Hi Friends

Recently there have been so many flats launched in Sec 75-78. The count may be close to 50000 with about 16000 in Gardenia + 8000 in Silicon City & Princely estate etc. Add to it about 1,00,000 flats in Noida Extn.
Almost all of them will be delivering by 2012 end (best case scenario as promised).
Here is a different view I have adopted to avoid entering the booking game:
1. Everything is in the Air - Barring a few, even Bhumi Pujan hasnt been done for most of the plots. No Bank funding yet (which sets the timer of 30 months). Who knows when the work will start and when would it complete.
2. No clue of the final look - everything is promised to be a dreamland but what if things turn out ugly later on. May be another shabby Indirapuram in the making
3. Infrastructure - About 1.5 lakh new houses would mean 6 lakhs+ people. Are we ready with Electricity, Water, Schools, Hospitals etc?
4. Price Wars & Confusion - Even though things are a bit cheaper today, there is so much of confusion. One can never be sure to get the best deal for the best apartment.
5. Supply and Demand - With about 1.5 lakh flats coming up and being delivered at almost the same time, there would be a huge supply around 2012. It will definitely bring down the price of all flats, even the ones in developed areas like sec 50, 51 and 62. One might get a better deal then.

Hence I am planning to take the flat only later on in 2012. It might cost me a bit more, but atleast I will have all the options available. I can view the societies, their facilities, their finishing, location, flat location, metro existence etc.

No offenses meant to people who have already booked, but its just a lateral thinking post which might interest some members.

All the best to All

Regards
Buzzz
Read more
Reply
37 Replies
Sort by :Filter by :
  • How about buying a society flat in vaishali like gaur heights
    CommentQuote
  • Good thought, but in my case, there is a constraint of Office in Noida itself...So looking for something local
    CommentQuote
  • Any idea about gaur heights. I intend to buy a 2 BHK
    CommentQuote
  • Expressway...

    And not to forget Expressway socities. I think around 20 thousand in 137 itself, and then the whole belt of JP projects whci will also be delivered sooner or later. Not sure about the number coming on expressway, but I believe atleast 1 lakh there also....Noida RE is going like anything...and the biggest catalyst for this is NA..they are changing Master Plan like a second class student rubs and redraw his drawing during exam(infact that also comes every 3-4 months)...I hope when all the land is finished, NA don't start selling the roofs of thier and other govt buildings as residential land..though that is also not impossible with BEHENJI and like minded people in power..may God(if He is able to get some land to build His temple) bless Noida...:)

    Originally Posted by buzzz
    Hi Friends

    Recently there have been so many flats launched in Sec 75-78. The count may be close to 50000 with about 16000 in Gardenia + 8000 in Silicon City & Princely estate etc. Add to it about 1,00,000 flats in Noida Extn.
    Almost all of them will be delivering by 2012 end (best case scenario as promised).
    Here is a different view I have adopted to avoid entering the booking game:
    1. Everything is in the Air - Barring a few, even Bhumi Pujan hasnt been done for most of the plots. No Bank funding yet (which sets the timer of 30 months). Who knows when the work will start and when would it complete.
    2. No clue of the final look - everything is promised to be a dreamland but what if things turn out ugly later on. May be another shabby Indirapuram in the making
    3. Infrastructure - About 1.5 lakh new houses would mean 6 lakhs+ people. Are we ready with Electricity, Water, Schools, Hospitals etc?
    4. Price Wars & Confusion - Even though things are a bit cheaper today, there is so much of confusion. One can never be sure to get the best deal for the best apartment.
    5. Supply and Demand - With about 1.5 lakh flats coming up and being delivered at almost the same time, there would be a huge supply around 2012. It will definitely bring down the price of all flats, even the ones in developed areas like sec 50, 51 and 62. One might get a better deal then.

    Hence I am planning to take the flat only later on in 2012. It might cost me a bit more, but atleast I will have all the options available. I can view the societies, their facilities, their finishing, location, flat location, metro existence etc.

    No offenses meant to people who have already booked, but its just a lateral thinking post which might interest some members.

