Hi Friends,

I had been to the FAIRPRO '09 Fair.My Impression after seeing, is that prices are stagnating for all ongoing projects and builders are trying hard to hold them up.

Prices are 10-20% lower for new projects in the pipeline and for ready to occupy flats.

The discount offered at the stall was very less and were in the range 150-500 Rs/sqft max.

For the benefit of fellow members I am posting the project/price details of some of the properties.



Akshaya Foundations

Adora - OMR - 3750/sqft
Aikya - Adyar - 12500/sqft

Alliance Group - Orchid Springs - 3199/sqft

Arihant Foundations

Heirloom - Thalumbur - 2499/sqft
Escapade - Thoraipakkam - 4150/sqft
Villa Viviana - Maramalai nagar - starting from 1 Crore

Asvini Foundations

Amarisa-phase1 - Ramapuram - 4500/sqft
Amarisa-phase2 - Ramapuram - 4250/sqft
Akshita - Madipakkam - 3800/sqft

Casa Grande

Riveira - Palikkarnai - 3450/sqft - before discount 3600/sqft
Silver Oak - Perungudi - 4300/sqft - before discount 4500/sqft
Madhuban - Madipakkam - 3300 /sqft - before discount 3500/sqft
Mylapore - R.K.salai - 12500/sqft
Plots
Ponmar -785/sqft - before discount 825/sqft
Maraimalainagar - 790/sqft - before discount 825/sqft

CeeDeeyes - Chenni Pattinam

Basic Rate - 1600/sqft All Inclusive - 2075/sqft

Chaitanya shanthiniketan

Sunnyvale - Ayanavaram - 4850/sqft
Serena - Rajkilpakkam - 2550/sqft
Gardenia - OMR - 1900/sqft
Green Park - Chitlapakkam - 3300/sqft

DLF

Gardencity - 3200/sqft - was told slash in prices expected in coming weeks.

Doshi Housing

Etopia I and II - Perungudi - 3895/sqft
Nakshatra - Tambaram - 2995/sqft - Completion May 2010
Tranquil - Velachery - 5500/sqft - Completion February 2010
Trinity park - Santhoshpuram,Vengaivasal - 3195/sqft - Completion April 2009
Serene Couny-Villas - Santhoshpuram,Vengaivasal - 2200,2600/sqft
LlanStephan - Chetpet - 9000/sqft - Completion May 2009
Sri Mahalakshmi - Ayanavaram - 4495/sqft - Ready to Occupy

ETA

Rosedale - OMR - 3100/sqft
Le Chalet - Villas - Sriperambudhur - 26 Lakhs - 37 Lakhs

Hiranandani Upscale - 4200/sqft

Hiranandani Palace Gardens - 3475/sqft

Indus Housing

anantya - Navalur,OMR - 2299/sqft + 400(other charges)
riviera villa - Navalur,OMR - 90 Lakhs onwards
habittera - urapakkam,GST - 2399/sqft + 400(other charges)
amber - Saidapet - 4750/sqft

Jain Housing

Ankush Prakas - Kilpauk - 7500/sqft - Ready to occupy
Amrit Kailash - Strahns Road - 4500/sqft - Ready to occupy
La Gardenia - Nungabakkam - 7500/sqft - Ready to occupy
Ansruta - Valluvarkottam, nungabakkam - 10000/sqft - Ready to occupy
Antariska - Kodambakkam - 4500/sqft - Ready to occupy
Eiffel Garden - Vadapalani - 4250/sqft - Ready to occupy
Saagarika - M.R.C Nagar, sea facing - 10000/12500 - Ready to occupy
Green acres - Pallavaram - 3900/sqft - Ready to occupy
Abhishek - Selaiyur - 3500/sqft - Ready to occupy.

