Hi All,

I have created a community for Jaypee Kensington Boulevard flat owners on Indian real estate forum. Please join this community if you have purchased a flat in Jaypee Kensington Boulevard, Sec 131, Noida.

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  • Originally Posted by Shaurya29
    Clearly strategy of Zohaib - i will pick up at rock bottom prices and sell it to MKNOIDA of the world later on at huge premium ....

    Smart investors see this clearly ... This is the best time to pick RTM or Near RTM units at rock bottom prices ....

    You gotta take some risk ... in order to make good gains ...

    Otherwise, come back later - as part of bhed-chaal and get screwed ...





    Mr.Shaurya....You seem to be casually ignoring the FACT that more than 5 lakh Flats are UC in a radius of 10 kms.

    This is NOT my statement...but a Fact which I highlighted NOT NOW....BUT since 2012

    Also not to forget 90%+ Of this Humongous supply is M.I.G....Meaning Budget Segment...

    To add to the woes.....There will be Soon EXCELLENT connectivity between Noida extension, Noida expressway and Main Noida....meaning the Budget buyer wont even have to bother much about DISTANCE (Like in the case of Greater Noida main)

    My strategy was put out in the open by me way back in 2012...when people were talking about rates reaching 7000-8000 psf in 2014....I was the ONLY person on this forum who Warned Investors of the mess they are landing themselves into.....I HAD EXITTED NOIDA FLAT MARKET Back then...and how that decision was....is for everyone to see.


    You seem to be under an impression that somehow everyone in NCR will be interested to buy in noida.....whereas it will be just the opposite....REASON ?????

    As a Businessman....I know simple time tested rules...here is a reminder....

    1. Demand and Supply
    2. Quality

    Unfortunately in Noida....both are totally screwed.....

    Supply is not Big....Its massive...never seen before in history of NCR.....
    (jaypee alone is making no. of flats which surpass TOTAL NUMBER OF HOUSES in ENTIRE Noida.....(which was developed in past 30 years)

    Quality......Noida will have the MOST DENSE and Biggest concrete Jungle Sectors in Entire NCR.....I read some members saying...that ATS village with its balconies full of drying clothes looked so miserble......then gentlemen....just imagine what will happen to others.


    Mr.Shaurya....Do you know WHY instead of having so many Cheaper, far better, better located, low density RTM flats in Noida are NOT Advised by Brokers ?????

    I will tell you....

    You CANT make the Buyer "DREAM" in such deals....the Buyer will come and see and check every minute detail....its a lot of field work ....which no one wants to waste their time on....in UC property...just send the buyer everything on email.....throw in a few marketing fundas...a little pressure and the buyer will take a 1 crore loan and book it in few days..easy

    When a project becomes RTM....Buyer gives a hoot about brochures and all fundas and statistics.....thok baja ke leta hai...


    So my dear...as an investor.....In a region like Naveda...where Lakhs of flats are UC....and Huge Land bank still to be unlocked (already sold to builders).....the biggest MISTAKE an investor can do is make all the payments...take possession and get the flat registered in his name....the moment THAT is done......he has already lost 50% prospestive buyers

    Enjoy
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  • Zohaib well summed up, but in every market there would be projects either RTM or close to RTM that would be worth investing and would give a good return over time (I am not talking of UC as you never know what is delivered and at what price so makes no sense to compare). Having said that the earlier scenario of flipping property in a few months at huge profits are gone. This huge supply would lead to stabilizing of the rates but I still feel there would always be a steady increase in prices of good projects, with small blips on the way.
    NE is not livable in the near future and has the cheap tag attached so may not succeed in the immediate future (remember TATA Nano)
    Greater Noida even after years the prices are still floundering.
    In the main Noida and expressway region the good projects do and would command a premium
    Appreciate any thoughts
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  • Originally Posted by zohaib2012
    Mr.Shaurya....You seem to be casually ignoring the FACT that more than 5 lakh Flats are UC in a radius of 10 kms.

