Hi,

Question: Can new residential buildings be built on Blue-zone (commercial zone)?

Detail: The latest CDP maps that are available for public viewing in the BMRDA office near Cunnigham road (large maps.. huge books really) shows a stretch of land opposite the Indlabele Village Hamlet on Attibele-Sarjapur Road as BLUE zone. It was YELLOW earlier (Refer: Wikimapia - Let's describe the whole world!)

There's a BMRDA approved layout in the area in which I had invested in 2004. It was Yellow zone in 2004-05, but i see it in BLUE zone now. Saiguru Sundale is coming up with a villa project on the remaining 80% of unsold plots in the layout (about 52 acres). Apart from being a BMRDA approved layout, the govt recently gave BWSSB and PCB (Pollution control board) approvals for Saiguru Sundale Villa project. My question is if new residential buildings can be built on BLUE/Commercial zone?

I presume commercial zone fetches higher valuations, but I was really intending to build a residence there.

Experts kindly comment.

Thanks.
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  • Snapshot of CDP Maps

    Guys,

    I thought of attaching a snapshot of the CDP Map for the area that I managed to click using my cellphone. Excuse the resolution.. that was the best the 2MP cam in my iPh 3GS could manage.

    As can be seen, the area opposite Indlabele village on Sarjapur-Attibele road is marked Blue. The alignment of the STRR (marked white/red alpha - Satellite Town Ring Road) can also be seen in the CDP.

    For these reasons, apart from the proposed 360 acre Infosys campus, this region has massive return-on-investment potential!!

    Thanks,
    Ashwin
    awinrao@gmail.com
    Attachments:
    CommentQuote
  • Hi awinrao,

    Thanks for ur update about SARJAPUR - ATTIBELE stretch ..I also invested in confident group and stayed there for more than 1.5 years... Now lots of development is happening ..so many villa projects and apartments are under construction ..recently I heard from local fellow who sold his land to one tier 1 builder ..They are going to come near clover greens ..Any idea abt SABIC TECHNOLOGY .????..and AZIM PREMJI UNIVERSITY STATUS.???..

    One more doubt Reg Blue zone ..

    It indicates the commercial or industrial ???
    Any upcoming development like new companies or projects???

    Initially I thought of selling the property ..after read some of ur post Reg future development of SARJAPUR ,I am planning to hold the property ...

    Thanks in advance,

    Indhu
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  • Hi Indhu/Ashwin,

    Thanks for your update, My native is Indlabele and these informations are really helpful , good to hear a lot of developments on this stretch , do you know the Tier 1 builder coming to this area ?? and yes you should hold the property like I am doing :)

    Regards,
    Manjesh
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  • Good news about SARJAPUR !!!!

    Hi...

    Even though we invested in SARJAPUR with some positive hopes ,we always have a dilemma about future development and rate appreciation abt the area...people who invested plot at least little risk free compared to me who invested in flats / villas...,I always worried about rental demands in that area...whenever I put an ad in some classifieds nearly 100 s of people will call and no one will come ...they tell millions reasons like very far ,remote,no malls ,no multiplexes ,village etc....But somehow I managed and rented out ..recently I came to know people from one interior company rented out my friend's flat ...and they are doing interiors for SABIC TECHNOLOGY ..They told within 1 1 months they have to finish the work...It means that SABIC will be operational soon...it is technology centre like R &D ...At least we can expect minimum 500 persons initially ..so hereafter we won't struggle for renting out our flat ...
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  • planning to buy plot in golden gates - harmony

    Hello Ashwin,

    I am Suseether. I am planning to invest in attibele-sarjapur road. I have seen golden gate harmony. What is the prevailing rate in that area? the rate mentioned in the layout is 1200-1500 rs. psft

    is it worth buying in that area? your comments plz.

    Best Regards,
    Suseether
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  • Properties which are on main road seems little bit high price ...but when u compare to confident Antila six ( rs.2090/sqft)it's good deal only...but again u cant compare this two builders ..but anyway u are only going to construct ur house which makes no difference in quality ...Projects which are little bit interior also as of now builder are quoting 900 per sqft ...I think it's good rate only as the layout is already developed ...
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  • Reply to Suseether

    Hi Suseether,

    Any investment should be preceded by sufficient research about the prospects. It is like researching on the stocks you hold on your portfolio. Similar to stocks which are priced in based on future earnings (PE ratio), the real estate investments command pricing taking into account the prospects going forward. As far as Sarjapur-Attibele road is concerned, please do your home work on the possibility of fructification of the Proposed Infosys Campus, the progress on Azim Premji University's permanent campus and SABIC technology research park. The road location is ideal because it is a connecting chord from the Sarjapur IT belt to the Electronics City Belt and the road being a state highway in itself (SH35) will always be under limelight. The alignment of STRR (Satellite town ring road - when & if it happens, is aligned on this road from Attibele to Sarjapur.

    Refer to my previous posts on a few fact finding research items about the Infosys status.

    As far as the area is concerned, I can only tell u that the rates are highly skewed. It ranges from around 2000 per sq ft for Confident Antila-6 to about 600 at Telecom Society's Ayushman Bhava layout (a corrupt society where hundreds of people that invested 5 years ago haven't got sites yet and are stuck in the midst of litigations in the proposed area). It is true that Golden Gate Harmony plots command between 1300 to 1400 per sq ft and houses have already come up in that layout.

