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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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  • #11

    #11

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

    Thank you guys, I got it. And I understand this factor will depend on lot of factors like FSI, floor structure etc...

    Also please note, I am not trying to choose a project based on this value but trying to use this value to compare with a similar options available with in the criteria.

    Also lets take real time current scenario and one person has shortlisted the below projects within his "budget range" and wishes to be in least congested project but wants to stay with in a community with amenities. I assume this is very practical case which most people wish

    All below projects Location: Navalur, kelambakkam area
    All below Structure: S+4
    All are gated community.
    All within a specified budget range....(not too much difference)

    Project 1: Androit District S
    Project 2: KG Earth Homes
    Project 3: Vishwakarma, InTown
    Project 4: Creations, Valencia
    Project 5: DABC, Orchid

    Could this ratio be useful in this case? will this be a valid parameter? if yes, how much significant that final value is? TY.

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    • #12

      #12

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

      Adroit - 4.81 acres - 394 flats
      KG - 4.88 acres - 412 flats
      Creations Valencia - 4 acres - 256 flats

      Not sure on other two..

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      • #13

        #13

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

        Originally posted by Ramchi View Post
        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....
        Ramchi, Very true difficult to get such high UDS in new launches.

        But still oppurtunity exists.....

        Indus Anantya in Egattur. 5.14 acres 208 flats combination of 2 and 3 bhk

        For 1804 sq ft flat 1087 is the UDS

        @infoseek

        Creations valencia is on 3.39 acres and not 4 acres

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        • #14

          #14

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

          In my post #11, I just choose projects in random (for illustration only) if they are out of range with in a specified budged say 35-45 Lakhs then please ignore them.

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          • #15

            #15

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

            Originally posted by srivat View Post
            Ramchi, Very true difficult to get such high UDS in new launches.

            But still oppurtunity exists.....

            Indus Anantya in Egattur. 5.14 acres 208 flats combination of 2 and 3 bhk

            For 1804 sq ft flat 1087 is the UDS

            @infoseek

            Creations valencia is on 3.39 acres and not 4 acres
            Bollineni Hill Side - 1400 units in 92 acres, UDS is around 60 to 70% for apartments

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            • #16

              #16

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

              Guys,

              50-55% UDS is easily possible - 1.5 FSI projects in the non-100ft roads.

              Assuming 84% plinth area and 16% common area,
              84% / 1.5 = 55%.

              Plinth/FSI = UDS

              Of course in 2.5 FSI multistoreyed project this is only 32-34% but main road has higher land value than interior roads so it is a wash.
              2.5 FSI are also high rises with less plot coverage so it is not that bad.

              Anything above 60% is very rare unless it is a old resale apt.
              Or if it is a row house or other tyeps of development or in a ECR low FSI area you do not get a lot these days.

              My resale apt has 75-80% UDS. Because in earlier years common area was very small. Also no amenities.
              So our Builtup is very close to saleable. To get the same space I need to buy 1.5 times or even more the current size in a new apt.

              There are apts with even 100% UDS.

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              • #17

                #17

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

                @k11, could you please let me know your thoughts on post #11..... is there a method to arrive at congestion factor....? And will it be useful?

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                • #18

                  #18

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

                  @mrsilent,

                  Your congestion caluclation - sqft per family is good. Other metrics
                  Add plot coverage/open space to this.
                  Also as @nabishek mentioned amnenities (clubhouse) per family is also good one.
                  No of Apt per Floor - Lower the better.
                  No of small units to big units ratio or avg size of Apt - Higher the better
                  Avg No of carparks per apt - More carparks better
                  Common Walls/Floorplan/Size of Bathroom/Size of Master Bedroom/etc.
                  Size of Lobbies/Lifts/Reception room/Corridors etc.

                  All these are secondary metrics.

                  Carpet Area, UDS are the primary metrics for valuation of a property.

                  Areas like OMR have a wide range at similar prices so you can also need to look into secondary metrics.

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                  • #19

                    #19

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

                    Originally posted by k11 View Post
                    @mrsilent,
                    Areas like OMR have a wide range at similar prices so you can also need to look into secondary metrics.
                    Exactly that's the point .... lots of options and lot of builder claiming theirs is better value.... and due to low market stagnation the price is also getting normalized....

                    So trying to pull out a factor that we consider & spread word about it so that every one is benefited....

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                    • #20

                      #20

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

                      Originally posted by k11 View Post
                      Guys,

                      50-55% UDS is easily possible - 1.5 FSI projects in the non-100ft roads.

                      Assuming 84% plinth area and 16% common area,
                      84% / 1.5 = 55%.

                      Plinth/FSI = UDS
                      one query, assume

                      Project 1:
                      100 apartment in 1 acre, 1.5 FSI, equal specifications
                      common area = 50%
                      Plinth = 50%
                      Common are ownership completely with owners of apartment

                      In that case for 50/1.5 = 33.3% UDS.

                      Project 2:
                      100 apartment (little larger size than above obviously) in 1 acre, 1.5 FSI, equal specifications
                      common area = 30%
                      Plinth = 70%
                      Common are ownership completely with owners of apartment

                      In that case 70/1.5 = 46.6% UDS

                      ...basically as we know more common area means lower the UDS.

                      Query:

                      1. so when we consider re-development in both the projects the "UDS" is completely independent right and it is of no value right?

                      2. In one sense for the the owners of project 1 the "UDS" is less because of high common area so in that case also the "UDS" is comparatively less significant right as they enjoy high common space?

                      3. So if a UDS value is low due to high common area (in case of Project 1) is it still okay.... because some time industry average like 50-55% is considered better....?

                      Hope my query is making sense.....
                      Last edited October 20 2013, 08:16 PM.

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