    This is NOT my statement...but a Fact which I highlighted NOT NOW....BUT since 2012

    Zohaib, I have seen you shouting buy-buy-buy in 2008-2013 period and you even sold Jaypee Agra crap on this form - Every Bakra (You used this word on multiple occation to describe unsuspecting buyers) got trapped - at high prices
    Also not to forget 90%+ Of this Humongous supply is M.I.G....Meaning Budget Segment...

    To add to the woes.....There will be Soon EXCELLENT connectivity between Noida extension, Noida expressway and Main Noida....meaning the Budget buyer wont even have to bother much about DISTANCE (Like in the case of Greater Noida main)

    My strategy was put out in the open by me way back in 2012...when people were talking about rates reaching 7000-8000 psf in 2014....I was the ONLY person on this forum who Warned Investors of the mess they are landing themselves into.....I HAD EXITTED NOIDA FLAT MARKET Back then...and how that decision was....is for everyone to see.

    There is hardly any supply of MIG segment in Noida/Noida Ext/Greater Noida Region for last 5/6 years - Tell me which builder has delivered ? Under Construction market is dead for sure for next 10 years - Builders have screwed their reputation beyond repair - Buyers are more aware now, because they have heard horror stories of their family/relatives/friends in UC real estate market

    You seem to be under an impression that somehow everyone in NCR will be interested to buy in noida.....whereas it will be just the opposite....REASON ?????


    As a Businessman....I know simple time tested rules...here is a reminder....

    1. Demand and Supply
    2. Quality

    10 crores new voters were added in 2014 who propelled Mr Modi to power, there will be 15 crores new voters in 2019. Young India needs jobs/place to stay There is huge demand of housing - 2014 DDA auction told the real story ... 15 lakh applications were received for 25k flats -



    Unfortunately in Noida....both are totally screwed.....

    Supply is not Big....Its massive...never seen before in history of NCR.....
    (jaypee alone is making no. of flats which surpass TOTAL NUMBER OF HOUSES in ENTIRE Noida.....(which was developed in past 30 years)

    I see it as opportunity and last chance to own home in vicinity of Delhi

    Quality......Noida will have the MOST DENSE and Biggest concrete Jungle Sectors in Entire NCR.....I read some members saying...that ATS village with its balconies full of drying clothes looked so miserble......then gentlemen....just imagine what will happen to others.

    With new land acquisition bills - acquiring land will extremely costly - - at these price points Noida flats are palatial - you won't get these specifications at this price point in 2019

    Mr.Shaurya....Do you know WHY instead of having so many Cheaper, far better, better located, low density RTM flats in Noida are NOT Advised by Brokers ?????

    I asked you specifics on this on numbers and you had no answers - Don't tell me Sector 25 - Jalvayu vihar or Pari Chowk in greater, Noida, They are saturated places - They won't even meet requirement of few hundred flats - let aside Lakhs of flats
    I will tell you....

    You CANT make the Buyer "DREAM" in such deals....the Buyer will come and see and check every minute detail....its a lot of field work ....which no one wants to waste their time on....in UC property...just send the buyer everything on email.....throw in a few marketing fundas...a little pressure and the buyer will take a 1 crore loan and book it in few days..easy

    This is the last chance to acquire home in Noida at Rs 4500-6500 psf 10% inflation in construction costs, land costs, Cost of capital has made it impossible for builders to launch NEW flats in Noida at Rs 6000 psf

    When a project becomes RTM....Buyer gives a hoot about brochures and all fundas and statistics.....thok baja ke leta hai...

    Yes, Buyer costs ko bhi dekhta hai - RTM available at the cost of New launch and no risks

    So my dear...as an investor.....In a region like Naveda...where Lakhs of flats are UC....and Huge Land bank still to be unlocked (already sold to builders).....the biggest MISTAKE an investor can do is make all the payments...take possession and get the flat registered in his name....the moment THAT is done......he has already lost 50% prospestive buyers

    Broker Bol raha hai - hum sun kar ignore kar rahe hain

    Bottomline - If you are getting RTM flat in Noida between Rs 4500-6500 AI - go for it - get in at rock bottom costs - (New launch prices) with no Risks - Once in Life time opportunity - AVOID Under Construction Property at all costs

