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ATS Kocoon, ATS, Sector 109, Gurgaon

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ATS Kocoon, ATS, Sector 109, Gurgaon

Last updated: May 27 2019
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  • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

    Originally posted by Rishabhkohli View Post
    Hi Everyone,

    Its a great pleasure to see bullish and bearish opinions. Honestly thats what makes a thread interesting.

    Sohna road was a much hyped area 8 yrs back just like noida expresswy and gurgaon dwarka expressway and SPR.

    To tell you the fact all that hype about Noida expressway and Sohna Road translated to ground reality and investors who took the risk made money.

    Even Gof course road in 2001-2002 was a deserted place and aprtmnets like princeton/wellington used to sell cheap. Now these areas command premium.

    Dwarka expressway is headed the same way irrespective of bullish and bearish opinions. There is an element of risk and risk pertains to the timeframe. One year/2 year/3 year at max 4 year.

    Rest we all know what difference proximity to Delhi and involvement of big builders like Sobha, Indiabulls, Mahindra, Raheja and ATS can make.

    Happy investing
    Hi
    Greetings

    Just continuing from what you have mentioned.. I can very clearly remember GC road took more than 10 years to become reasonably inhabited. This was despite no legal pangs (or pangas), quiet a few even exited within 3-4 years of investment without any margins. Some around 56 took even longer to get good rents or prices for their appartments..
    Now GC was just 7kms which is a major difference against the disputed dway stretch of 18.5kms appx 2.5 times GC. The resulting inventory would be huge (about 5 times) and would definitely provide very good resale opportunities when the market turns towards a trough for value diggers to enter..

    Prices at 4K or 5K are currently too bullish and the marketing story is getting oversold while exiting ready to move are available with not much difference..
    Access to Dwarka through sector 109 behind sobha as suggested by somebody in an earlier thread is not there..
    Prices at this stage cannot in any case be compared to Delhi else Njafgarh and surrounding would be selling for 1Lc psyd plus

    Cheers


    Cheers
    Last edited October 23 2011, 07:18 PM.

    Comment


    • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

      DWay

      See this endless discussion everyday on DWAY...SPR

      1. Do we know how much time it took for Sohna road projects to get developed ( small patch of 4-6 kms) ?
      2. DO we know how much time it took for GCX ( again a very small patch) to reach this price level ? still has reached only 5-7k levels.
      3. DO people think that only people from Delhi or people commuting from Delhi invest or want to live in Gurgaon ?
      4. There are equal or more number of people who work in Gurgaon and so would like to stay close to their office in Gurgaon and not Delhi.
      5. People working and living in GGN - how many times in a week/month you travel to Delhi ?
      6. Gurgaon has better restaurants, cinemas, malls, entertainment hubs compared to most parts of Delhi, so people working in Gurgaon don't need to travel to Delhi every weekend.
      7. How many times to do you fly via IGI in a week/month ?
      8. Even if this 15-20kms of Dway is completed in next 2 -3 years, what about schools, hospitals, greenery, entertainment , internal roads, daily need shops, security and other infra ? Are we saying we will have another developed mini city in next 3-4 years ?

      Yes DWAY can be a multi bagger because of various hypes and speculations, but don't it as a livable option in next 5-7 years.

      This is my POV and I am ready to take the heat from others.

      Comment


      • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

        Originally posted by Magadh_Pride View Post
        I was asking in response to your "it will prosper in isolation" point. Please share if you have investigated how and why would people reach 109 without DEway?

        I mean, does it have an undisputed approach via DEway at least from one of the 2 ends? Else without DEway it will be an island... You can really bank on the current village road connectivity. Its no good for now, forget after so many flats come up there...
        Oh....I had assumed that the alternate connectivity will be improved if DE is delayed.

        Will research more.
        Last edited October 23 2011, 08:33 PM.
        Nothing Surprises Me

        Comment


        • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

          These are very valid points and cant be disputed much...

          We can all have our own interpretations/assumptions on ROI/attractiveness of investment but end users should definately keep a 7 year time frame..

          This is more relevant as for Sohna/GCX have had easy access to developed GGN sec ( mg rd/dlf phases) but for Dway the interim options of Dwarika and Old GGn are not as convenient due to
          1. dwarika faclities still getting developed and still a long way to go
          2. Old ggn would not meet the requirement/taste of upper class dwellers beyond basic provisioning.


