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IREF® - Indian Real Estate Forum > Real Estate in India > Real Estate Mumbai > Ulwe - The most hyped Navi Mumbai node today
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Old September 12 2010, 11:48 PM   #1
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Default Ulwe - The most hyped Navi Mumbai node today

Guys,

I'm considering Ulwe as my potential first home very strongly. I've been at Ulwe, talking to agents, builders and alike this weekend. Here is my research so far.

1. A railway line between Uran and Belapur, Panvel, Nerul or Seawoods - For sure.
2. A coastal expressway (palm beach road type) connecting Ulwe with Seawoods - Very likely.
3. Navi Mumbai SEZ - Very likely
4. Navi Mumbai International Airport - Likely
5. Mumbai Trans Harbour Link (Nhava-Sewri Sealink) - Likely. Very likely if Airport comes through.
6. Overall development of Ulwe as a good residential node - Very likely.
7. The railway line divide the Ulwe in East and West like common trend in Mumbai. This way Sector 14-21 and 23-25 will fall in East. - Very likely
8. Major development in Ulwe so far has been in Sector 19. Most of these are 1BHKs. Also the airport affected villagers will be moved to Sector 24 and 25 making the entire area somewhat less worthy. - Very likely
9. Villages such as Bamandongri be a problem in future in terms of property appreciation. They too fall in East part of Ulwe. - Very likely
10. Sector 22, being in front of creek will be one of the best in terms of appreciation and demand. Looks like it will be the last to get tenders for. - Very likely

My apprehension is agents and brokers are pushing Ulwe as lower-to-medium income group node. The rates being charged are not in sync though. The current rates in Ulwe are 2800-3750.

No project as of now is worth investing. But I'm afraid if I wait the price might go north.

Ulwe Nodal Plan (9.5Mb!) for your reference.

 
Old September 14 2010, 10:39 AM   #2
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Guys, don't you like my name or have I written something offensive? 75 reads but no reply???
 
Old September 14 2010, 02:18 PM   #3
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Quite an analysis that.

I'm glad you stuck to likely / very likey and did not be so bold as to set numerical probabilities to these events, else it would have sounded like some stock analyst talking about technical analysis of some stock (never made sense to me anyway), all these guys do is rationalise after the fact

It's too much of a risk right now, as recent events have shown. All these projects can change countours (location etc) at the drop of every poverbial political hat. You'll find all this analysis coming to naught , at the hands of wily politicians.

If u got money that you dont mind losing , invest away !!!(there might be a pot a at the end of the rainbow afterall)
 
Old September 14 2010, 08:12 PM   #4
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I liked your analysis in terms of likely/not likely. Don't forget to add uncertainty regarding time associated with these projects. I believe most of the projects are yet to take off. I have been hearing about the airport project for the past 12-14 years :-)

If you are an end user, I would say don't take a lot of risk.

If you are an investor then it MAY take a long time for your investment to generate the desired returns. Be prepared for uncertainties.

Good luck.
 
Old September 14 2010, 10:23 PM   #5
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Hello anupyash,

Can you provide some project name and rates psf details in Ulwe. I'm looking for 2BHK ready possession and/or resale property purely for investment purpose.

Thanks!
 
Old September 14 2010, 10:43 PM   #6
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There is not a single project that has seen completion in Ulwe to date. Some projects in Sector 19 (near CIDCO Unnati) are going on and may complete in next one year or so. However, all of these are from small time builders.

I have come to know some of these projects from reputed builders:

1. Neel Sidhi - 3 projects in Sector 23 (1BHK, 2BHK), 19 (3BHK) and 2 (no info). None has started as yet.
2. Mahaavir - 1 project in Sector 9 (2BHK and 3BHK). Work has started a couple of weeks ago. All 3BHKs are sold out, only 1 is remaining. Some 2BHKs are available.
3. Lakhani - Sector 9 (2BHK). Work hasn't started.

Asking rate 3500-3750 psf. Small time builders are asking 2800-3100 psf.
 
Old September 14 2010, 10:49 PM   #7
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rvdh71 and buddha,

I'm looking for a house for personal use and I'm so deep into the research that I'm talking to at least 4-5 people everyday. Ulwe did start as a potential place for living but recent discussions with good friends tend to make me think that Ulwe is not even worth investing right now. A friend told me this evening:

"Ulwe is so uncertain that you don't even know whether builder will be able to complete a project. Even if he does, the building may not receive OC. Maximum gaonthan plots being sold to more than one builder."

Kharghar seems to be the only *safe* option now!
abhinagre likes this.
 
Old September 15 2010, 06:03 AM   #8
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good conclusion.

For personal use and if you want to move in soon go for developed areas in Kharghar or Seawoods thereabouts.

Ulwe not doubt has good potential but the price has already taken care of the "potential".

People say Ulwe and around it would be like downtown Brooklyn in NY and Reliance would be the driver but that has sometime to come.

Investments with really long-term horizon, risk appetite and ready for bumpy ride should get-in, if you want to take a crack at it.
 
Old May 15 2011, 03:41 PM   #9
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anupyash very good research boss
 
Old January 17 2012, 05:56 PM   #10
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Quote:
Originally Posted by anupyash View Post
Guys,

I'm considering Ulwe as my potential first home very strongly. I've been at Ulwe, talking to agents, builders and alike this weekend. Here is my research so far.

1. A railway line between Uran and Belapur, Panvel, Nerul or Seawoods - For sure.
2. A coastal expressway (palm beach road type) connecting Ulwe with Seawoods - Very likely.
3. Navi Mumbai SEZ - Very likely
4. Navi Mumbai International Airport - Likely
5. Mumbai Trans Harbour Link (Nhava-Sewri Sealink) - Likely. Very likely if Airport comes through.
6. Overall development of Ulwe as a good residential node - Very likely.
7. The railway line divide the Ulwe in East and West like common trend in Mumbai. This way Sector 14-21 and 23-25 will fall in East. - Very likely
8. Major development in Ulwe so far has been in Sector 19. Most of these are 1BHKs. Also the airport affected villagers will be moved to Sector 24 and 25 making the entire area somewhat less worthy. - Very likely
9. Villages such as Bamandongri be a problem in future in terms of property appreciation. They too fall in East part of Ulwe. - Very likely
10. Sector 22, being in front of creek will be one of the best in terms of appreciation and demand. Looks like it will be the last to get tenders for. - Very likely

My apprehension is agents and brokers are pushing Ulwe as lower-to-medium income group node. The rates being charged are not in sync though. The current rates in Ulwe are 2800-3750.

No project as of now is worth investing. But I'm afraid if I wait the price might go north.

Ulwe Nodal Plan (9.5Mb!) for your reference.
Dude did you finally invest in Ulwe. If yes which project? what was ur entry point? and what is the current rate?.

Most of the very likely and likely are certain now! Enjoy!
 
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