    The most important factor with any RE investment is ensuring legally crystal clear papers. The other important thing is to check for the BMRDA CDP plan for the zoning (Green Zone is a strict No-Never!). My investments are in Saiguru Sundale Layout and I can vouch for 100% clear titles in this layout. It is BMRDA approved too. The best people to tell you about the legal statuses of layouts (w.r.t litigations etc) are the staff at the Panchayat Office in the area (Bidaraguppe Gram Panchayat for the area closer to Attibele). Write to me at awinrao@gmail.com if you want the contact info of the people in panchayat office (all locals) I approached for ensuring clear titles on Saiguru Sundale. I would be at fault if I posted their contact details in a public forum such as this.

    Regards,
    Ashwin
    CommentQuote
  • Originally Posted by awinrao
    Hi Suseether,

    Any investment should be preceded by sufficient research about the prospects. It is like researching on the stocks you hold on your portfolio. Similar to stocks which are priced in based on future earnings (PE ratio), the real estate investments command pricing taking into account the prospects going forward. As far as Sarjapur-Attibele road is concerned, please do your home work on the possibility of fructification of the Proposed Infosys Campus, the progress on Azim Premji University's permanent campus and SABIC technology research park. The road location is ideal because it is a connecting chord from the Sarjapur IT belt to the Electronics City Belt and the road being a state highway in itself (SH35) will always be under limelight. The alignment of STRR (Satellite town ring road - when & if it happens, is aligned on this road from Attibele to Sarjapur.

    Refer to my previous posts on a few fact finding research items about the Infosys status.

    As far as the area is concerned, I can only tell u that the rates are highly skewed. It ranges from around 2000 per sq ft for Confident Antila-6 to about 600 at Telecom Society's Ayushman Bhava layout (a corrupt society where hundreds of people that invested 5 years ago haven't got sites yet and are stuck in the midst of litigations in the proposed area). It is true that Golden Gate Harmony plots command between 1300 to 1400 per sq ft and houses have already come up in that layout.

    The most important factor with any RE investment is ensuring legally crystal clear papers. The other important thing is to check for the BMRDA CDP plan for the zoning (Green Zone is a strict No-Never!). My investments are in Saiguru Sundale Layout and I can vouch for 100% clear titles in this layout. It is BMRDA approved too. The best people to tell you about the legal statuses of layouts (w.r.t litigations etc) are the staff at the Panchayat Office in the area (Bidaraguppe Gram Panchayat for the area closer to Attibele). Write to me at awinrao@gmail.com if you want the contact info of the people in panchayat office (all locals) I approached for ensuring clear titles on Saiguru Sundale. I would be at fault if I posted their contact details in a public forum such as this.

    Regards,
    Ashwin


    hi aswin,what is price of Saiguru Sundale villa?I am thinking to book a villa in sundale?I see 99acres they have quoted starting from 85lacs.Is worth buying in this price?
    -Regards,rakesh
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  • Hi Rakesh,

    My holding in Saiguru Sundale is a villa plot in the first phase of the BMRDA approved layout - bought in 2004. I have plans of investing in a villa in the 2nd phase of the layout and I am still negotiating. They had come down until 80L for the villa (from the quote of 87L) on the last sitting I had before I came back to USA after my vacation 1 month ago. I wasn't going through any marketing agents (who usually quote higher), but was negotiating with the direct owner of Saiguru Projects himself (and his english-speaking son mostly). Send me a test mail at awinrao@gmail.com if you want the contact details of his son.

    All,
    Any of the other forum members (interested in investing/considering Saiguru Sundale) who are in USA may please write to awinrao@gmail.com for my contact details.

    Thanks,
    Ashwin
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  • golden gate harmony

    Hi Suseether, let me know if you are keen to pursue on golden gate harmony. This will be a direct sale. Regards Sunny.

    Originally Posted by suseether
    Hello Ashwin,

    I am Suseether. I am planning to invest in attibele-sarjapur road. I have seen golden gate harmony. What is the prevailing rate in that area? the rate mentioned in the layout is 1200-1500 rs. psft

    is it worth buying in that area? your comments plz.

    Best Regards,
    Suseether
    CommentQuote
  • Hi,
    How much the plot per sq. ft. cost in Saiguru Sundale Layout? Is it closer to Mahaveer GreenMeadows project?

    Thx

    Originally Posted by awinrao

    The most important factor with any RE investment is ensuring legally crystal clear papers. The other important thing is to check for the BMRDA CDP plan for the zoning (Green Zone is a strict No-Never!). My investments are in Saiguru Sundale Layout and I can vouch for 100% clear titles in this layout. It is BMRDA approved too.

    Regards,
    Ashwin
    CommentQuote
  • @cybe001 - I don't know how well the prices of Saiguru Sundale Villas are negotiated down from their quote prices. The quote I received was in the range 87 Lakhs to 1.5 Crore depending on the land extent and built-up areas for the various types of villas..
    CommentQuote
  • Hi, I saw a project by name S2 Avantika Lifestyle recently at Sompura gate. When i met the marketing team, they mentioned that they purchased the land from Govt/famers; something they called outright purchase. They mentioned they have done all the DC conversion and papers are in tact. However, they also mentioned that the land adjacent to this project is in green belt. There is also thsi CONFident GEAR international school right in front of this project. Can someone help me with this concept of building an apartment and villas so close to green belt ? Any more information on this S2 project will be greatly appreciated..
    CommentQuote