Flaws in Jaypee Kensington Boulevard

1. Misleading marketing - Its NOT 2500 flats in 100 acres as advertised...100 acres include the plotted and common facilties area around it...Its around 25-30 acre project with 2500 appats

2. Will NOT benefit from Metro connectvity (Metro is one project which has a 100% success rate in increasiing the %appreciation of the regions which are close to it)

3. Has a Huge Village close by (not bordering...but pretty close)

4. No seperate Gated community...This is standard problem with Jaypee..Once you enter..you are free to go anywhere you want. One is free to go to Jaypee Greater noida and see....

5. Priced High NOW: Jaypee has increased the price and reduced the discounts because they want their large% of investors to benefit. This is a planned move. With nealry 500 psf overall increase...superficially...the investors will be able to resell at 200-300 psf premium easily.

6. You have to deal with brokers...no jaypee rep. will deal with you directly...Thats a big issue with all jaypee projects

7. Delays - Expect huge delays...2-3 years delay are possible....
Also with 2012 elections...in case BSP doesnt win again..expect some more delays..as sworn enemies have the habit of putting up inquiries in rival partys favourite corporates (Jaypee for BSP)

8. Huge project...Since its a huge project..expect construction to be going on around for good 6-7 years...

9. Too many add ons: Apart from BSP..additional charges are higher for Jaypee..which can only be justified after the project is complete.

10. Instituional area also inside...This is another point...since there is one entry point..and institutional area is already ebing developed INSIDE this boundry...this will allow further uncontrolled movement of outsiders in complex
Read more
Reply
19 Replies
Sort by :Filter by :
  • why can't the flaws in a project be discussed in the thread of that project? The forum is really getting cluttered with several threads discussing same projects.
    CommentQuote
  • Originally Posted by pravinchaudhary
    why can't the flaws in a project be discussed in the thread of that project? The forum is really getting cluttered with several threads discussing same projects.



    Simple reason:

    Many small time brokers are active on this forum...Plus most of the people active love to talk why their project is THE BEST..and while other projects are useless....thats very much similar trying to ask a broker why the project he is selling is best.....

    Most of the End users get caught in this web....posts regd flaws in a thread are over run by praises...

    Thats why I have specially named these threads FLAWS IN XYZ Project...as NO ONE wants to talk about them....but I will...

    So if an End user does a net search..he/she can know some info about whats not good in a project.

    I will NOT discuss Layouts, etc etc as they are PERSONAL opinions...i may hate a layout..but will be loved by another one....but if an STP is near a project..thats a fact...whether you are o.k with it is YOUR CHOICE...but one shouldnt buy and THEN come to know that an STP was close by

    I have been very active on this thread and I have noticed the trends..Not many people like to talk about flaws, etc....Which is very sad...as an End user gets caught in the Web.

    These threads WILL NOT Judge or Rank a Project..they will tell you what NO one tells you easily...and then YOU can decide...simple

    Thank you
    CommentQuote
  • Good show Zohaib.

    These problems highlighted by you are generic problems with all JP projects.

    However, all the RWAs of each project will probably control ingress into their project. Some will be common roads, but sooner or later gates will be put up. It is the RWA which has legal rights once it gets formed.

    Most of the things you have mentioned related to presence of commercials, training, 5*hotels etc are actually pluses given Indian mentality and because people will want convenience of easy shopping.

    Example is 93B - they have very few shops and everything needs trip to Atta market. Most inconvenient.

    JP will probably deliver a good township here - if they fail, one should short JP infratech stock.

    The village is surrounding JP all along the periphery. Villagers are waiting for the township to come up, make a killing by selling their land/shops/houses.

    JP is giving the biggest discounts. This questions their commitment to quality. Apparently they subcontract each tower to a small contractor.