    All the best to All

    Regards
    Buzzz
    CommentQuote
  • Originally Posted by buzzz
    Hi Friends

    Recently there have been so many flats launched in Sec 75-78. The count may be close to 50000 with about 16000 in Gardenia + 8000 in Silicon City & Princely estate etc. Add to it about 1,00,000 flats in Noida Extn.
    Almost all of them will be delivering by 2012 end (best case scenario as promised).
    Here is a different view I have adopted to avoid entering the booking game:
    1. Everything is in the Air - Barring a few, even Bhumi Pujan hasnt been done for most of the plots. No Bank funding yet (which sets the timer of 30 months). Who knows when the work will start and when would it complete.
    2. No clue of the final look - everything is promised to be a dreamland but what if things turn out ugly later on. May be another shabby Indirapuram in the making
    3. Infrastructure - About 1.5 lakh new houses would mean 6 lakhs+ people. Are we ready with Electricity, Water, Schools, Hospitals etc?
    4. Price Wars & Confusion - Even though things are a bit cheaper today, there is so much of confusion. One can never be sure to get the best deal for the best apartment.
    5. Supply and Demand - With about 1.5 lakh flats coming up and being delivered at almost the same time, there would be a huge supply around 2012. It will definitely bring down the price of all flats, even the ones in developed areas like sec 50, 51 and 62. One might get a better deal then.

    Hence I am planning to take the flat only later on in 2012. It might cost me a bit more, but atleast I will have all the options available. I can view the societies, their facilities, their finishing, location, flat location, metro existence etc.

    No offenses meant to people who have already booked, but its just a lateral thinking post which might interest some members.

    All the best to All

    Regards
    Buzzz

    you are living in fools Paradise. now a days price of those units which will came into existence in 2012/2013, is Rs 2500-3000 PSF. On the days of possession the price will be around 5500-6000( as the price of sector 50 and 51 in now a days are Rs 5500-6000 PSF).

    so dont be in any pipe dream and book a falt b4 too late
    CommentQuote
  • I totally agree with mrityunjay.

    There is severe price gap when the flat is booked (pre-launch) , during phased launching of a bigger community (subsequent phases are always costlier than previous ones) and when the flat is completely built.

    Price of the flat is definitely up when building is half built but when flat is ready, price is very high compared to prelaunch rates. The amount you earn as interest in 2 years time (assume safest invest as FD) will always be less than the amount by which flat has gone up.

    And if builders have managed to hold the flats in toughest times (recession is well gone) then they will have no issues in holding them in good times :-).

    Your next assumption, where would people come in 2012? Dude, almost 60% of Junta here lives in rented flats and they are the ones who will rush to book current flats (because current rates are in their reach). I along with my six friends, who were till now living in rented houses (and dreaming only about our own home as rates are so high in Noida) , have booked flats. You will never ever get same rates what you are getting now.

    (Apart from Crossings scare, as no body loves to buy a flat next to dump yard) Even crossings original rates were 1300 - 1400 psft and now they are in range of 1800-2000 psft.

    In shudh hindi, Zameen kahaan hai yaar Noida mien ab (apart from newly coming sectors) ? If you sit idle now, you might have to buy same stuff at more cost. When Indirapuram was being built, it was dust everywhere and now see the rates. Jo ghar ban jaata ahi, woh bik bhi jata hai dear. Aur bane hue ghar ki keemat hamesha booking k time se bahut jyaada hoti hai.

    You are waiting here and people from US are putting money in those sectors to gain the premium later on.

    These were just my 0.02$.


    Thanks,
    CommentQuote
  • absolutely correct.A smarter thing would be to invest in something now and later once its ready you vcan either retain it or change it for something you prefer. Howere buying a completed project is a much more expensive proposition.:bab (48):
    CommentQuote
  • Guys you all are correct. I have a slight change in thinking which is a result of logic, self experience and wisdom from the forum.

    Let consider the following standard -
    Current price is 2800 psf.
    Basic Price of flat is 25 Lacs. Cash in Hand is 5 Lacs.
    Possession in 2 years, stretch upto 2.5 years considering standard(acceptable) project delay.

    Scenario 1 Continue to stay on rent for 2.5 years-
    Rent is 3 Lacs for 2.5 years at 10K pm.
    Thats it no further charges.:)
    Earn 1 Lac ROI on 5 Lacs cash in hand on Bank FD



    Scenario 2 Buy flat today
    Take loan of 20 Lacs,
    EMI of 2.5 Lacs(principal + interest) per annum amount to 6 Lacs in 30 months.(looks like you are earning for the bank and builder)
    Lose 1 Lac on Bank FD
    Continue to pay rent 3 Lacs
    Pay Service tax and other charges to govt 50K
    Pay registration charges-2 Lacs(u do not get loan on this)

    Total cost is now 6+1+3+.5+2=12.5 Lacs

    The cost of 25 Lacs flat today is around 38 Lacs after 2.5 years.

    Now assuming historical figures, land appreciates to 4300-4500 after 2.5 years(this is based on pure speculation and risk but should be possible), intrinsic value of flat becomes ~40 Lacs.

