|February 22 2011, 03:54 PM||#1|
Yamuna Expressway Plots - Prospects
There have been some launches in Yamuna expressway recently incl. by some reputed builders.
This is what should be kept in mind while investing in them.
1. For a region to have GOOD appreciation..there has to be a good demand..else the "So called Appreciation" is only on paper..which is worthless.
2. Eventually the Future of a region depends on End users wanting to come and settle in that region. One can look up in history and see that ACTUAL appreciation came in a region when people with decent jobs and business started moving in that region. This was the MAIN reason why Gurgaon came up..Noida came up...while Faridabad and Ghaziabad were left behind...even though they were the first cities to be the suburbs of Delhi and are very close...But it was the lack of Jobs...Corporates, etc which made them lag behind.
3. There is no point in getting 10-12% appreciation in Real estate..as its high risk...one can get similar returns in many other investments.
4. Coming back to Yamuna Expressway ....its very important to note the following:
- Nearest and best located plots are by SDS which are 2 kms from Gautam buddha University
- Other plots are anywhere between 4-7 kms from Gautam Buddha Univesity
- The Main development zone near Gautam Buddha univeristy is the Unversity itself (which has its own appartments, hostels, etc etc) and the Huge Tech Zone opposite it. Also Nigh safari is planned..but honestly i dont think it will see daylight...and finally F1 track..around which in future ICC Cricket stadium is also planned.
Above are the developments in the region
Lets assume for a moment that Tech zone has 5,6 campusses ready and Corporates have already set up their offices
F1 track is functional and races held
Gautam Buddha University is running full fledged
What needs to be seen that amongst above...apparently NO ONE will be living in Yamuna expressway.
Gautam buddha university has massive hostels and appartments for faculty
F1 attracts tourists..Not residents
Finally Tech Zone...most of the guys on this forum are in IT....imagine if u work there...where will you think of living...further 4,5 kms from Noida-Greater noida....or towards Noida- Greater Noida ????
Do keep in mind..that after 3 years..one may have Metro on Noida - greater noida expressway....Greater Noida city would have more commercial developments....Noida expressway sectors would have started coming up....You will have excellent options of Flats on Noida expressway and Greater Noida....and excelllent options of PLots in Greater noida...In fact there will be so many choices avaialable...as we all know that there is HUGE oversupply.
With such options, huge oversupply, better development along Noida-greater noida expressway and Greater noida city...how many will travel further 4-5 kms with fields on both side and live there...(even on rent) ????
There is no school, no hospital, no bank, nothing for good 4-5 kms..and with commercial options in noida, greater noida...i dont think they will come for good 6,7 years
While everyone spl. broker will say "Airport"....Now
Airport is good 30 kms from Tech zone ....and my common sense says...that IF AT ALL the airport comes..IF AT ALL...then most of the development work will be closer to airport...things like hotels, warehouses, etc etc etc etc...and more than this region..it will be Agra which will benefit more..
Now someone will talk about F1, 5 star hotel by Jaypee, etc etc etc...that people may want to make holiday home there....My simple answer to them....Holiday homes are made by rich and upper middle class gantry....Look at the projects offered by builders....Plots start from 100 sq. yards....THIS WILL NEVER HAVE TAKERS from Upper middle or rich class....its the middle class who will book it..imagining it to become another jaypee greens greater noida....that will never happen
To finally conclude:
- These projects along yamuna expressway are worth at 12k per sq. yard.....NOT 20k per sq.yard...as at this rate you can get a very decent location in Greater noida city
- If you dig deep..you will find..nearly most of the buyers are Brokers from this region...keep in mind..the brokers in this region are well known to each other..and are cash rich...they have solid buying and holding power...as most of them sold land in villages and became brokers.
- All this is done to artificially increase the prices...to gain some profit within 1-2 years..all a part of the game that is being played by brokers, builders...
The basis of ALL real estate transactions in Demand....with whole of noida expressway, greater noida extension, greater noida main city....we all know how much supply exists
Even if the whole Tech zone has offices...be rest assured..the people will always want to live with their families in areas like Greater noida city..which has facilties ready...and maybe even on noida expressway if they want to live closer to delhi....hardly anyone will want to live in Yamuna expressway for the next 7-10 years.
Even after 9 years of expressway developemnt..people talk about sector 137, 143 being FAR from infrastructure...imagine what will people think about yamuna expressway !!!
Someone asked that who are the buyers who are booking these plots...
These are local brokers who dont have to pay loans..or slog 8-5 in corportae offices...they sold their lands..and got free plots to live in...they are property dealers...with tremendous holding power...
Its simple game going on...create an artificial demand (simple black marketing)...and sell whenever some news like "opening of yamuna expressway"..."talks about airport".."F1 Track" etc etc etc will come in news...immediatialy prices will be jacked up...and sold to some poor chaps..who will assume that they have got the deal in the nick of time...
Final conclusion: Stay away from Private builders plots on yamuna expressway .....If at all you have a liking for that region and have holding power for good 7-10 years...