    Expect delays everywhere.
    CommentQuote
  • Originally Posted by Venkytalks
    Good show Zohaib.
    Thank you

    These problems highlighted by you are generic problems with all JP projects.
    Agreed

    However, all the RWAs of each project will probably control ingress into their project. Some will be common roads, but sooner or later gates will be put up. It is the RWA which has legal rights once it gets formed.
    DISAGREE....Jaypee controls everything...
    And let me clear this MISCONCEPTION which people have about RWAs.
    RWAs donot have any rights of ANY CHANGES in layout, property AT ALL.

    In this case in Noida...Noida authority will the owner of Land who has LEASED to Jaypee for 90 Years...and the Buyer is the SUB-LESSEE

    The COMMON AREAS remain under FULL CONTROL of Jaypee...even after RWA takes over.

    First DONOT expect Jaypee to hand over ANY controls to RWA
    and even IF RWA takes over...they will NEVER ...NEVER EVER..Be able to make any structural change....changes in any common area...changes in any master plan....ITS ILLEGAL...CAN NEVER BE DONE

    Most of the things you have mentioned related to presence of commercials, training, 5*hotels etc are actually pluses given Indian mentality and because people will want convenience of easy shopping.

    Example is 93B - they have very few shops and everything needs trip to Atta market. Most inconvenient.
    Now imagine how people with such mentality will feel when Metro will be coming to the area but NOT passing anywhere near the project.
    Metro is a magic wand..and has a 100% record of having a big effect on RE in any region.

    Also most of commercials are developed along Metro stations....This is already in plan by NA..NA Plans to develop some metro stations as comemrcial hot spots

    With NO PROPER Retail commercial on Expressway till date...I am quite sure that a retail comemrcial project will come somewhere near metro...as its near High density residetials, commercials and also metro


    JP will probably deliver a good township here - if they fail, one should short JP infratech stock.
    Temporirly..Jaypee is a Big name..with diversivied business...
    Sahara didnt deliver its PAN INDIA projects (more than 120 cities)...and bought Pune team at thousands of crores..

    Remember...Jaypee is NOT a Builder like DLF, Unitech, etc etc etc...He is in infra and has a very diversifed field..and in much bigger fields

    The village is surrounding JP all along the periphery. Villagers are waiting for the township to come up, make a killing by selling their land/shops/houses.
    Wrong

    NA has declared these Villages as "Abadi" area.
    The land in Noida is NOT FREEHOLD...Its Leasehold...Noida authority has to take over the property first before selling to builders, etc etc etc

    You are free to buy a land, shop, house in these ABADI areas..but they have nothing and donot have much value...

    Chalera is next to 44...Bhangel is also one of the Abadi areas


    JP is giving the biggest discounts. This questions their commitment to quality. Apparently they subcontract each tower to a small contractor.
    No more BIG discounts..feel free to contact any of its BIG dealers...No more 10-12% discounts...

    Expect delays everywhere.

    The WHOLE project will take 6-7 years easily...its massive..and with commercials, insitutional also inside the complex...expect constuction for a long time.
    If BSP loses..then Jaypee projects will be the first one to have enquiries set up on...YES..this will NOT STALL THE PROJECT..as all paperwork is in perfect order...but the idea to have such inquiries is NOT to do justice but to cause delays and cause unnecessary problems due to policicla vendetta.
    If maywati not CM...expect jaypee projects to be delayed by another 6-12 months...due to useless inquiries...THE PROJECT WILL NOT BE STALLED BUT WILL HAVE FURTHER DELAYS
    CommentQuote
  • DISAGREE....Jaypee controls everything...
    And let me clear this MISCONCEPTION which people have about RWAs.

    RWAs donot have any rights of ANY CHANGES in layout, property AT ALL.

    In this case in Noida...Noida authority will the owner of Land who has LEASED to Jaypee for 90 Years...and the Buyer is the SUB-LESSEE

    The COMMON AREAS remain under FULL CONTROL of Jaypee...even after RWA takes over.

    First DONOT expect Jaypee to hand over ANY controls to RWA
    and even IF RWA takes over...they will NEVER ...NEVER EVER..Be able to make any structural change....changes in any common area...changes in any master plan....ITS ILLEGAL...CAN NEVER BE DONE

    Sorry Zohaib, you are totally wrong on this.

