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New parameter for shortlisting a flat/ apartment - Logical or illogical!

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New parameter for shortlisting a flat/ apartment - Logical or illogical!

Last updated: October 22 2013
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  • New parameter for shortlisting a flat/ apartment - Logical or illogical!

    Hi Experts, members...

    I did one calculation could you please let me know if this is logical. And can this also be a parameter to choose a project.

    All data are accurate as I pulled from their website/broucher. And the project I choose are just random.

    Example 1:

    Project: Vijay shanthi - lotus pond
    Total acre: 11
    Total apartments/families: 1328
    Total Sq.Ft. of project: 11 * 43560 [1acre = 43560 Sq.feet] = 479160 sq/Ft

    Hence total sq/ft per family is: 479160/1328 = "360.813"

    Example 2:

    Project: Akshya january
    Total acre: 5.82acre
    Total apartments/families: 688
    Total Sq.Ft. of project: 5.82 * 43560 [1acre = 43560 Sq.feet] = 253519.2 sq/Ft

    Hence total sq/ft per family is: 253519.2/688 = "368.487"

    Example 3:

    Project: Akshya Today
    Total acre: 20.70acre
    Total apartments/families: 2134
    Total Sq.Ft. of project: 20.70 * 43560 [1acre = 43560 Sq.feet] = 901692 sq/Ft

    Hence total sq/ft per family is: 901692/2134 = "422.53"

    I took some 6 projects and did this calculation and they were between 360 to 578 sq.Ft/family. I can quote if you need more examples.

    Can this final ratios like "360.813"; "368.487"; "422.53" be used to determine something like "congestion ratio" in a community.

    Basically more this final number means more space available for a family to move with in the community (something like moving space)

    Ideally everybody will want to have this ratio more (indirectly it means more value to our money also)

    But is this way of calculation logical? and can this "ratio" be used even to shortlist a project? could you please provide your insights....or please correct my understanding......


    Thank you.
  • #2

    #2

    Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

    Good idea ,but this factor could be tricky - "Total apartments/families:"
    You have to calculate this keeping in mind the number of different bed rooms in each apartment. But overall I think this congestion ratio is a good signal.

    Comment

    • #3

      #3

      Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

      @mrsilent,

      Just look at FSI for comparison to determine congestion. That is the best metric.

      Some projects have big apts, some have smaller units hard to evaluate using sqft per family.

      Vijayshanthi Art - 16 Apts 21 Grounds.
      Sqft per Family - 3150.

      Akshaya Abov - 31 Apts 71310sqft plot
      Sqft per Family - 2300.

      Size of the flats is also important, bigger the better.
      You do not want too many 1-BHK and 2-BHK in the complex in which you are buying a 3-BHK.

      You can use your metric also but as an addition.
      Less families, it is better.

      Also type of building is also important. High rise means low coverage, more open space.
      High Rise> S+7 > S+4 > S+2 > G+1

      But FSI should be your first primary metric.
      FSI determines your UDS too. So that is the basis of everything including valuation.

      Comment

      • #4

        #4

        Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

        Sound thinking, mrsilent +1 to randomguy and k11..you may need to expand that a little bit more and calculate how many bedrooms are there in total..and apply 2 people per bedroom to arrive at a ballpark figure of how many people are going to reside. One kitchen is one apartment and may not really reflect the actual population density. Its all just a guess, A couple and kid can stay in a 3BHK while a 1BHK can be rented by 4-5 bachelors. I personally like and look for seperate clubhouse/swimming pool etc for every 500 families, not just in every phase. There is no mandate AFAIK on provision of such facilties..Most often than not we find the amenities provided not enough and under-capacity.

        Comment

        • #5

          #5

          Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

          Compare this with Akshaya Adora which is 5 acres with 200 units (all 3 bed)!!!!!

          Now a days buying apartment makes you feel like buying புறா கூண்டு !!! ஒன்றும் பிரயோஜனம் இல்லை!

          Comment

          • #6

            #6

            Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

            Originally posted by Ramchi View Post
            Compare this with Akshaya Adora which is 5 acres with 200 units (all 3 bed)!!!!!
            So Chitty Babu left a lot of money on table by utilizing such a low FSI.

            So residents should have gotten more than 75% UDS.
            5 acres is 200K sqft, 200 apts at 1500sqft each is 300Ksqft with 250K builtup.

            Is all of the 5 acres allotted to the flat owners or did they keep something.
            Numbers do not seem to add up.

            Comment

            • #7

              #7

              Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

              Yes, UDS for 1800 soft is more than 950 sqft .....Which is why registration charges are higher than the rest.

              This will be the bench mark in the entire OMR stretch for comparison purpose. Small foot print, builder does not own anything other than one or two units !!!

              You will never find such project in the next 100 years may be....

              Comment

              • #8

                #8

                Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

                Even Mantri Synergy original plan was to offer 450 dwellings with in 10 acres but later they changed the plan once new FSI regulation came into effect which created the whole problem. From 2008 onwards those who started construction went ahead with cramped Gated communities .....now it has become unbearable

                Comment

                • #9

                  #9

                  Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

                  Originally posted by Ramchi View Post
                  Even Mantri Synergy original plan was to offer 450 dwellings with in 10 acres but later they changed the plan once new FSI regulation came into effect which created the whole problem. From 2008 onwards those who started construction went ahead with cramped Gated communities .....now it has become unbearable

                  UDS or someone used a new term congestion ratio,IMO, should not be treated in isolation as a parameter. If an apartment owner gets a higher UDS lets say in Kelambakkam versus an apartment id adyar, it does not mean former is better. The UDS has to be attached to a value . For eg; multiply the UDS with market rate or guideline value and then make a fair comparison.

                  Comment

                  • #10

                    #10

                    Re : New parameter for shortlisting a flat/ apartment - Logical or illogical!

                    Adyar may be better for people who got stuck with Adayar ecosystem but those coming from outside may treat all of them with the same eye. Adayar valuation may be high but may not be valued high by unbiased buyers....They look at many things that may not be available in Adayar for such valuations.

                    Having said, infrastructure issues are well addressed and ahead by few decades as compared to OMR stretch.

                    Comment

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