    Conclusion -what do u earn or lose after 2.5 years is just bank interest on your FD. yes in addition you get a house as well but you can always get that after 2.5 years without loosing much:)
    Brother why do u want to live next 10 years of your life in bank loan misery . enjoy your life keep cash with yourself:) and leave headaches to builder and bank.

    Another scenario-If u have Cash in hand, buy on Flexi/Tranche payment by taking 10% discount on BSP, u get at a price of ~2520 psf and pay as construction goes. (No loan from bank).
    Here u make a saving/profit of ~35%(price benefit + appreciation) in 2.5 years which is substantial.

    I like the way Buzz is thinking:)
    CommentQuote
  • Dear Munish
    You just got the point. This is exactly where both arguments turn equal. But with the 'buy later approach' one can always choose the best location and the best apartment/flat. Whatever higher price one has to pay will be negated thus.
    Mritunjay and Anuj, no offences, but still in Sec 62, you can have ready to move-in flats at approx Rs.4000 psf. Even someone in Antriksh told that they quote rates of Rs.5000 psf only to negotiate it to lower amounts.
    Dont consider the rate difference, as it will vanish when approx 2 lakhs new flats (including 75-78, 119, NExtn, 137, 93 etc) come up. They will be always available below Rs.3500 and will also lead to lowering of rates of flats in other developed sectors.
    Its Demand Vs Supply factor which control RE and we all know that while demand might follow a linear increase, supply is going to be exponential
    CommentQuote
  • Suppose you planned to purchase at Yr2012 end/
    Assume Rs30Lac flat is available at Rs45lacs after 3 years. You loose Rs 4-5Lacs approx( not 15lacs) factoring time value for money( bank interest on loan/FD interest etc).
    Gains if u buy later: U can get best apartment, best builder, best quality after seeing every bldr's performance. are you ready to pay extra to get best deal??

    Assume Rs30lacs flat is still available at Rs30lacs after 3 years.
    Gains and gains and gains for you...U will get best deal in every respect.

    I think probability of steep price hike after 3 years is less as compared to probability of normal price increase. So, you will not loose even if you wait....There's more than 40% investers in Noida RE. Before registration there would also be a panic selling...U can take advantage of that too.
    CommentQuote
  • Trend in NOIDA RE is visible right now. People who bought in Lotus LB reporting that can not sell at even at 3200 BSP but builder is quoting rate of 3600 BSP.

    What I think, Current time is for better judgement means keep you eye/mind open and wait for opportunity when a reputated builder launches new project at resonable price at comparatively good location.

    Example if Assotech launches their Sec 78 project with Flexi price of 2500-2600 all inclusive. Buy it because if Metro station comes at Sec 78 then it will be best sector in 74-78 because rest of things will automatically come up.

    But if XYZ builders who keep competiting each other in new launch, even 2500 is big price for them.

    But in current market one thing is for sure, if you buy LB at 3600 BSP then you are gone.
    It's not always best location which works, it should be combination of location,builder, price, plan which make a project success.

    Personnely I feel, risk is more for Lotus Panachee buyers as 80% of project will be deliver after 4 years because tower height is 30 floors and price tag all inclusive comes to be approx 3400-3500.

    Assume Panachee after possession will be available at 3500 all inclusive:bab (59):. (I love to be a Panachee resident).
    Possible hai... Did you imagine in 2008 that builder will launch project at 2500 all inclusive in 2010 ?? I did not...because I bought in PAN Oasis in Nov 09 first floor flat with all inclusive price tag of 3475 in Flexi. And still rate is almost same or 100-200 increased.
    CommentQuote
  • Mritunjay, anuj , kamal, and All these new projects owners(including myself) will make profit after 5 years. 2 yrs is too less a tenure to judge a projects' profitability. Only brilliant RE projects give you profit within 2 years...... its like your long term business where u break even after atleast 5 years, yes there are businesses which get you into profits within 3 years but those are brilliantly rare start-ups.

    So for all recent flat owners since the plunge is taken just chill and wait for 5 years (minimum) and you will be happy.
    CommentQuote
  • Lucky ji, Chandra ji and Munish ji, thank you for the balanced views.

    I am being a bit skeptical mainly because I am looking for buying the flat for residing rather than investing (my salary is peas and nuts to even consider investment). Thats why the apartment's final completed state and flat location is so important to me.

    Others who have done the same for investment purpose, definitely WONT be at any loss.
    I am just holding my guns till the final picture is out and willing to shell out some extra for that sweet sweet home.

    Also, are we sure about Metro in Sec 78? One of my RE expert friends told that its not even in the 2021 Authority Master Plan Blueprint!!! Can someone with Noida Authority links confirm this?
    Also, one of the plots (opp Mahagun) is said to be registered to Ansal group...! Any confirmations?
    CommentQuote
  • Originally Posted by buzzz
    Lucky ji, Chandra ji and Munish ji, thank you for the balanced views.