    After purchase of apartment and formation of society (>75% residents), RWA takes over the area under their society.

    Please visit this site for more info:

    http://awas.up.nic.in/Apartment%20Act-English.pdf

    There are supreme court rulings that a RWA can erect gates to restrict entry. This was done extensively in Delhi colonies and was litigated in the late nineties. RWA won.

    Whatever you have said is not legal and is not going to happen.

    As for the villages behind Jaypee, they own their village ancestral houses and are free to do what they will with it.

    They are not acquired by NOida authority - no authority can acquire this land (Abadi as you rightly call it).

    This village is not leasehold, but ancestral property.

    The villagers can do whatever they want with it. Traditionally such villages make massive modifications to their existing houses and rent it out as shops/tenements etc or sell it to those with capital who can do that.

    You say they dont have much value. Maybe for you and I. To the poor villager, it is a windfall. Typically, the urban villages command 2-3000 psf rate in peripheral areas, 5000 psf in many Delhi villages.

    When you move into the apartment, you will be getting your maid from these villages and do your shopping from a wholesale price shop located in one of these old ancestral "big" houses - it is these wholesale price shops which ensure that no retailer can ever survive in Delhi - because the ancestral house means real estate "rent" cost is nil. No discount retailer who has to pay rent can ever compete against these guys.

    Which is why we are able to shop so cheap in Delhi.

    You will also get your burglars and muggings from these villages.

    Villages behind Jaypee are massive and confluent now, and include Villages Wajidpur (biggest), Nagli, Garhi, Asgarpur, Sultanpur and Shahpur. They encircle and are within the JP land and will remain there as such. Kensington will have a view of Nagli, the golf course high rises will have a view of Garhi, Asgarpur, Sultanpur and Shahpur if they are outward facing. The katter two are behind the JP hospital.

    Klassic is best in this regard - their view of village will be cut off by other high rises.

    The best flats in outward facing high rise will be very high >15 floor, from where only tree tops will be visible of the village.

    Worst will be 1st to 6th floor of outward facing.
    CommentQuote
  • Allocating different unit other than in application form

    One more flaw they are allocating unit other than in application form.

    whatever floor plan they are showing at the time of booking , people are not getting in the allotment letter. For e.g tower number 8 of kensington boulevard
    CommentQuote
  • Sorry Zohaib, you are totally wrong on this.


    After purchase of apartment and formation of society (>75% residents), RWA takes over the area under their society.
    Wrong...first it all depends How you define a society...It AS PER REGISTRY...and certain norms..not ones choice...If Jaypee wish town is considered as one society then expect many years before any RWA can even dream about taking over.

    second there has to elections...Even in smallest societies..this is achievable after 2 years or so. RWA has to take over IFMS and sinking fund deposits from the maintenance agency it takes over to complete the take over...which is not very easy.

    Lastly your own residents should agree for RWA...everyone knows that Jaypee has its own maintenance agency and is controlling each and every thing...in Jaypee Gnoida..even the daily maids are through them also...Most of your own residents WILL NOT agree to retired oldies to take over maintenance in comparison to Professional orgainisers

    Not to lastly forget that while taking possession of your flat usually builder takes signature of buyers for maintenance agency for 1,2 years.

    You are free to check with Jaypee yourself as to how many years they will make the owner sign

    You are free to VISIT ANY jaypee society and see what i am talking about...This is PRATICAL and what HAPPENS...

    As far as I know...you will be able to make an RWA...which will NO powers at all.....everything will be controlled by Jaypee...Thats how it works..

    Friend..Maintenance issues in SUCH big societies are Centralised...How do you expect the other socieities to even let you take over them..????

    Security matter in such a big society..spl guards, camera, etc etc etc are all going to be centralised through a control room....Do you think that Jaypee will let an RWA take control over it....???...forget Jaypee...do you think so called RWAs will let RWA of another society will even let you have all the power.