    Enjoy


    Have Fun
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  • 1. There is a time to enter AND there is a time for EXIT, Ignore this fact and one can be stuck with a Wrong Investment
    I exitted in 2012...not 2013
    Regd Agra....I did not promote Jaypee Agra but Fatehabad Road area which was hoing at 5000-6000 psy back then....Now do inquire whats the rate there. I managed to buy a Huge parcel of land Bang on fatehabad road near jaypee hotel...which has not doubled in resale value...and I have made it a marriage lawn which goes on rent of Rs.1.5 Lakhs per day
    ONCE AGAIN....I had told people TO GO FOR LAND IN SMALL CITIES whichever is comfortbale to them...

    Even now....I advice people to buy commercial land in small towns and make shops and give on rent....Far better than buying 50% loading shops by builders.

    The idea Mr.Shaurya is TO UNDERSTAND....that if you want to make money in RE....you have to keep on moving.....

    The dialogue....Property never gives loss...IS ONLY FOR LAND....not for pigeon hole super dense flats.....


    2. Builders are Not small time investors sitting in some office with a Tie and trying to invest taking home loans.....they will CONTINUE making projects.....Noida is the Milking cow of U.P...and if you think that U.P babus and netas will one fine day say....oh...we dnt have land...we will now not make money...then you are making a Big mistake

    For your information....Sectors after 143 (which are very much on the "Proposed" metro routes) HAS ALREADY BEEN SOLD to builders...and builders will launch it as and when they please.

    With New bridges to link noida and greater noida....more land bank will be unlocked

    There is enough land bank supply for builders for next 15 years in NOIDA....yes in noida....not greater noida


    3. Last chance to buy a house near delhi.??????.......Way back in 2006-07....no one imagined that a Simple bridge will unlock the biggest land bank of this region....NOIDA EXTENSION.....are you even aware how much land is left there.....along noida expressway.....and just another bridge...and rest of greater noida will connect direct to sector143......just stop your car on expressway once near 3C Oxygen and see the building behind it...Thats Greater Noida....it will be just 4 kms from 3C Oxygen SEZ area


    4. Regd RTM low density flats in Noida...Mr.Sharya....do feel free to use the "search option" and enlighten yourself.....You are making the classic mistake of simply comparing rates of property psf of super area...which is nothing but GARBAGE....compare the rates psf of carpet area and you will realise that almost ENTIRE MAIN NOIDA RTM societies are well within the rates psf of carpet area
    I have given dozens of options....many members even went upto the extent of buying in those areas and thanking me on this forum.....but if u havent seen it....its ur issue ...not mine


    5. You have some funny calculation of construction going ...my dear.....cost of construction all over india is more or less same....a little differnece....here and there.....how do you explain flats offered at 2000 psf (of much better qualtiy than mst noida builders) all over india in small cities ....???? are they doing business at a loss

    Mr. Shaurya DONOT compare cost of construction of a indoendant house and those of a Flat building......In a plot you CANNOT make 150 flats......There is Something called F.A.R...which makes all the difference.....


    Brand new kabaad leney se accha hai.....end user buys Old Gold.....

    If builders want to feed buyers garbage and they are eating it......then they are making blunders of their lives.

    Builder will make money...and let end users suffer in these pigeon holes....


    Bottom Line Mr.Shaurya....IS

    1. Compare ONLY RATES PSF Of carpet area....NOT Super area....you are only taling rates psf of super area....which is Misleading

    2. Not only RTM flats are important.....Its important that even the Society is RTM.....if one is so interested or desperate to buy now

    Buying Now....is like going to a party with 7 course buffet to be opened....but being content with snacks

    Every project which will be rtm will be competition......Investors will have major issues...If one doesnt want to capitilise on it...Thne THAT MY FRIEND...IS MISSING OUT ON OPPURTUNITY

    Enjoy
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  • Originally Posted by zohaib2012

    Do you know WHY instead of having so many Cheaper, far better, better located, low density RTM flats in Noida are NOT Advised by Brokers ?????