Jamals

Orchid - Palikkarnai - 3500/sqft
Palazzo - keelkattalai - 3700/sqft
Grandeur - Velappanchavadi(near saveetha dental college) - 3200/sqft

KGEYES

3 Projects on L.B.Road, Thiruvanmiyur - 6650/sqft
Delmare - Beach road,Thiruvanmiyur - 7000/sqft
Carolina - Velachery,Taramani - 4500/sqft
Swathi - Sastri Nagar,Adyar - 8500/sqft
Kalakshetra - 8000/sqft

Landmark Constructions

Tiara - Perungudi - 4000/sqft - Completion on August 2009
Aston Ville - Vadapalani - 5500 sqft - Completion on July 2009
Tudors Place - K.K.Nagar - 6500/sqft
The Address - Adyar - 11500/sqft
The Grange - Palavakkam - 7500/sqft
Cenralia - Chrompet - 2950/sqft - prelaunch
Gem Towers - AnnaNagar - To be launched.
Mahalakshmi Heights - Ashok Nagar - To be launched

L&T Estancia
Construction in Progress
1st-3rd Floor - 3950/sqft
4th -12 floor - floor rise charge of 20/sqft for each floor
13th - 17th - 4450/qft

L&T Eden Park - 3600/sqft

Mantri Synergy - OMR
2800/sqft - with 20/floor rise
Special offer - First Floor - all inclusive
1140 sqft - 33,67,000
870 sqft - 28,50,000

Navin Housing

Dayton Heights - Nelson Manickam road - 6500/sqft + 30/sqft floor rise from 2nd floor
Subha Mangala - Ramapuram - 4200/sqft
Brookfield - Nanmangalam - 3500/sqft
Merrylands - Medavakkam - 3500/sqft

Olympia Opaline - 3441/sqft - spl budget flats available

PACE Builders

Anna nagar west - 4195/sqft - before discount 4495/sqft
Selaiyur - 3195/sqft - before discount 3495/sqft
Valasarvakkam - 2795/sqft - before discount 3295/sqft

PS Srijan

The Grand - Velachery - 5250 sqft - before discount 5500/sqft - Floor Rise applicable from 4th floor

Rajparis

Harmony - Medavakkam - 3100/sqft

Rajarathnam Constructions

RC Prince Gardenia - Perambur redhill road,Kolathur - 3600/sqft

Rajkham

Independant houses - Ayyapathangal - 2600/sqft

Real Value

Sai Skanda - Velachery - 4200/sqft
Sai Surya - Palikaranai - 3800/sqft
OMR opp SIPCOT - 13.20 Lakhs onwards

Shriram Properties

Trishakti - SIPCOT - 2750/sqft
Shankari - 1990/sqft

Sidharth foundations

Tulip - k.k.nagar west - 4800/sqft - completion march 2009
Natura - medavakkam - 3100 /sqft - completion july 2009
Visvaleela - Annanagar - 8500 /sqft - to be launched
Dakshin - Urapakkam - price TBD - to be launched
upcoming projects in porur, thoraipakkam, rajkeelpakkam, mogappair.

SIS

Safaa - Urappakam - 3150/sqft

SSPDL

Crescent - Kelambakkam - Vandalur Road - 2500/sqft
Upcoming 2 villa project one in OMR and one in Sriperambathur.

Sumanth & Co

Thiruvanmiyur - 6000/sqft
Besant Nagar - 11500/sqft

TVH

Lumbini square - Pursaiwalkam - 5500/sqft + 30/sqft floor rise from 5th floor
Ouranya Bay(Premium) - OMR,Padur - 3100,3200 + 25/sqft floor rise from 5th floor
Ouranya Bay(Budget) - 2bhk - 20 Lakhs
3bhk - 30 Lakhs
Ekanta - Coimbatore - 3100/sqft
Revata - Mogappair east - 4500/sqft
Kamya - K.K,Nagar - 7000/sqft
Metro Golden Nest - Sriperambathur - 1bhk - 15 Lakhs
2bhk - 22 Lakhs
3bhk - 28 Lakhs

VGN Group

Minerva - Mogappair,Nolumbur - 2975/sqft
3 in 1, 4 in 1 - 3800/sqft
Mahalakshmi Nagar,Thiruverkadu - 3500/sqft
Plots
Mugalivakkam - 52 Lakhs/grnd
Selaiyur - 50 Lakhs/grnd
SPKoil - 34 Lakhs/grnd
Katankulathur - 22-27 Lakhs/grnd

Yuga Homes

Shem Park - chemmenachery - 3300/sqft
Upcoming in Koyambedu, R.A.Puram(8000/sqft)



There are lots of properties and also lots of potential buyers.There is sure a sense of uncertainity among the builders and also the buyers on when to make the next move.It was evident that correction in RE prices have started to happen.

