Guys,

I'm considering Ulwe as my potential first home very strongly. I've been to Ulwe, talking to agents and builders alike, this weekend. Here is my research so far:

1. A railway line between Uran and Belapur, Panvel, Nerul or Seawoods - For sure.
2. A coastal expressway (palm beach road type) connecting Ulwe with Seawoods - Very likely.
3. Navi Mumbai SEZ - Very likely
4. Navi Mumbai International Airport - Likely
5. Mumbai Trans Harbour Link (Nhava-Sewri Sealink) - Likely. Very likely if Airport comes through.
6. Overall development of Ulwe as a good residential node - Very likely.
7. The railway line divide the Ulwe in East and West like common trend in Mumbai. This way Sector 14-21 and 23-25 will fall in East. - Very likely
8. Major development in Ulwe so far has been in Sector 19. Most of these are 1BHKs. Also the airport affected villagers will be moved to Sector 24 and 25 making the entire area somewhat less worthy. - Very likely
9. Villages such as Bamandongri be a problem in future in terms of property appreciation. They too fall in East part of Ulwe. - Very likely
10. Sector 22, being in front of creek will be one of the best in terms of appreciation and demand. Looks like it will be the last to get tenders for. - Very likely

My apprehension is agents and brokers are pushing Ulwe as lower-to-medium income group node. The rates being charged are not in sync though. The current rates in Ulwe are 2800-3750.

No project as of now is worth investing. But I'm afraid if I wait the price might go north. :(

Ulwe Nodal Plan (9.5Mb!) for your reference.
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  • Guys, don't you like my name or have I written something offensive? 75 reads but no reply?
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  • Quite an analysis that is.

    I'm glad you stuck to likely / very likely and did not be so bold as to set numerical probabilities to these events, else it would have sounded like some stock analyst talking about technical analysis of some stock (never made sense to me anyway). All these guys do is rationalise the fact.

    It's too much of a risk right now, as recent events have shown. All these projects can change countours (location etc) at the drop of every proverbial political hat. You'll find all this analysis coming to naught, at the hands of wily politicians.

    If you got money that you don't mind losing, invest away! (there might be a pot a at the end of the rainbow after all).
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  • I liked your analysis in terms of likely/not likely. Don't forget to add uncertainty regarding time associated with these projects. I believe most of the projects are yet to take off. I have been hearing about the airport project for the past 12-14 years :-)

    If you are an end user, I would say don't take a lot of risk.

    If you are an investor then it MAY take a long time for your investment to generate the desired returns. Be prepared for uncertainties.

    Good luck.
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  • Hello anupyash,

    Can you provide some project name and rates psf details in Ulwe. I'm looking for 2BHK ready possession and/or resale property purely for investment purpose.

    Thanks!
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  • There is not a single project that has seen completion in Ulwe to date. Some projects in Sector 19 (near CIDCO Unnati) are going on and may complete in next one year or so. However, all of these are from small time builders.

    I have come to know some of these projects from reputed builders:

    1. Neel Sidhi - 3 projects in Sector 23 (1BHK, 2BHK), 19 (3BHK) and 2 (no info). None has started as yet.
    2. Mahaavir - 1 project in Sector 9 (2BHK and 3BHK). Work has started a couple of weeks ago. All 3BHKs are sold out, only 1 is remaining. Some 2BHKs are available.
    3. Lakhani - Sector 9 (2BHK). Work hasn't started.

    Asking rate 3500-3750 psf. Small time builders are asking 2800-3100 psf.
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  • rvdh71 and buddha,

    I'm looking for a house for personal use and I'm so deep into the research that I'm talking to at least 4-5 people everyday. Ulwe did start as a potential place for living but recent discussions with good friends tend to make me think that Ulwe is not even worth investing right now. A friend told me this evening:

    "Ulwe is so uncertain that you don't even know whether builder will be able to complete a project. Even if he does, the building may not receive OC. Maximum gaonthan plots being sold to more than one builder."

    Kharghar seems to be the only *safe* option now! :(
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  • good conclusion.

    For personal use and if you want to move in soon go for developed areas in Kharghar or Seawoods thereabouts.

    Ulwe not doubt has good potential but the price has already taken care of the "potential".

    People say Ulwe and around it would be like downtown Brooklyn in NY and Reliance would be the driver but that has sometime to come.

    Investments with really long-term horizon, risk appetite and ready for bumpy ride should get-in, if you want to take a crack at it.
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  • hi

    anupyash very good research boss
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  • Originally Posted by anupyash
    Guys,

    I'm considering Ulwe as my potential first home very strongly. I've been at Ulwe, talking to agents, builders and alike this weekend. Here is my research so far.