    RWA is not a NGO...Its profit making business...Huge contacts are made...contracts are given after under table deals....

    Friend..This is NOT DELHI..where no one pays hefty maintenance..this is Builders society...Its too much money...

    There are supreme court rulings that a RWA can erect gates to restrict entry. This was done extensively in Delhi colonies and was litigated in the late nineties. RWA won.

    Whatever you have said is not legal and is not going to happen.
    Wrong again..what you are talking about is delhi...RWA in noida will not be registeres in delhi..but most likely in meerut,etc.

    Jaypee will remain the owner of common facilties and roads, etc.
    This doesnt even come under NOIDA authority as Jaypee has been given Land in the pretext that all the infra inside the society WILL BE DONE BY JAYPEE....

    The MASTER PLAN is passed by NA and then a CC will be issued...No RWA has ANY RIGHT to change any layout in the Master plan Approved by NA

    Else if this is possible then people will start enroaching left, right and center...

    Delhi is entirely a DIFFERENT scene and CANNOT BE COMPARED to Noida socieites.

    Forget about having a boundry for a society...You cant even take in the balconies (very common in delhi society flats)....Its illegal...


    As for the villages behind Jaypee, they own their village ancestral houses and are free to do what they will with it.
    Correct....You are free to buy even today...

    They are not acquired by NOida authority - no authority can acquire this land (Abadi as you rightly call it).

    This village is not leasehold, but ancestral property.
    For ANY BUILDER to take over the Land from Villagers ITS NOT POSSIBLE to do directly with Villagers. Jaypee CANNOT buy land from Villagers.
    This Land needs to be acquired by NA which will make it leasehold and then sell to builder.

    The villagers can do whatever they want with it. Traditionally such villages make massive modifications to their existing houses and rent it out as shops/tenements etc or sell it to those with capital who can do that.
    Agreed....But not by builders...You can buy a house in Bhangel and Chalera easily....

    You say they dont have much value. Maybe for you and I. To the poor villager, it is a windfall. Typically, the urban villages command 2-3000 psf rate in peripheral areas, 5000 psf in many Delhi villages.
    You are free to see the Infra development in such areas....This is DONE on purpose by NA...Its very easy for NA to make top class roads, sewer, water, electricity infra in these villages...but its NOT done...simply because..why they will spend a few crores on dev. on land which is NOT theirs.

    When you move into the apartment, you will be getting your maid from these villages and do your shopping from a wholesale price shop located in one of these old ancestral "big" houses - it is these wholesale price shops which ensure that no retailer can ever survive in Delhi - because the ancestral house means real estate "rent" cost is nil. No discount retailer who has to pay rent can ever compete against these guys.
    There are NO WHOLESALE shops is these villages. I have been to most of them...and you are free to visit.

    What youa re suggesting is YOUR point of view...Many will NEVER visit such areas due to dirt, safety and security issues.

    Which is why we are able to shop so cheap in Delhi.
    BTW...most of the so called "kirana stores are going for a toss in regions which are very close to Retail Giants like Big bazaar...

    Delhi doesnt have such large format outlets....as no land...
    in regions where there is a Big Bazaar, etc..the Kirana stores are going for a toss...as no one can match their offers

    You will also get your burglars and muggings from these villages.

    Villages behind Jaypee are massive and confluent now, and include Villages Wajidpur (biggest), Nagli, Garhi, Asgarpur, Sultanpur and Shahpur. They encircle and are within the JP land and will remain there as such.
    They are NOT within Jaypee land

    Kensington will have a view of Nagli, the golf course high rises will have a view of Garhi, Asgarpur, Sultanpur and Shahpur if they are outward facing. The katter two are behind the JP hospital.

    Klassic is best in this regard - their view of village will be cut off by other high rises.

    The best flats in outward facing high rise will be very high >15 floor, from where only tree tops will be visible of the village.

    Worst will be 1st to 6th floor of outward facing.

    View of Villages is an issue...but mostly the issue is of Gantry outside the complex...