Requesting members to respond with their thoughts on the current trend.
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  • Originally Posted by defu22
    Does anyone think there will be revival in Indian Realty in another 10 Years... It looks to be very bleak( i just go by my sixth sense :-) )


    It feels similar like mid-90s until yearly 2000. Nothing much to cheer about except occasional high value property transactions to showcase RE revival! Where is the infrastructure to sustain massive urbanisation in Chennai? They can only keep milking the CBD with JVs by consolidating old houses and modify here and there.....In terms of volume these cannot match the outer ring road or OMR, Poonamalli Road etc...but all of those are hit with infra issues.

    May be cheap Plots located in remote places where chances of distant urbanisation becomes reality (in 10-20 years from now), can be considered as good opportunities. Even these opportunities are running into quite a few lacks per ground forcing early birds to contemplate their investment strategy....

    You may witness temporary Stock Market volatility until elections are over which may be a good area to make some quick bucks !
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  • Been busy lately and out of town so could not reply in regards to Adyar property I offered 4.8 but they r looking for 6.8 cr in mean time I came across two more luxury property both with very high UDS in Egmore one off halls rd and another on off Nair rd In fact both these property have one common wall even thou the property r on different street

    First the off halls rd 4 apartment and two duplex on 5.5 grounds just two levels ground floor car park two level 2 apartment on each floor on one side and two duplex on the other side size apartment 2800 sqft each duplex 4800 sqft and 3000 sqft terrace price 12500 per sqft nego and terrace at 40% loading the duplex have separate entrance and lift comes with 6 car parks 12 feet floor to ceiling servant room on the ground floor price after all loading around 8 cr nego UDS is as high 45% of super builtup area the project 75% complete the land is old HCL guest house

    The builder is saying the UDS is around 2200 for each unit irrespective of the size of the apartment means equal share in UDS for all 6 apartment however back on the envelop calculation on total construction based on udsfor duplex house should be close to 3000 sqft

    Maybe need to get a more clear picture on this

    Dr Nair road six villas ranging from 3800 sqft to 5400 sqft soft launch 12500 per sqft land size 15000 sqft in this project I got slow payment option

    I like both the project what's your take experts



    Originally Posted by k11
    @Septaa,
    I am not sure if new apts at this range and size makes a good investment unless it is under a good staggered payment plan.
    Also I am not sure if the seller will accept a 4.2C offer, they would like to see 5C atleast, even 5.5C might be his minimum.
    Also 2.5L rents are not easy to get. There is a market at 1-1.5L but that is it. Anything beyond is very hard or rare to even hear.

    If I was you, I would look for resale units in better location.
    Check out Venus Colony, Pycrofts Garden, Rutland Gate, Binny/KR Rd, Kothari Rd, etc.
    Adyar has only couple of pockets that are good and get premium rents, but most of the area you will struggle as there is too much housing. If you have the budget, Alwarpet, Nungambakkam, parts of RA Puram, etc are better for high ticket rentals anyday.

    Also remember in a 4000sqft new flat you might get only 3000-3200sqft becasue of loading.
    You can get a 2500-3000sqft resale flat and still you would not lose a lot.

    Well you can also look at 2 smaller resale apts of 1800-2000sqft, one in a upscale area and one in a middle class area with higher yeilds.
    Or you can get one new apt under staggered payment and one older apt.
    or just get side by side 2000sqft new flats which could be combined or seperated easily.

    For end use, this does not matter, bigger is better.

    The bigger the apt goes you need to be conscious of the surroundings. I left out some deals like that because I felt the apt is too upscale for the area. Chennai is a very location specific place, rates in both rentals and capital value are determined by this.
    If you go to suburbs, it is a different story, some GCs are better than others and you can see that in the pricing.
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  • Recently i have travelled Trichy, Madurai and Theni districts. the general trend is property transactions are highly reduced. reasons being high guideline value, coming elections, high prices, loss of jobs and no rain. Many complaint that there is no money circulation because of the current government.But prices of plots are stagnant, no much reducation in price.

    My cousin who is in coimbatore running a tiles business on his own said real estate has been worst hit and no much sales. which forced him to quit business. He is a MBA and couldnt get into a job in cbe so has moved to Chennai. Looks like few apartment prices have been slashed heavily in cbe.