    Would you mind naming these, if that is not an issue repeating it, Zohaib?
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  • With 15-20% loading in ALL PRE 2008 Societies of Noida......(compared to 35-45% loading in present societies)
    ALL SOCIETIES of Pre 2008 era in Noida are AT PAR with PSF RATES per carpet area

    In old societies you get 85% useable area.......in UC ones....60-70%

    One gentlemen on this forum Mr.Rajesh recently bought a RTM rock solid flat in a society in sector 50....which offered so much more than ANY society UC in Naveda...and at CHEAPER RATES.....
    CommentQuote
  • Originally Posted by zohaib2012
    1. There is a time to enter AND there is a time for EXIT, Ignore this fact and one can be stuck with a Wrong Investment
    I exitted in 2012...not 2013

    Zohaib - you are right here when you say "there is time to enter and exit". But time to enter is now into RTM at price points which are lower than inflation adjusted prices of 2008-10 with NO RISKS... definitely, not UC in 2008-2010 .... Average buyers /end users don't enter or exit every 6 months

    Regd Agra....I did not promote Jaypee Agra but Fatehabad Road area which was hoing at 5000-6000 psy back then....Now do inquire whats the rate there. I managed to buy a Huge parcel of land Bang on fatehabad road near jaypee hotel...which has not doubled in resale value...and I have made it a marriage lawn which goes on rent of Rs.1.5 Lakhs per day
    ONCE AGAIN....I had told people TO GO FOR LAND IN SMALL CITIES whichever is comfortbale to them...

    Good for you ... but when i inquired back then Jaypee's rates were 8k-10k psy - And i have seen you celebrating on IREF after cuttings heads of NRIS bakras

    Even now....I advice people to buy commercial land in small towns and make shops and give on rent....Far better than buying 50% loading shops by builders.

    The idea Mr.Shaurya is TO UNDERSTAND....that if you want to make money in RE....you have to keep on moving.....

    The dialogue....Property never gives loss...IS ONLY FOR LAND....not for pigeon hole super dense flats.....


    You go in all directions - Lets stick to Noida, GN, Noida Extn


    2. Builders are Not small time investors sitting in some office with a Tie and trying to invest taking home loans.....they will CONTINUE making projects.....Noida is the Milking cow of U.P...and if you think that U.P babus and netas will one fine day say....oh...we dnt have land...we will now not make money...then you are making a Big mistake


    For your information....Sectors after 143 (which are very much on the "Proposed" metro routes) HAS ALREADY BEEN SOLD to builders...and builders will launch it as and when they please.

    With New bridges to link noida and greater noida....more land bank will be unlocked

    There is enough land bank supply for builders for next 15 years in NOIDA....yes in noida....not greater noida

    Good for overall market - but Builders won't be getting Bakras anymore .... Everybody knows UC is suicide .... their dreams won't materialise ... We are all seeing these 10% at booking and rest on possession deals by builders ... We all know these are all fraud. No one trusts builders anymore

    3. Last chance to buy a house near delhi.??????.......Way back in 2006-07....no one imagined that a Simple bridge will unlock the biggest land bank of this region....NOIDA EXTENSION.....are you even aware how much land is left there.....along noida expressway.....and just another bridge...and rest of greater noida will connect direct to sector143......just stop your car on expressway once near 3C Oxygen and see the building behind it...Thats Greater Noida....it will be just 4 kms from 3C Oxygen SEZ area

    We are talking only RTM ... won't bother if how much land is there ... UC IS SUICIDE ... UC IS SUICIDE .... UC is suicide ... Let builders raise capital,clearance et c ... I will have peak at RTM /Registry stage .... :bab (59):

