones till date appears to have been met.So it is for all to see the capability of Ireo. Wether it is 3 years 9 moths or 4 years 8 months , what is important is both will have a track record of delivering somewhere on time.I guess one needs to wait till Q3 2013 , what finally happened. as of today both of them have not delivered any project in gurgaon, surely things will change in 2013.So going by the fact that shapoorji pallonji is amongst the top 2 builders alongwith L&T . Now even they could not deliver the project in less than 4 years 8 months, then we need to be more conservative with Tier 2 builders like Ahluwalia construction & simplex. I will any day put my money on L&T anyday compared to any other ahluwalias of the world.


I would like to stick to what was desired by the specific person , which i attempted to do.
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Old September 12 2012, 07:02 PM   #458
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I continue to have finger trouble and now I am at a serious risk of being bashed for offering unsolicited advice...funny thing is I dont own any of these properties or frankly speaking not even bothered...but anyways will offer free advice as I offered before (must confess saw one of the other members being thrashed in a different thread for this and still not learning..my IQ must be low)

The skill in writing is not to be drawn into an argument, anyone can argue ..the skill lies in realising when to gracefully withdraw from an argument..

Everyone has made a point..so move on guys....now bash me if you want
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Old September 12 2012, 07:07 PM   #459
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This Primanti vs IVV debate is becoming a Sachin Vs Lara/Ponting debate.
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Old September 12 2012, 07:09 PM   #460
 
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Quote:
Originally Posted by GurgaonBuyer View Post
I continue to have finger trouble and now I am at a serious risk of being bashed for offering unsolicited advice...funny thing is I dont own any of these properties or frankly speaking not even bothered...but anyways will offer free advice as I offered before...

The skill in writing is not to be drawn into an argument, anyone can argue ..the skill lies in realising when to gracefully withdraw from an argument..

Everyone has made a point..so move on....now bash me if you want
Gurgaonbuyer sir,

I take your advice and will try to develop that skill, not everyone is blessed with the same. And i take your advice and move on , irrespective of who was bashing whom and i gracefully withdraw from the argument. Argumentative Indian by amartya sen version of argument is what has influenced me, can't help it but will try
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