Hi,

Please list the best project in Zirakpur as per your opinion.

In my opinion, it is Nirmal chhaya towers by Pearls.

Reasons
- Big park, lot of open space, low density project, max G+6 floors in a tower, some towers have G+5
- very well planned basement parking
- Huge club, commercial and party lawn area
- Very open and lit project, Each apartment has sufficient light and ventilation
- Very open lobbies and corridors, wide stair cases etc. Gives feeling of a lot of space and looks very very open and spacious (other projects look cramped and clumsy)
- all branded fittings
- Nearly ready for possession.
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  • Hi Chdguy,

    What is the resale rate..Nirmal Chhaya ?

    How much is paid as of now ?
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  • Originally Posted by saihtul
    Hi Chdguy,

    What is the resale rate..Nirmal Chhaya ?
    How much is paid as of now ?


    Rates have increased now. about 5-6 months back rates were 2100 to 2200 Rs psf + Covered Car Parking + Club.
    Not sure of the rates now.
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  • chdguy, can u suggest some other decent projects of Zirakpur except, Nirmal chhaya towers, which u have said is the best around . What r the other decent options available ?
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  • Originally Posted by MANOJa
    chdguy, can u suggest some other decent projects of Zirakpur except, Nirmal chhaya towers, which u have said is the best around . What r the other decent options available ?


    MANOJa bhai,

    Quoting the below comments which I had posted on another thread. This summarizes/lists most of the projects. If I find time, I will post pros/cons etc.

    If you are looking for plots, you can visit Silver city. I think you will like that.

    --------------------------------------------------------------------------
    Hi,

    I think for quality living and long term investment, Mohali upcoming areas should be better, although I don't know much about Mohali reality market. I am aware of Zirakpur and Panchkula projects. Panchkula projects are pricey and Zirakpur is kind of unplanned growth. Still I personally feel that Zirakpur is a good option as its location is strategic (close to 3 National highways) and it has affordable options.

    Rental income in this area is not high as compared to investment. There are not that many jobs in Tricity area that could result in high demand for rental properties. Most of the projects are talking about upcoming international airport and the jobs that it will generate, but it is a long story to wait and watch.

    Panchkula has mainly four private apartments projects - Suncity Parkirama, Ess Vee Apartments, Parsavanath Royale, Amazon Bhoomi Greens. All pricey in my opinion.

    There is an area Peer Mushalla (in Punjab) which is just adjacent to Panchkula Sector-20 and it also has many projects. Notable projects here are Bollywood Heights and Royale Empire. These are by local builders.

    Zirakpur has mainly projects in VIP Road area and Chandigarh-Ambala Highway. Notable projects are Pearls Nirmal Chhaya Towers, Orbit apartments (small project but looks like decent apartments), Maya Garden, Savitry Greens (recently launched) and Royal Estate on Ambala Road. Also gated community Silvery City is there which has plots and Silver city apartments.

    The other nearby area is Dhakauli which has projects Spangle condos and Sushma Urban views.

    Pinjore has projects of DLF panchkula valley and Amravati Enclave.

    ATS is in Derabassi. It sells for around Rs 2000 psf as per my knowledge.

    Savitry Greens is a recently launched project and I am not sure if it is approved or not yet. It is by N K Sharma group. I saw their brochure recently on a site, I will try to find the link and post here.

    Most of the above projects in Zirakpur and nearby areas are by local builders. Only Pearls Nirmal Chhaya, ATS Dera Bassi and Spangle condos (by Sandwoods) are by established builders as per my knowledge. Sushma Urban views is by Sushma Buildtech which is a local builder, but coming up and seems to be a very professional company.

    I will post my feedback on these projects when time permits.

    For Mohali projects - you can check a site mypropertystore dot com which has details of almost all projects. Also recently IREO launched their Mohali project.

    Regards,
    Chdguy
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  • Thanks, chdguy . This should be of some help .
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  • OK MANOJa bhai,

    Here are more details about projects in Zirakpur.

    Please note that most of the apartments come with Woodwork and modular kitchen and many have kitchen chimney also. Some projects are even providing ACs, RO system etc. A few are coming completely furnished with False ceiling, fancy lights etc also.

    Nirmal Chhaya Towers
    - Big park, lot of open space, low density project, max G+6 floors in a tower, some towers have G+5
    - very well planned basement parking
    - Huge club, commercial and party lawn area
    - Very open and lit project, Each apartment has sufficient light and ventilation
    - Very open lobbies and corridors, wide stair cases etc. Gives feeling of a lot of space and looks very very open and spacious (other projects look cramped and clumsy)
    - all branded fittings
    - Nearly ready for possession.