          Originally posted by shkhan View Post
          See this endless discussion everyday on DWAY...SPR

          1. Do we know how much time it took for Sohna road projects to get developed ( small patch of 4-6 kms) ?
          2. DO we know how much time it took for GCX ( again a very small patch) to reach this price level ? still has reached only 5-7k levels.
          3. DO people think that only people from Delhi or people commuting from Delhi invest or want to live in Gurgaon ?
          4. There are equal or more number of people who work in Gurgaon and so would like to stay close to their office in Gurgaon and not Delhi.
          5. People working and living in GGN - how many times in a week/month you travel to Delhi ?
          6. Gurgaon has better restaurants, cinemas, malls, entertainment hubs compared to most parts of Delhi, so people working in Gurgaon don't need to travel to Delhi every weekend.
          7. How many times to do you fly via IGI in a week/month ?
          8. Even if this 15-20kms of Dway is completed in next 2 -3 years, what about schools, hospitals, greenery, entertainment , internal roads, daily need shops, security and other infra ? Are we saying we will have another developed mini city in next 3-4 years ?

          Yes DWAY can be a multi bagger because of various hypes and speculations, but don't it as a livable option in next 5-7 years.

          This is my POV and I am ready to take the heat from others.

          Comment


          • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

            Originally posted by BlessU View Post
            Hi
            Greetings

            Just continuing from what you have mentioned.. I can very clearly remember GC road took more than 10 years to become reasonably inhabited. This was despite no legal pangs (or pangas), quiet a few even exited within 3-4 years of investment without any margins. Some around 56 took even longer to get good rents or prices for their appartments..
            Now GC was just 7kms which is a major difference against the disputed dway stretch of 18.5kms appx 2.5 times GC. The resulting inventory would be huge (about 5 times) and would definitely provide very good resale opportunities when the market turns towards a trough for value diggers to enter..

            Prices at 4K or 5K are currently too bullish and the marketing story is getting oversold while exiting ready to move are available with not much difference..
            Access to Dwarka through sector 109 behind sobha as suggested by somebody in an earlier thread is not there..
            Prices at this stage cannot in any case be compared to Delhi else Njafgarh and surrounding would be selling for 1Lc psyd plus

            Cheers


            Cheers
            What rate DP according to u is good today if we're to discount the 'overselling' expect? Would you say DP at 3800 or 3500 for some in ATS upcoming project in 109 is a high / low / good price ? What is your personal take on this in numbers above or a lower or higher number please?
            Sincerely Awating a respons with a PSF rate as per you experiences analysis.
            Thanking u in advance.

            VB
            Nothing Surprises Me

            Comment


            • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

              Originally posted by AmitMM View Post
              These are very valid points and cant be disputed much...

              We can all have our own interpretations/assumptions on ROI/attractiveness of investment but end users should definately keep a 7 year time frame..

              This is more relevant as for Sohna/GCX have had easy access to developed GGN sec ( mg rd/dlf phases) but for Dway the interim options of Dwarika and Old GGn are not as convenient due to
              1. dwarika faclities still getting developed and still a long way to go
              2. Old ggn would not meet the requirement/taste of upper class dwellers beyond basic provisioning.
              Hi,

              Very good post from a Gurgaon point g view. Very material points.

              Vb2309
              Nothing Surprises Me

              Comment


              • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

                Originally posted by shkhan View Post
                See this endless discussion everyday on DWAY...SPR

                1. Do we know how much time it took for Sohna road projects to get developed ( small patch of 4-6 kms) ?
                2. DO we know how much time it took for GCX ( again a very small patch) to reach this price level ? still has reached only 5-7k levels.
                3. DO people think that only people from Delhi or people commuting from Delhi invest or want to live in Gurgaon ?
                4. There are equal or more number of people who work in Gurgaon and so would like to stay close to their office in Gurgaon and not Delhi.
                5. People working and living in GGN - how many times in a week/month you travel to Delhi ?
                6. Gurgaon has better restaurants, cinemas, malls, entertainment hubs compared to most parts of Delhi, so people working in Gurgaon don't need to travel to Delhi every weekend.
                7. How many times to do you fly via IGI in a week/month ?
                8. Even if this 15-20kms of Dway is completed in next 2 -3 years, what about schools, hospitals, greenery, entertainment , internal roads, daily need shops, security and other infra ? Are we saying we will have another developed mini city in next 3-4 years ?