    While this is a general trend all across, this makes people to move from different districts to chennai, which means it will help to hold the demand for housing. will it?
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  • Originally Posted by Septaa
    Been busy lately and out of town so could not reply in regards to Adyar property I offered 4.8 but they r looking for 6.8 cr in mean time I came across two more luxury property both with very high UDS in Egmore one off halls rd and another on off Nair rd In fact both these property have one common wall even thou the property r on different street

    First the off halls rd 4 apartment and two duplex on 5.5 grounds just two levels ground floor car park two level 2 apartment on each floor on one side and two duplex on the other side size apartment 2800 sqft each duplex 4800 sqft and 3000 sqft terrace price 12500 per sqft nego and terrace at 40% loading the duplex have separate entrance and lift comes with 6 car parks 12 feet floor to ceiling servant room on the ground floor price after all loading around 8 cr nego UDS is as high 45% of super builtup area the project 75% complete the land is old HCL guest house

    The builder is saying the UDS is around 2200 for each unit irrespective of the size of the apartment means equal share in UDS for all 6 apartment however back on the envelop calculation on total construction based on udsfor duplex house should be close to 3000 sqft

    Maybe need to get a more clear picture on this

    Dr Nair road six villas ranging from 3800 sqft to 5400 sqft soft launch 12500 per sqft land size 15000 sqft in this project I got slow payment option

    I like both the project what's your take experts


    Looks like decent deals.
    I would prefer something on the southern part of Halls Rd.

    12.5K is a good price for new flats.
    But be careful, Villas have crazy loading. I would not even look at cost per sqft for Villas, you ask for plot size and add construction cost and premium to it.

    Here is one more project on College Rd.
    AMARA AVANA | NUNGAMBAKKAM, CHENNAI | Residential | Leading Real Estate Company in India | A R Foundations, Chennai
    I have passed this place many times but never enquired the price. Check it out.
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  • CBE market in RE is dead please dont even bother
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  • Originally Posted by iceemani
    Recently i have travelled Trichy, Madurai and Theni districts. the general trend is property transactions are highly reduced. reasons being high guideline value, coming elections, high prices, loss of jobs and no rain. Many complaint that there is no money circulation because of the current government.But prices of plots are stagnant, no much reducation in price.

    My cousin who is in coimbatore running a tiles business on his own said real estate has been worst hit and no much sales. which forced him to quit business. He is a MBA and couldnt get into a job in cbe so has moved to Chennai. Looks like few apartment prices have been slashed heavily in cbe.

    While this is a general trend all across, this makes people to move from different districts to chennai, which means it will help to hold the demand for housing. will it?


    I think it will be the other way around in RE sense. People in this economy without jobs won't sit and spend time in more expensive cities like Chennai where RE entry costs are much higher even in the outer areas. It may be possible for some to liquidate their assets in Chennai and live in a rented house in smaller cities until things become clearer. In all possibilities I sense more jobs will be shipped out of Chennai on the medium to long term since Chennai infra is crumbling without adequate water, STP/under ground sewage and road etc..

    When Tamil Nadu gets good quality power and good road connections, it will be advantage for smaller cities. Right now only major issue with smaller cities is quality power supply.
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  • BTW, been to Coumbatore recently, the IT companies, manufacturing MNC units have much superior work place than the best of Chennai IT offices. Really impressive, I could see RE very active along Avinashi road!
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  • Originally Posted by Ramchi
    I think it will be the other way around in RE sense. People in this economy without jobs won't sit and spend time in more expensive cities like Chennai where RE entry costs are much higher even in the outer areas. It may be possible for some to liquidate their assets in Chennai and live in a rented house in smaller cities until things become clearer. In all possibilities I sense more jobs will be shipped out of Chennai on the medium to long term since Chennai infra is crumbling without adequate water, STP/under ground sewage and road etc..

    When Tamil Nadu gets good quality power and good road connections, it will be advantage for smaller cities. Right now only major issue with smaller cities is quality power supply.



    I might diasgree with you. I do not see smaller towns and cities eclipsing Chennai anytime.
    It might get worse.

    Power - TN is not going to get enought power plants.
    TNEB is firmly in red and have huge dues.
    Pvt power plants are not going to come up if TNEB does not payout.
    For TNEB to have money, they need to raise charges or reduce pilferage/power theft.