    4. Regd RTM low density flats in Noida...Mr.Sharya....do feel free to use the "search option" and enlighten yourself.....You are making the classic mistake of simply comparing rates of property psf of super area...which is nothing but GARBAGE....compare the rates psf of carpet area and you will realise that almost ENTIRE MAIN NOIDA RTM societies are well within the rates psf of carpet area
    I have given dozens of options....many members even went upto the extent of buying in those areas and thanking me on this forum.....but if u havent seen it....its ur issue ...not mine
    Sir, no body is recommending to buy Garbage here ... Everyone should their homework of RTM supply as well ... do check for open areas, sun, ventilation etc ... Avoid Amprapali, Supertech completely .... Every builder is chor but There are builders who maintained reasonable quality e.g. Lotus 3C, Prateek Wisteria, Jaypee, ATS, Mahagun etc ... One thing is certain that in all new supply ... 30% loading is gauranteed ... bear this in mind -- old societies in Noida had 15%-20% loading

    5. You have some funny calculation of construction going ...my dear.....cost of construction all over india is more or less same....a little differnece....here and there.....how do you explain flats offered at 2000 psf (of much better qualtiy than mst noida builders) all over india in small cities ....???? are they doing business at a loss

    Try building a house in Noida Sector-105 or 108 which are not inhabited yet ... and let me know the psf costs ....

    What are the psf construction costs .... you can do simple math yourself ... here are the details ...

    Construction costs - (Cement, bricks, rait, bajri, window door, chaukhat, pipes, wires, marble, labour costs) - 2000-2200 psf (these costs were 1200-1500 psf in 2008-2010)
    Land costs - Rs 1.1 lakh psm or circle rate Rs 50k Psm - Builders acquired this land 10k psm
    in 2008.
    Lets take circle rate of Rs 50k psm - FAR of 3 - One Square foot cost will be
    50000/(3*3.28*3.28) = Rs 1549.2 psf. (1 meter = 3.28 foot)
    worst - Due to new Land Acquisition law - This cost will quardruple .... kiss bye
    to bye to planned development in future.

    Capital costs - ~ 1000 psf ... 10% per annum- Similar to FD rate - For buyers who have
    taken bank loan -
    this is around 15%.This is born by buyers not builders ...
    as they pass on to them. Delay penalty is measly 1% by builders.
    They can delay endlessly. Thats why NGT order is not coming.

    Hidden costs - 1000 psf (FAR increase, Super area increase - this is hidden profit of builders) - not advertised.
    Other costs - 1000 psf Taxes- (Service charge - 14% now paid by buyers directly) -
    Corruption etc - These costs are not advertised ... these are borne by buyers
    once they have booked the flat.
    Profit margin - 1000 psf.

    So cost of new launch will be ~= 2000+1550+1000+1000+1000+1000 = ~ 7500 psf.
    Booking time/Advertised costs = Rs 5500 psf ...

    Mind you all of these costs are UC costs with huge risks

    Now you tell me is someone is getting RTM deal in 5000 - 7000 AI - with no risks... is it a good deal or not ?







    Mr. Shaurya DONOT compare cost of construction of a indoendant house and those of a Flat building......In a plot you CANNOT make 150 flats......There is Something called F.A.R...which makes all the difference.....

    I have calculated total cost of new launch flats using FAR as 3 though NA permits less FAR than this.

    Brand new kabaad leney se accha hai.....end user buys Old Gold.....


    If builders want to feed buyers garbage and they are eating it......then they are making blunders of their lives.

    Builder will make money...and let end users suffer in these pigeon holes....

    You made money in 2008-2012 - You are trying to make money going forward ....:bab (59):

    Bottom Line Mr.Shaurya....IS
    Zohaib Bhai - This is bottomline for Brokers
    1. Compare ONLY RATES PSF Of carpet area....NOT Super area....you are only taling rates psf of super area....which is Misleading

    2. Not only RTM flats are important.....Its important that even the Society is RTM.....if one is so interested or desperate to buy now

    Buying Now....is like going to a party with 7 course buffet to be opened....but being content with snacks

    Every project which will be rtm will be competition......Investors will have major issues...If one doesnt want to capitilise on it...Thne THAT MY FRIEND...IS MISSING OUT ON OPPURTUNITY