                Yes DWAY can be a multi bagger because of various hypes and speculations, but don't it as a livable option in next 5-7 years.

                This is my POV and I am ready to take the heat from others.
                Very true........important points.
                Nothing Surprises Me

                Comment


                • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

                  Well I am of understanding that still there are resale options in D'way in price range 3200 - 3600/- .. And I dont think Dwaka price will jump to 18k that is too much for the type of socities in dwarka..

                  My assumption is the price will be in the range of 8k to 10 k looking at difficult times all world economies are facing including India...

                  Saying that this whole extended discussion doesn't make any sense we all are trying to prove something which nobody is sure about...


                  Originally posted by nipsy View Post
                  3K psf is no longer available from decent builderes so lets talk investment in current context.

                  Assuming d-eway is a reality & (5K) builders inventory is released for habitation with no other infra (school's, sez's, corporate complexes, etc etc) except d-eway by 2015 end.

                  then......

                  how much realistic Price difference do you think this area shall command in 2015 end vis-a-vis fully developed dwarka of DEL.
                  [Assumption dwarka avg. psf price (2011 end) = 9K and 2015 end psf price = 18K].

                  Comment


                  • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

                    no speculation please.. Delhi door hai..

                    Originally posted by vb2309 View Post
                    What rate DP according to u is good today if we're to discount the 'overselling' expect? Would you say DP at 3800 or 3500 for some in ATS upcoming project in 109 is a high / low / good price ? What is your personal take on this in numbers above or a lower or higher number please?
                    Sincerely Awating a respons with a PSF rate as per you experiences analysis.
                    Thanking u in advance.

                    VB

                    Hi
                    Greetings

                    I donot subscribe to the option of DP therefore will consider CLP. I may appear a bit harsh, but giving DP to builder is like
                    "helping the blind man cross the road and being mugged by him" .
                    All NRIs/long term investors/ END USERS SHOULD STRICTLY AVOID DP
                    This is again one of the ploys like "No resale/lockin" of builders to secure their own position in case of uncertainty.

                    Price of dway needs to be segmented based on perceived time required for development of dway & habitation, proximity to- delhi, existing ggn & NH8, Nearness to habitation, existance of infra, rental value etc.

                    As maintained earlier will not participate in a speculative activity as per my earlier posts. http://www.indianrealestateforum.com...7-post805.html
                    Baki Future Bright Hai Future bright

                    However, current prices(4k-4.5K CLP) are ahead by 3 years from today

                    I can however put some assumption about timing (I would risk to be wrong)
                    1] dway non litigation area development 1-2yr.
                    2] dway delhi side development 2-3 years (because of involvement of 3 administrations). Govt should stop giving licences to builders untill in principle agreement, assessments/surveys and tenders are floated for the Delhi side of dway.. to help prevent buyers being cheated, resulting in waning investor interest...
                    3] Development of dway along the litigation area should take about 3-5 years. No developer should be allowed to market the projects

                    Development of external infra including roads, sewerage, drainage, electricty etc would take a minimum of 3-5 years. Higher for the litigated area and lesser where surveys and tenders have already been processed..

                    Add to this the cross connectivity problem and chaos at Railway crossings that needs to be resolved through ROB and minimum 3-4 different spots in the next 3-5 years

                    These estimates are the most optimistic knowing the previous track record of HUDA, Govt Administration and related agencies.

                    Those not having long terms holding capacity and certainly those needing a house to live in the next 3-5 years may look elsewhere.
                    These are stark facts which will now be consumed in arguments. However, presented for preventing general public from being trapped in the hype and hulla and dreams of airport proximity, diplomatic avenue, golf course etc..
                    Always bear in mind there is no regulatory authority or agency to whom you can go and voice your concerns once you have surrendered your hard earned money to the builders.. DO TAKE SOME TIME OFF TO GO THROUGH THE SHEET HOMES FROM HELL before looking for your dream house
                    https://docs.google.com/spreadsheet/...MRE5hVEE#gid=1

                    Cheers
                    Last edited October 23 2011, 07:59 PM.

                    Comment


                    • Re : ATS Kocoon, ATS, Sector 109, Gurgaon

                      In singular agreement !!

                      1. Future is bright
                      2. Investment is long term
                      3. In long term we are all dead !

                      Comment

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