Buy a Ymauna expressway authority plot...if u think you dont have chances in lottery...you can buy a 300 sq. mtr plot at Rs.3000 premium and payment for next 7 years...buy that and keep it.....
|February 22 2011, 04:27 PM||#3|
Its always best to look at past and get some idea for future.
This is NOT Dubai, Shaghai or Singapore...
Keep that in mind
I have been a very keen observer of developments in noida expressway and Greater noida since 2002.
In 2003..you could see boards of IT City, Biotech City, Medi city, Shopping Mall all along the expressway...
Where are they ????
Noida expressway..One of the most Important Roads in Noida..started in 2002.
After 9 Years one can visit and see where it is today
Even today many people say "Sector 137, 143" is too secluded for them.
Thats just being 7-8 kms from Heart of Noida.
Imagine what will people think about these yamuna expressway areas when they are 10-15 kms from Heart of Greater noida
I said 10 years..for the HECK OF IT....
Believe me..15 years and still people will not be living there..
Abhi Poora Noida expressway hai...Greater noida extension hai....Greater noida main city hai....and all at reasonable rates....
Yamuna expressway is a Looooooooong way to go
Any given day..appreciation will be in Greater noida city first ad then expressway
The rates quoted by builders are similar to greater noida city....
so if anyone buys in greater noida city..then he will have higher appreciation..any day
My friend who is based in UK..wanted a very cheap plot...with no maintenance and long payment plan without any loan....he has no plans at all to come to india and live..but wants to keep something "just in case"
Last month i closed the deal for him when i was in india..for a 300 sq. mtr plot in a GOOD location...
Premium 3000k psm
He paid approx. 30% + 9 lakh premium..plus additional expenses
Balance 60-70% (9-10 lakhs) to be paid to authority in 6-7 years...
Total cost of plot approx 25 Lakhs incl. premium
Now this is a classic case for MAKING SENSE in buying in Yamuna expressway
No headache of builder running away..stalling project....maintenance..
No headache for next 7 years...
|February 22 2011, 05:24 PM||#4|
Also one imp. thing....a lot of experts all over are talking about correction in RE...if not today...after some time it will come...when..only time will tell....and at that time...Such areas will suffer the maximum
Fundamentaly strong areas with good infrastructure, Jobs, etc will be effected less...and such areas face the biggest problems then
So why should one take a risk in an area with suh a high price tag for "Future developments"...when one can have at same price in areas where one can actually "see development"
|February 22 2011, 06:08 PM||#5|
I am new member of Indian real estate forum.
Can you please suggest me where to invest for higher appreciation in noida. I have 30 lakhs with me. Which will be better option Flats or plot?
is it suggestible to make down payment? ,
Please also suggest some good location for investment.
|February 22 2011, 06:17 PM||#6|
Good post, Zohaib. I always wondered when the experienced people on his forum advised to buy on YE only for long term. When prices are almost similar to Greater Noida areas that are 3-4 km from Pari Chowk (for private plots of YE), for me doesn't make any sense at all, irrespective of your holding time.
Yes, the Authority plots are better, but again at very cheap rates, like your friend got. But still it's not a clear cut better deal than GNoida sectors, given the number of IFs attached with the future of YE.
The IGI airport is 35 km from Noida. The proposed zevar airport would be 45 i guess. This puts the things in perspective.
This all fever is fueled by the past experiences, like pahle log rohini ke bare me bhi yahi bolte the, same for Noida. Appreciation enjoyed by people who bought in then-far-flung areas of Delhi make people think that buying faraway at CHEAPER rates than main city will create future fortunes. But how cheap exactly? Noida lands were sold at about 1/10 the price of Delhi by the authority, that was when the Distance of Noida from Main areas of Delhi was 10km. Such are the deals that create fortunes. What is being offered by YE builders is 10 km from GNoida, at 10% discount!
|February 22 2011, 06:22 PM||#8|
.......else you will get something like instant noodle...fulfilling and fast...yet useless for health
|February 22 2011, 06:33 PM||#9|
Elections in 2012
No one knows who will win
Honeymoon for many builders will be over in 1 year time
Behenji has to sell a lot of land and make the most out of it..and Builders want to sell it further and make as much as possible...and Plots is best for that
Yamuna expressway is an Expressway...and doesnt pass through any Metro city....It will start from Noida and to Agra..
Its NOT the first Expresssway to be built.
Do visit NH8 and pass further 6,7 ahead of Manesar and see yourself
Gnoida and Noida authority are pretty active BUT compared to Ghaziabad, gurgaon and faridabad...
They are NOT Dubai or Singapore Authorities
Flash back to 2003:
IT City, Medi city, Bio tech city, The biggest shopping district was planned on Noida expressway..there were Huge boards all along....
Where are they ???
Thats was the speed of work on NOIDA EXPRESSWAY..one of the most important roads of Noida
Yamuna expressway kya cheez hai..kucch nahin !!
|February 22 2011, 06:34 PM||#10|
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