    1. A railway line between Uran and Belapur, Panvel, Nerul or Seawoods - For sure.
    2. A coastal expressway (palm beach road type) connecting Ulwe with Seawoods - Very likely.
    3. Navi Mumbai SEZ - Very likely
    4. Navi Mumbai International Airport - Likely
    5. Mumbai Trans Harbour Link (Nhava-Sewri Sealink) - Likely. Very likely if Airport comes through.
    6. Overall development of Ulwe as a good residential node - Very likely.
    7. The railway line divide the Ulwe in East and West like common trend in Mumbai. This way Sector 14-21 and 23-25 will fall in East. - Very likely
    8. Major development in Ulwe so far has been in Sector 19. Most of these are 1BHKs. Also the airport affected villagers will be moved to Sector 24 and 25 making the entire area somewhat less worthy. - Very likely
    9. Villages such as Bamandongri be a problem in future in terms of property appreciation. They too fall in East part of Ulwe. - Very likely
    10. Sector 22, being in front of creek will be one of the best in terms of appreciation and demand. Looks like it will be the last to get tenders for. - Very likely

    My apprehension is agents and brokers are pushing Ulwe as lower-to-medium income group node. The rates being charged are not in sync though. The current rates in Ulwe are 2800-3750.

    No project as of now is worth investing. But I'm afraid if I wait the price might go north. :(

    Ulwe Nodal Plan (9.5Mb!) for your reference.


    Dude did you finally invest in Ulwe. If yes which project? what was ur entry point? and what is the current rate?.

    Most of the very likely and likely are certain now! Enjoy!
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  • hi

    Originally Posted by AjitAjit
    Dude did you finally invest in Ulwe. If yes which project? what was ur entry point? and what is the current rate?.

    Most of the very likely and likely are certain now! Enjoy!





    very likely means u saw something improving from above list-- cause i book last year sctor-20 3400 psft
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  • I invested in sector 10, Kharghar Nov-11 4525 psf. It is already a developed node. Kharghar definitely is a better choice.

    I guess that Ulwe will taken another 7-9 years to get developed.

    Airport and Sea Link will take 7-9 years to come.
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  • The price in Ulwe and other Navi Mumbai areas are much higher than that of Downtown Brooklyn, NY or Paris, France, with all the Modern amenities and beautiful infrastruture. You can check it on-line. It is because of the ballooned price in Mumbai and Navi Mumbai the Realestate bulls are hiked with the help of corrupt politicians. What do you have here for such a high price, it is sure going to collapse like an avalanche. Ulwe?, forget about Modern not even the 19th century facilities we can expect in next 20 years. Airport? how is that going to help common people? are you going to travel to Mumbai in airplanes? It will only add more pollution and diseases.

    Don't be a fool invest and get out with your profit before you burn yourself.
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  • Most hyped Nvi Mumbai Project

    The price in Ulwe and other Navi Mumbai areas are much higher than that of Downtown Brooklyn, NY or Paris, France, with all the Modern amenities and beautiful infrastruture. You can check it on-line. It is because of the ballooned price in Mumbai and Navi Mumbai the Realestate bulls are hiked with the help of corrupt politicians. What do you have here for such a high price, it is sure going to collapse like an avalanche. Ulwe?, forget about Modern not even the 19th century facilities we can expect in next 20 years. Airport? how is that going to help common people? are you going to travel to Mumbai in airplanes? It will only add more pollution and diseases.
    Don't be a fool invest and get out with your profit before you burn yourself.
    Metropost
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  • Will property prices in Ulwe rise.. Most certainly they would.. but there could be also a dip before the eventual rise..
    Prices have run up too much to sustain.. only thing no one can predict is by how much and when..
    Remember don't go too much by history.. In 2009.. when there was a dip.. it also picked up rapidly but that might not be case always.. Recessions in RE are prolonged ..
    I have also been reading that there is hardly any sales at these rates and builders are getting into smaller houses.. to boost sales...

    So far none of the Indian infrastructure projects have ever been completed on time.. They eventually will.. but it will be many difficult years later..

    If you using it for self use.. you will probably be spending most of the time traveling through dust and mud because of all these constructions.. if for investment.. maybe.. if you have the courage to hold on for 10 - 15 years.. maybe you should get in..

    There is still lot of pain in the economy.. Euro is struggling to stay afloat.. US is not exactly on a smooth path.. India itself has problems with poor fiscal discipline.. under the congress..
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  • Kurian, I agree with you about the current situation of the real estate. But I disagree with your tone, it sounded extreemly negative. can you elaborate on what you see negative about that location? Based on my limited research, the current price 4500-5000/sqft at Ulwe is comparable to other developing locations. But it has the best appreciation potential if all the plans come through. If you can recommend another location with a more realistic development plans and comparable prices, I will take it.
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