    I am being a bit skeptical mainly because I am looking for buying the flat for residing rather than investing (my salary is peas and nuts to even consider investment). Thats why the apartment's final completed state and flat location is so important to me.

    Others who have done the same for investment purpose, definitely WONT be at any loss.
    I am just holding my guns till the final picture is out and willing to shell out some extra for that sweet sweet home.

    Also, are we sure about Metro in Sec 78? One of my RE expert friends told that its not even in the 2021 Authority Master Plan Blueprint!!! Can someone with Noida Authority links confirm this?
    Also, one of the plots (opp Mahagun) is said to be registered to Ansal group...! Any confirmations?


    Hi buzz
    agree and appreciate your opinion. as i said it makes sense to continue staying on rent and keep money with yourself till the right opportunity comes in RE the issue is that you are normally not sure abt the right opportunity unless u opt for a livable aptt. I just have another query, 3 yrs down it will be no different to what u can get today.if u want to stay u can go for ready to move aptt now itself:)u have good options avl today.yes if u hope (and i wish that) that you will become your boss's boss in 3 yrs then hold on:)
    CommentQuote
  • Originally Posted by Munish Malhautra
    Guys you all are correct. I have a slight change in thinking which is a result of logic, self experience and wisdom from the forum.

    Let consider the following standard -
    Current price is 2800 psf.
    Basic Price of flat is 25 Lacs. Cash in Hand is 5 Lacs.
    Possession in 2 years, stretch upto 2.5 years considering standard(acceptable) project delay.

    Scenario 1 Continue to stay on rent for 2.5 years-
    Rent is 3 Lacs for 2.5 years at 10K pm.
    Thats it no further charges.:)
    Earn 1 Lac ROI on 5 Lacs cash in hand on Bank FD



    Scenario 2 Buy flat today
    Take loan of 20 Lacs,
    EMI of 2.5 Lacs(principal + interest) per annum amount to 6 Lacs in 30 months.(looks like you are earning for the bank and builder)
    Lose 1 Lac on Bank FD
    Continue to pay rent 3 Lacs
    Pay Service tax and other charges to govt 50K
    Pay registration charges-2 Lacs(u do not get loan on this)

    Total cost is now 6+1+3+.5+2=12.5 Lacs

    The cost of 25 Lacs flat today is around 38 Lacs after 2.5 years.

    Now assuming historical figures, land appreciates to 4300-4500 after 2.5 years(this is based on pure speculation and risk but should be possible), intrinsic value of flat becomes ~40 Lacs.

    Conclusion -what do u earn or lose after 2.5 years is just bank interest on your FD. yes in addition you get a house as well but you can always get that after 2.5 years without loosing much:)
    Brother why do u want to live next 10 years of your life in bank loan misery . enjoy your life keep cash with yourself:) and leave headaches to builder and bank.

    Another scenario-If u have Cash in hand, buy on Flexi/Tranche payment by taking 10% discount on BSP, u get at a price of ~2520 psf and pay as construction goes. (No loan from bank).
    Here u make a saving/profit of ~35%(price benefit + appreciation) in 2.5 years which is substantial.

    I like the way Buzz is thinking:)


    Hi Munish,

    nice to see your points. Just let me correct you on calculation of difference in cost of booking an under-construction flat and ready-to-move-in flat. I'm taking all the parameters same.

    Scenario 2 Buy flat today
    Total Additional cost = 6 Lakhs Only (not 12.5 Lakhs)

    1 (Loss on Bank FD) + 3 (Rent Paid) + 0.5 (Tax to Govt.) + 1.5 (Max avg tax amount which could have been saved on 6 lakh principle+interest under Section 24b and 80C) ]

    other costs written by you will be anyways paid by the buyer only.

    Conclusion
    Under-construction flat purchased for Rs 25L is equivalent to ready-to-move-in flat of 31L as of today.
    So if rate of flat appreciates to 40L, that means one need to pay 29% extra to get it.

    Well this is just a calculative monetary illustration, there are other pros and cons as mentioned by other members.

    Raj as of today.
    So if rate of flat appreciates to 40L, that means one need to pay 29% extra to get it.

    Well this is just a calculative monetary illustration, there are other pros and cons as mentioned by other members.

    Raj as of today.
    So if rate of flat appreciates to 40L, that means one need to pay 29% extra to get it.

    Well this is just a calculative monetary illustration, there are other pros and cons as mentioned by other members.

    Raj
    CommentQuote