    In India, socialistic govts give free power to farmers and encourage pilferage in rural areas and smaller towns. This is not going to stop. They are not going to raise rates to paying customer's either, lower/middle class votes will vanish.

    If you are TNEB, why will you send power to Tier II or Tier III cities when you get lower revenue for the power. Chennai has the highest number of paying customers and for TNEB, operating in Chennai and sending most power makes lot of sense.

    So Chennai will get most power produced in the state, whether by Govt or Pvt.
    It is not going to change. Rest of TN will get whatever is minimum.

    Also we will never have enough power, irrespective of what state govt wants.
    Demand in city is growing leaps and bounds.

    Roads - I feel all over TN it is good. Smaller towns/cities might be on par with Chennai.
    I never visited other towns/cities in TN, but what I hear is that they are good compared to KA and AP.

    Metro/Mono Rails - There is no public transit projects in smaller cities.
    Kochi is getting Metro but not other TN Cities. SG does not have money nor the CG wants to give.

    Bus - I think this is lifeline for smaller towns.
    Thank the pvt operators for this.

    Rails - English built most lines. Chennai has most connectivity to most of country.
    Being in the southern most region, rail connectivity has less potential to improve in rest of TN.

    White Collar Jobs - I am sure, IT companies and other indutries would prefer Chennai over rest of TN. Talent is here in big cities. Power/Infra/etc are in big cities.

    Outside of Agriculture or some spillover jobs, there is little reasoning to bet on smaller towns.
    Economies might shrink, actually they are shrinking in rest of TN.

    If you are from non-chennai region, it might be hard to swallow.
    But no point in investing in TN outside Chennai outside of Agriculture, etc.
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  • Power - TN is not going to get enought power plants.
    TNEB is firmly in red and have huge dues.
    Pvt power plants are not going to come up if TNEB does not payout.
    For TNEB to have money, they need to raise charges or reduce pilferage/power theft.


    Old news and all predictions are off of that. Significant change in the power scene happened a month back. Southern Grid got connected to the rest of the regional grids - part of the One Grid(National) distribution system which has been going live in stages since early 2000s. This should normalize power prices over time and dependency on TN to look only for producers in the region will reduce. Needless to say, power prices (commercial) will come down as well.

    If you are TNEB, why will you send power to Tier II or Tier III cities when you get lower revenue for the power. Chennai has the highest number of paying customers and for TNEB, operating in Chennai and sending most power makes lot of sense.


    Above does not hold water and too lame to assume that Chennai continues to get all the power and Tier 2/3 will starve in future and hence no development. Reason why Tier 2/3 is not flourishing is not because of power situation alone. Take IT for instance, why did Wipro and other cos did not scale up as much as they thought in Coimbatore. For industries to set up and thrive, more than roads and power, certain 'moat' needs to be there or Govt support is needed to get the moat over time. That is absent.

    Not just with Tier II and III city growth wagon themes. BRIC story itself fell flat and is non-existent today. During boom periods, certain themes evolve and gain traction. Tier II and Tier III development are over ambitious, self-gratifying themes promoted during the boom time and money has been made. The kind of return in the rear mirror may still guide people to see the pattern repeat. Certain themes get offloaded at prices where it can't recover in a decade too.

    Tier II and Tier III can come alive with lot of Govt focus or private initiatives. Private initiatives will lack impetus if Govt is fickle or lacks political will to give that sense of deterministic policies. Till then, it will be a prove-me story much like an emerging market in the global context.

    Unless for a clear end-use in mind or ancestral loyalty or sentimental reasons, investing in Tier II and Tier III just on valuation alone is risky. May be as a diversification, one can have some but be in the thick of the Tier 2/Tier 3 action to mitigate the risks involved.
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  • Tier-III towns are plush with people who have grown rich beyond means in the last ten years and see more land dealings compared to Chennai..Chennai is more towards catering the new influx of people in built living spaces where RE is transferred from local people to outsiders while towns are about local development where RE is sold from weaker to stronger hands. I am of the firm belief its the growth of country's economy thats reflective on metro's RE prices and its the growth of metro's RE price thats reflective on the Tier-II and Tier-III cities..If there are any instances where the smaller town's have outperformed..it would be clearly a case of low-base effect. Chennai can never outbeat mumbai, coimbatore can never outbeat Chennai in terms of RE returns and resilience during a dull market. Having said that, the same also favours buyer to get a property at a good central location while one can afford only in the suburb of Chennai. Properties in Tier-III towns offer better quality and the comfort of 'safety' when its one's hometown/native but beyond that the speculation and exposure factor is less which translates to muted returns over long term. Buying a flat/house is a dud as rentals are abysamally low..I ask, When one can still afford to buy in Chennai, why buy in Madurai or Coimbatore? Unless you have a personal reason to settle there, it doesnt make investment sense.