    Having Big Villages around the complex means...that Villagers will move about around the area spl in commercials....
    CommentQuote
  • Originally Posted by zohaib
    4. No seperate Gated community...This is standard problem with Jaypee..Once you enter..you are free to go anywhere you want. One is free to go to Jaypee Greater noida and see....
    As I said earlier in other thread in your response. This would be advantage to people who are owner of cheaper price apartment (MIG in your language).
    CommentQuote
  • Originally Posted by zohaib


    Will reply on saturday, after seeing what JP has to say on this.

    There are NO WHOLESALE shops is these villages. I have been to most of them...and you are free to visit.

    They are there in every Delhi village. NOIDA is still undeveloped / not enough competition for wholesale price shops.


    What youa re suggesting is YOUR point of view...Many will NEVER visit such areas due to dirt, safety and security issues.

    We just our orders and the boy delivers, but in Delhi


    BTW...most of the so called "kirana stores are going for a toss in regions which are very close to Retail Giants like Big bazaar...

    I am not talking about retailers selling at MRP but wholesalers selling at 3-7% discount in MRP. Recently, Spencer opened near our home and went bust within one year, because they could not sell as low as the wholesale price shops. These are near Yusuf Sarai


    Delhi doesnt have such large format outlets....as no land...
    in regions where there is a Big Bazaar, etc..the Kirana stores are going for a toss...as no one can match their offers.

    They sell cheaper than Big Bazar.

    They are NOT within Jaypee land.

    What I meant was that one village is in the center of the JP land, behind the hospital. The apartments and plots are encircling this village. So there is a village in the center of the semicircle and there is another series of villages along the perimeter of the semicircle.

    View of Villages is an issue...but mostly the issue is of Gantry outside the complex...

    Having Big Villages around the complex means...that Villagers will move about around the area spl in commercials....

    absolutely agree



    Replied above in blue
    CommentQuote
  • Wonder why people keep talking about GANTRY inside the townships or builder projects....

    GANTRY if it indeed is built will be at the entry while GENTRY would live inside the complex.....

    BTW, I am yet to see any GANTRY being built in India anywhere except at the toll gates of the highways !!
    CommentQuote
  • Villages surrounding JP

    It is an old map, but villages are marked
    Attachments:
    CommentQuote
  • Latest site map of JP Wishtown

    This is the latest map, all projects are now delineated and laid out. No corner is left, JP has launched and planned most of the Wishtown.

    By super-imposition with above village layout, you can get a good idea of how good or bad your view will be.
    Attachments:
    CommentQuote
  • Kensington boulevard, site plan, master plan are not approved. THis is the reason biggest bank of India, SBI is not giving loan to kensington boulevard project.

    2nd issue is the fraud which are running of changing unit without informing customer.

    No transparency. When floor plan, site plan and your unit will change you will never know.

    No updated site plan and floor plan available on website.

    I don't understand when people are saying that govt is supporting this project then why it is taking so much time of floor plan and site plan approval????

    Why such a big company is not showing transparency??????
    CommentQuote
  • Jaypee management has conveyed the following:

    1. Currently, Wishtown is envisaged as a township run in perpetuity by Jaypee.

    2. UP apartments act is not yet applicable in NOIDA, after it is applicable in NOIDA, JP will have to see about RWA and their role.

    3. Currently, JP plans to restrict entry only with gate security and there will be no demarcation or gates between projects

    4. In future, depending on security needs and wishes of residents, gates and walls may get introduced. Management will be open to these changes if needed

    5. In G NOIDA where there is no gate system, the more upscale residents are upset that there is free movement between projects and Jaypee is evaluating options in the Sun Moon and Star courts.

    6. If a person gains entry to JP gates, he can move anywhere within.

    7. In case gate system is introduced, it will first segregate Kosmos and Klassic from the rest of Wishtown.
    CommentQuote
  • construction status

    Kensington boulevard project construction even slower than Jaypee Aman project.
    CommentQuote