    1. Silver City and Silver city extension - Plots and apartments. Already inhabited, huge kothis and bunglows, gated community with parks and good roads - spot on Ambala - CHD highway just before Zirakpur flyover (when coming from Ambala).
    Cosmos mall is coming up in Silver city only. Other nearby commercial infrastructure is upcoming Global Spirits mall, upcoming ALOFT hotel, Bristol hotel and resorts already there, Best price (walmart) already there.

    2. Orbit apartments (VIP Road near Ambala highway end)
    - Good floor plan and lot of storage area
    - Phase1 already inhabited and possession offered, phase 2 under construction
    - Near to highway (first project on VIP Road). Easy access
    - Quality seems to be fine
    - Site plan is bad, triangular site, small badly shaped park.

    3. Maya Garden Phase-1 (VIP Road near Patiala highway end)
    - Good carpet area and spacious apartments
    - Phase 1 nearly ready. Possession should be offered in another 4-6 months
    - 5.5 or 6 acres and around 280 apartments I think
    - Site plan just ok
    - Construction quality seems to be fine
    - Phase 2 only on paper, not approved and has not taken off.

    4. Savitry Greens (VIP Road beside Nirmal chhaya)
    - Recently launched
    - Will take time - at least 3-4 years
    - Local builder group - Not sure if they can deliver something on that scale
    - 1200 apartments in 22 acres
    - Promising site plan and amenities proposed - not sure how much will be delivered.
    - High rise as per Zirakpur standards (more than 12 floors I think)

    5. Royal estate (Ambala highway)
    - 18 acres, 1000 apartments, 500+ posessions already offered
    - one of the first projects in the area
    - neighbourhood is not good, conjusted, old area
    - can't use Zirakpur flyover as approach road below the flyover

    6. Motia Heights (K Area Road, Dhakoli)
    - People living in many towers. Some other towers under construction
    - Decent construction
    - No green area / park

    7. Sushma Urban Views - (Opp Spangle condos at Fort Resort road, Ghazipur near Dhakoli Zirakpur)
    - Small project 3.5 acres 144 apartments
    - Very good floor plan
    - only 2 apartments per floor and 2 lifts in each block for these 2 apartments
    - seems to be honest and professional builder
    - past project Sushma villas - quality was good
    - Very Small park/green area
    - Tentative completion Dec 2011
    - Fort Resort road is planned to be widened to 150ft, but as of now small road. Neighbourhood yet to develop.

    8. Spangle condos - (Fort Resort road, Ghazipur near Dhakoli ) -
    - Lot of amenities offered,
    - Many towers already occupied
    - Gantry is good
    - construction seems to be fine
    - Fort Resort road is planned to be widened to 150ft, but as of now small road. Neighbourhood yet to develop.

    9. Bollywood Heights (Peer Mushalla Zirakpur, behind sec20 PKL)
    - great site plan - huge park/green area - resort feeling
    - quality is good
    - good name in the market
    - Many towers already occupied
    - pricey
    - Approach not good as of now. Roads planned in future

    10. Royal Empire (Peer Mushalla Zirakpur, behind sec20 PKL)
    - floor plan is good,
    - fully furnished including false ceiling etc as claimed by marketing team
    - Construction in full swing. Phase-1 possession was promised for May-2011
    - Approach not good as of now. Roads planned in future
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  • Great share, chdguy, would try exploring them shortly, had planned to visit Zirakpur today, but could not make it, since i am down with fever .
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  • Actual photo of Nirmal chhaya project attached for reference.
    Attachments:
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  • Investment advise

    I am looking for investing in property in Punjab around 30 - 50 lac.

    My prefrence is plot. Time period is 5 - 10 years.

    Please suggest good project

    Thanks
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  • Originally Posted by punitkumar
    I am looking for investing in property in Punjab around 30 - 50 lac
    My prefrence is plot. Time period is 5 - 10 years.
    Please suggest good project

    Thanks


    You can look forward to Greater mohali for a plot. Many projects are there, but I don't have much information about that region.
    CommentQuote
  • Begood,

    What are your views about these projects?


    Originally Posted by chdguy
    OK MANOJa bhai,

    Here are more details about projects in Zirakpur other than Nirmal chhaya towers.

    Please note that most of the apartments come with Woodwork and modular kitchen and many have kitchen chimney also. Some projects are even providing ACs, RO system etc. A few are coming completely furnished with False ceiling, fancy lights etc also.

    1. Silver City and Silver city extension - Plots and apartments. Already inhabited, huge kothis and bunglows, gated community with parks and good roads - spot on Ambala - CHD highway just before Zirakpur flyover (when coming from Ambala).
    Cosmos mall is coming up in Silver city only. Other nearby commercial infrastructure is upcoming Global Spirits mall, upcoming ALOFT hotel, Bristol hotel and resorts already there, Best price (walmart) already there.