    BottomLine for Buyers/sellers

    1. UC IS SUICIDE, UC IS SUICIDE - UC IS SUICIDE - 10% at booking and rest at possesion is trap - Don't fall for your GREED
    2. Buy only RTM with full homework.
    3. Try to buy close to or less than inflation adjusted compounded investment ... use formula
    A=P(1+r/n)^n*t where P is principal, R is rate of interest - 10% for FD, 15% if on loan/EMI, n=1, t=investment in number of years)
    4. For Noida - if you are getting well researched RTM deal in price range of 5000-7000 AI ... its a steal. Don't miss it ... it won't come again ..
    5. Use brokers for research - but buy directly from owners - use internet to your advantage - all projects in Noida, Noida Extn, Greater Noida have dedicated groups of buyers on IREF, facebook, yahoo groups, Google groups, Whatsapp, magic bricks, housing.com, etc Join them and avoid misery thru brokers - They are not satisfied with huge commission anymore they are all out to cheat you.. For JP WT see group https://www.facebook.com/groups/jaypee.greens.wishtown.noida/

    Enjoy


    have fun
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  • Even a project which is at an advanced stage i.e., where internal plaster is completed and only woodwork, flooring is pending, gets the same assessment? Sorry if it sounds naive.

    Originally Posted by Shaurya29

    UC IS SUICIDE, UC IS SUICIDE - UC IS SUICIDE - 10% at booking and rest at possesion is trap - Don't fall for your GREED


    These are kind of projects which look likely to be completed 1.5 to 2 years from now.
    CommentQuote
  • Originally Posted by MKNoida
    Even a project which is at an advanced stage i.e., where internal plaster is completed and only woodwork, flooring is pending, gets the same assessment? Sorry if it sounds naive.



    These are kind of projects which look likely to be completed 1.5 to 2 years from now.


    Broadly Yes, You can take risk for good price ... make sure NGT issue get over and land does not have legal issues in future ... JP land is protected by Supreme court judgement .... not aware of others
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  • Hello all.I'm new to this forum.I'm also one of you people who is suffering from tantrums of jaypee group.:(plz reply what should I do with my investment..keep it or sell it.
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  • Depends on why did you buy - need money then sell and if you don't need money, then hold till 2020, then it would be real nice to stay in wishtown
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  • Saw the sorry state of construction on saturday. Went to the Tower 15-18 block. A guy from the contractors office was sitting there. He laughed at me when i asked for posession date as per him and construction speed. he said that Contractors target is 2020!!!!

    Sir, Aapne JP ko paise de diye par jaypee hume paise nahi de rahe. Jitne paise dega utna kaam hoga. This was his response.
    CommentQuote
  • Originally Posted by firstimebuy
    Saw the sorry state of construction on saturday. Went to the Tower 15-18 block. A guy from the contractors office was sitting there. He laughed at me when i asked for posession date as per him and construction speed. he said that Contractors target is 2020!!!!

    Sir, Aapne JP ko paise de diye par jaypee hume paise nahi de rahe. Jitne paise dega utna kaam hoga. This was his response.


    tell something new ....
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  • Guys, I have booked flat in Kensington Bolevard in June 2010. After five years this is not even near to possession. It may take further 2-3 years to complete if all goes well .There is endless wait for possession and company position is also not sound,
    Is it wise decision to refund money from Jaypee @12% interest after deducting 10% TDS. I am NRI so difficult to fight case in consumer court . Does JP refund money quickly without any hassle. I would appreciate expert opinion.
    CommentQuote
  • Originally Posted by Surendrathak
    Guys, I have booked flat in Kensington Bolevard in June 2010. After five years this is not even near to possession. It may take further 2-3 years to complete if all goes well .There is endless wait for possession and company position is also not sound,
    Is it wise decision to refund money from Jaypee @12% interest after deducting 10% TDS. I am NRI so difficult to fight case in consumer court . Does JP refund money quickly without any hassle. I would appreciate expert opinion.

    Your question has your answer as well. The company is in very bad shape so don't expect they would give you refund so quickly. Also, I believe the interest of 12% would be based on how you had invested, so if you do calculations, and if you had put money in construction link plan, you would find it is not worth to sell to JP, Instead look for a broker to sell the apartment, Good brokers can help even the NRIs to sell the apartment.
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