    Coming to Power and water situation, I am optimistic Tamilnadu is better placed to deal with the future situation..We are just lacking the political will to address the shortage which is mainly due to mismanagement..If there is central government's support to ensure 100% power in the states, in no time TNEB will infused with cash and the situation will improve..Important Essential resources like Water, Electricity, Fuel, Telecommunication, Transportation etc should remain nationalized and subsidized..We can bring effeciency by public-private partnesrship to ensure distribution and build/operate. Utility services should be available 24-hrs on demand till the last mile. We already have the necessary infrastructure and network..the problem is unequal distribution. What we need is another green, white kinda revolution..A constant drive and development agenda..Heavy spending on Infrastructure modernization and computerization of the delivery systems..A overhauling of the dated transformers/pipelines/roads can do wonders to our country in less than 10 years time. Once we concentrate on domestic development and achieve that, Foreign investments will follow automatically.
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  • Originally Posted by k11
    Outside of Agriculture or some spillover jobs, there is little reasoning to bet on smaller towns.
    Economies might shrink, actually they are shrinking in rest of TN.

    If you are from non-chennai region, it might be hard to swallow.
    But no point in investing in TN outside Chennai outside of Agriculture, etc.


    I would disagree to some extent

    Bus services in the Kongu region (Coimbatore,Erode,salem) are much better than Chennai. (both town and moffusil services due to private players' competition)

    Investment in RE sector in this region depending on the timing as elsewhere have given fabulous returns, some times better than chennai outskirts.

    Bteween 2006 and 2009, Outskirts of Coimbatore, Erode and even small towns like Tiruchengode have given better returns than chennai suburbans like Sriperumpudur,Mahindra world city,Oragadam etc.

    After 2009 ofcourse every where overall it is dull
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  • LB - CBE is an area that cannot really compared to let me use an acronym - ROC ( rest of chennai), the reason is simple.
    This region went through a politically tainted , lottery mafia dominated, tamil maanadu induced RE boom for about 3-4 years.
    Outside of that core industries are on life lines and some are in vegetative state, the only source of income or cap appreciation of these industries are the RE they sit on. Their plants are not producing anything, coupled with high power cuts, completely insourced North Indian labor, low quality output just destroys productivity.
    I agree i admire the Kongu/CBE/ GD naidu / RVS / PSG/ GRD etc families to bring the innovation they brought to this area some 5 decades ago, truly inspirational, but current day scenario is not rosy.
    Current admin does not care about improvements as well as the city is seen as an old admin darling, pongalurar haven, stalin's hoardings.
    Even the well proposed airport expansion is going no where when amma is fullfledged investing in chennai.
    This is reality.

    I have had investments in 2004-2006 in CBE returns are good no question, but current market situation is even if you want to sell at 90% of market value there are no buyers.
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  • Originally Posted by k11


    Outside of Agriculture or some spillover jobs, there is little reasoning to bet on smaller towns.
    But no point in investing in TN outside Chennai outside of Agriculture, etc.


    K11,

    Do you support investing in Agricultural lands outside chennai?

    FYI, there is no rain, shortage of water levels in Dams and what is avaible is utilised for drinking water instead irrigation. so there will not be much profit from agriculture.

    do you mean buying agriculture lands for future RE?
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  • Buying agri land is not for doing agri.

    Convert and sell after some time for RE
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  • Yes you and a 1000 others are trying to do the same , and it will continue but nanchai lands cannot be touched punchai can be converted and restrictions are growing , even such lands are in 1 to 5 c price point leaving 33% for development overhead and cost of money! there is not much to make unless you had bought it for 25 to 50 lakhs ....


    Sent from my iPad using Tapatalk
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