    2. Orbit apartments (VIP Road near Ambala highway end)
    - Good floor plan and lot of storage area
    - Phase1 already inhabited and possession offered, phase 2 under construction
    - Near to highway (first project on VIP Road). Easy access
    - Quality seems to be fine
    - Site plan is bad, triangular site, small badly shaped park.

    3. Maya Garden Phase-1 (VIP Road near Patiala highway end)
    - Good carpet area and spacious apartments
    - Phase 1 nearly ready. Possession should be offered in another 4-6 months
    - 5.5 or 6 acres and around 280 apartments I think
    - Site plan just ok
    - Construction quality seems to be fine
    - Phase 2 only on paper, not approved and has not taken off.

    4. Savitry Greens (VIP Road beside Nirmal chhaya)
    - Recently launched
    - Will take time - at least 3-4 years
    - Local builder group - Not sure if they can deliver something on that scale
    - 1200 apartments in 22 acres
    - Promising site plan and amenities proposed - not sure how much will be delivered.
    - High rise as per Zirakpur standards (more than 12 floors I think)

    5. Royal estate (Ambala highway)
    - 18 acres, 1000 apartments, 500+ posessions already offered
    - one of the first projects in the area
    - neighbourhood is not good, conjusted, old area
    - can't use Zirakpur flyover as approach road below the flyover

    6. Motia Heights (K Area Road, Dhakoli)
    - People living in many towers. Some other towers under construction
    - Decent construction
    - No green area / park

    7. Sushma Urban Views - (Opp Spangle condos at Fort Resort road, Ghazipur near Dhakoli Zirakpur)
    - Small project 3.5 acres 144 apartments
    - Very good floor plan
    - only 2 apartments per floor and 2 lifts in each block for these 2 apartments
    - seems to be honest and professional builder
    - past project Sushma villas - quality was good
    - Very Small park/green area
    - Tentative completion Dec 2011
    - Fort Resort road is planned to be widened to 150ft, but as of now small road. Neighbourhood yet to develop.

    8. Spangle condos - (Fort Resort road, Ghazipur near Dhakoli ) -
    - Lot of amenities offered,
    - Many towers already occupied
    - Gantry is good
    - construction seems to be fine
    - Fort Resort road is planned to be widened to 150ft, but as of now small road. Neighbourhood yet to develop.

    9. Bollywood Heights (Peer Mushalla Zirakpur, behind sec20 PKL)
    - great site plan - huge park/green area - resort feeling
    - quality is good
    - good name in the market
    - Many towers already occupied
    - pricey
    - Approach not good as of now. Roads planned in future

    10. Royal Empire (Peer Mushalla Zirakpur, behind sec20 PKL)
    - floor plan is good,
    - fully furnished including false ceiling etc as claimed by marketing team
    - Construction in full swing. Phase-1 possession was promised for May-2011
    - Approach not good as of now. Roads planned in future
    CommentQuote
  • Hi all,

    Please provide your inputs about these projects, so that we can discuss and get to know others' views.

    Originally Posted by chdguy
    OK MANOJa bhai,

    Here are more details about projects in Zirakpur other than Nirmal chhaya towers.

    Please note that most of the apartments come with Woodwork and modular kitchen and many have kitchen chimney also. Some projects are even providing ACs, RO system etc. A few are coming completely furnished with False ceiling, fancy lights etc also.

    1. Silver City and Silver city extension - Plots and apartments. Already inhabited, huge kothis and bunglows, gated community with parks and good roads - spot on Ambala - CHD highway just before Zirakpur flyover (when coming from Ambala).
    Cosmos mall is coming up in Silver city only. Other nearby commercial infrastructure is upcoming Global Spirits mall, upcoming ALOFT hotel, Bristol hotel and resorts already there, Best price (walmart) already there.

    2. Orbit apartments (VIP Road near Ambala highway end)
    - Good floor plan and lot of storage area
    - Phase1 already inhabited and possession offered, phase 2 under construction
    - Near to highway (first project on VIP Road). Easy access
    - Quality seems to be fine
    - Site plan is bad, triangular site, small badly shaped park.

    3. Maya Garden Phase-1 (VIP Road near Patiala highway end)
    - Good carpet area and spacious apartments
    - Phase 1 nearly ready. Possession should be offered in another 4-6 months
    - 5.5 or 6 acres and around 280 apartments I think
    - Site plan just ok
    - Construction quality seems to be fine
    - Phase 2 only on paper, not approved and has not taken off.

    4. Savitry Greens (VIP Road beside Nirmal chhaya)
    - Recently launched
    - Will take time - at least 3-4 years
    - Local builder group - Not sure if they can deliver something on that scale
    - 1200 apartments in 22 acres
    - Promising site plan and amenities proposed - not sure how much will be delivered.
    - High rise as per Zirakpur standards (more than 12 floors I think)

    5. Royal estate (Ambala highway)
    - 18 acres, 1000 apartments, 500+ posessions already offered
    - one of the first projects in the area
    - neighbourhood is not good, conjusted, old area
    - can't use Zirakpur flyover as approach road below the flyover

    6. Motia Heights (K Area Road, Dhakoli)
    - People living in many towers. Some other towers under construction
    - Decent construction
    - No green area / park

    7. Sushma Urban Views - (Opp Spangle condos at Fort Resort road, Ghazipur near Dhakoli Zirakpur)
    - Small project 3.5 acres 144 apartments
    - Very good floor plan
    - only 2 apartments per floor and 2 lifts in each block for these 2 apartments
    - seems to be honest and professional builder
    - past project Sushma villas - quality was good
    - Very Small park/green area
    - Tentative completion Dec 2011
    - Fort Resort road is planned to be widened to 150ft, but as of now small road. Neighbourhood yet to develop.

    8. Spangle condos - (Fort Resort road, Ghazipur near Dhakoli ) -
    - Lot of amenities offered,
    - Many towers already occupied
    - Gantry is good
    - construction seems to be fine
    - Fort Resort road is planned to be widened to 150ft, but as of now small road. Neighbourhood yet to develop.

    9. Bollywood Heights (Peer Mushalla Zirakpur, behind sec20 PKL)
    - great site plan - huge park/green area - resort feeling
    - quality is good
    - good name in the market
    - Many towers already occupied
    - pricey
    - Approach not good as of now. Roads planned in future

    10. Royal Empire (Peer Mushalla Zirakpur, behind sec20 PKL)
    - floor plan is good,
    - fully furnished including false ceiling etc as claimed by marketing team
    - Construction in full swing. Phase-1 possession was promised for May-2011
    - Approach not good as of now. Roads planned in future
    CommentQuote
  • Sushma UrbanViews & Sprangle Condos

    I personally like the location of Sushma UrbanViews & Sprangle Condos in Gazipur the best of the lot as the road connecting these projects are above 100ft wide compared to narrow peer mushalla and VIP roads, and the floor plans of these two projects are also very good. As per builder's claim that Golf Course and Lake are proposed in Gazipur area nearby, is there any truth in these? If yes, then the cost of these flats would go up sharply, no doubt about that! Others please share your views about these two projects!
    CommentQuote
  • Originally Posted by dhingrasud
    I personally like the location of Sushma UrbanViews & Sprangle Condos in Gazipur the best of the lot as the road connecting these projects are above 100ft wide compared to narrow peer mushalla and VIP roads, and the floor plans of these two projects are also very good. As per builder's claim that Golf Course and Lake are proposed in Gazipur area nearby, is there any truth in these? If yes, then the cost of these flats would go up sharply, no doubt about that! Others please share your views about these two projects!


    My views

    I personally don't like the Ghazipur area much because I see it as a remote area. The development around will take long long time as per my opinion. Plus there is no commercial area nearby and you will need to depend on other locations for commercial and daily needs. I personally would not like to stay in middle of fields for a few coming years.
    As far as road to these projects is concerned, currently it is not 100 ft wide. Also the Fort Resort road is narrow after the Dhakoli crossing. It is planned to be widened as per master plan but I am sure it will take very long. We all know how does the govt works in this area. Similarly the claims of Golf course and lake are not going to see the light of the day at least for next decade.

    Leaving the road and location aside, my take on these two projects

    Sushma urban views
    - Great floor plan
    - Good and professional builder. It will be a brand name in coming times as the quality they deliver is good
    - I am expecting timely completion of this project
    - One thing I dislike is the small park and small open area. It is a 3.5 acre project and the park is very very small. It will be of hardly any use unless they landscape it beautifully and plan well. Otherwise it is going to be a small green patch

    Spangle Condos
    - Already posession offered and people living. So you can judge the quality
    - Lot of amenities and sports activites offererd. Club also will be good I think
    - Good gantry.
    - One thing I dislike is that; as they have offered many amenities, the whole site plan is kind of a little messy. I mean not much open space as the space is used to make place for sports and other facilities. So on the whole it is going to look congested.
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  • Hello chdguy,
    I respect your views about these two projects and I agree that Sprangle site plan is quite kind of messy,and Sushma's park is very very small.. But go to Panchkula Sector-20, and you even dont find a park in any GHS (maybe small).. So this drawback is acceptable.. Sushma and Sprangle are also getting park nearby as proposed in master plan..
    Considering the location and roads, they are atleast not gonna be congested like VIP road & Peer Muchalla areas in the coming years. Also there are three new projects being launched nearby-two being Sushma's (residential and commercial), so commercial activity is gonna pick up sooner or later making it one of the best area to live in, so it is one of well planned areas. The location is also very easy accessible from Panchkula due to wide roads unlike the VIP & Peer Muchalla.
    Of the VIP Road, Peer Mucchalla, Gazipur, My vote goes to latter! :)
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