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Jaypee Greens Wishtown, Noida

Last updated: August 17 2020
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  • Re : Jaypee Greens Wishtown, Noida

    Phantom II,

    Very aptly analysed n equally well described.

    At the end of the day, it is like this....if you want a great location vis-a-vis Delhi...you have to choose WT, which is a package of goodies and commercialism...on the other hand, for purely a great quality living, it is GN.
    Last edited July 23 2012, 12:23 AM.
    Do unto others as if you were the others.

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    • Re : Jaypee Greens Wishtown, Noida

      Ved, Shaurya29 - Agree with your analysis on location... But remember JP ka sabse bada negative is endless supply, jiske kaaran JP is value for money... but this endless supply will keep on limiting the prices to rise for a long amount of time...

      Even the prices have increased only in properties which have least supply... So many properties of JP will remain good for end use but not for investment for considerably more time to come...

      Comment


      • Re : Jaypee Greens Wishtown, Noida

        Originally posted by RamanT View Post
        Ved, Shaurya29 - Agree with your analysis on location... But remember JP ka sabse bada negative is endless supply, jiske kaaran JP is value for money... but this endless supply will keep on limiting the prices to rise for a long amount of time...

        Even the prices have increased only in properties which have least supply... So many properties of JP will remain good for end use but not for investment for considerably more time to come...
        Raman Bhai - agree with this partially. See in Noida (especially the expressway and other developing zones) - price movement is done a lot on speculation - on what may be (as 80% is UC currently)

        Why is it that LB is on a premium over Klassic/Kosmos - its not as if the end products are vastly different, infact if anything - Klassic/Kosmos have an advantage of Location and being part of a township

        The reason is simple - LB has constructed faster and it will be RTM faster while Klassic/Kosmos will take some time to be properly inhabited. Further the risk with such a huge township and the underlying fear is greater because so many MORE things can go wrong here vis-a-vis an LB kind of project

        Therefore currently Kosmos is at 3400 and LB is at 4800 (roughly)

        Now fast forward in the future say 2-3 years. Now its not speculative any more, its in front of your eyes - if both provide comparable construction quality and Jaypee additionally provides a better living experience vide being a township (with a multitude of features) and because of a slightly better locational advantage, tell me why would I pay a premium to LB anymore? Its just not logical - I am getting a fruit there and a slightly juicier fruit here - I'll probably pay more for the juicier fruit if not atleast the same

        Well what should happen then WRT price - either LB will come down or Kosmos will go up or both will come down (because of oversupply) or may go up because of some mass/rapid urbanization in the region - not sure how the price will go - but what is straightforward is that the DIFFERENCE in price will come down

        So the point I am trying to convey is - in the future, it will be less about Jaypee having more or less supply, it will be much more on how various projects that are differently priced currently owing to speculative projections on completion timelines etc will start to equalize in terms of price based the category of the unit and the demand/supply of that category type within this area. What is visually there will control pricing rather than speculation

        Like you rightly said - niche products should rise faster and products with supply overhang will rise slower but would still equalize within the builders/projects of the general area (provided other aspects are generally the same and not fundamentally different)
        Last edited July 22 2012, 10:51 PM.

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        • Re : Jaypee Greens Wishtown, Noida

          Do you think Klassic/Kosmos has a better location as compared to LB.
          To me, anything on that side of expressway has a worse location than
          Sector-100, 107 and 110 etc which are on opposite side.

          Also, being part of a big township is an advantage if Wishtown's facilities
          are anything similar to JP Greater Noida. Here, you have 20000 flats and the construction is going to go on for ever and people fear that it takes a very brave person to predict that Wishtown will not come to periodic halts due to several political and economical reasons .

          And also, I think you should compare JP's rates with other poorer locations like 7X . Even they are quoting higher than Klassic/Kosmos. Prateek's project is quoting higher than JP and that project is in Sec-120.

          So, its just that right now people dont have enough faith in JP and till now JP has done everything possible to make people believe so.

          For JP this should be the tagline "If you book today, its for your children. If you book tomorrow, its for your grandchildren."

          Till now JP has not delivered any single tower . Tomorrow if a sadakchaap builder comes at a sadakchaap location, still people will want to try that as they already know whats the story with JP.

          [QUOTE=dineshsays;493319]Raman Bhai - agree with this partially. See in
          Why is it that LB is on a premium over Klassic/Kosmos - its not as if the end products are vastly different, infact if anything - Klassic/Kosmos have an advantage of Location and being part of a township

          Comment


          • Re : Jaypee Greens Wishtown, Noida

            For many people jaypee will still take yrs to deliver, they just say jaypee, no, too slow construction. Despite excellent construction quality jp has spoiled its name due to slow progress and too big inventories.

            If ats village sells at 11000 Rs psf its a shame that pebble beach sells also at 11000 rs psf. If you compare productwise pebble shd cost double as compared to ats and hopefully it will happen some day but that day remains bit far due to slow work speed by jp.

            Kosmos etc...have too big inventories and i doubt if it will fetch above 4 k on posession, i am bullish on golf side projects but have my doubts for mass products like kosmos garden isles etc...they will take a lot of time to get constructed n completely occupied.
            If thou wilt make a happy man, add not unto his riches but take away from his desires

            Comment


            • Re : Jaypee Greens Wishtown, Noida

              Originally posted by phantomII View Post
              I visited JP Greater Noida a few days back to see what can be expected from Wishtown. On my way back, I also made a short stop at the Wishtown marketing office. Here is a summary of the info I gathered with some of my observations.

              The GN golf course is spread over 200 acres and is a championship level 18-hole course. The Wishtown Golf course is only 97 acres (18 holes) + 40 acres (9 holes) = 137 acres.

              The GN golf course has been designed keeping GOLF in mind, and residential apartments & villas are built on its periphery (with the exception of the 4 Sun Court towers). The Wishtown golf course has been designed with the primary intention of selling residential units.

              The membership of the JP GN golf course comes free with every purchase of real estate in JP GN. In case you sell your holding, the membership gets transferred to the new owner. In case you want to purchase a separate membership, the current rate is 21 lacs.

              JP GN has a fantastic Sports Complex. You have to see it to believe it. It’s like having a Siri-fort Sports complex next to your home with top-notch facilities. The one time life membership for a family is Rs. 5 lacs and monthly membership fee is Rs. 1200. Totally worth it and would not think twice about it.

              Nothing like the GN Sports complex is planned in Wishtown as of now, but the Wishtown marketing guy told that JP still has a lot of space (for example there is warehouse just south of the Jaypee Hospital) where a big sports complex could come up. Sounded a bit too vague for me to digest and even if it does comes up, I doubt it will be even a shade of the GN sports complex.

              The GN villas are something really exclusive. You could compare it to a South Delhi farmhouse experience without the hassle of maintaining a farmhouse. Very quite & very private. They have a handful of villas on 500 sq yd plots which are still available. JP will construct the villa and hand it over to you in 18 months as a bare shell. The outer facade is controlled by JP and you can choose between 2-3 design options. The rate is around 5.5 cr.

              You just cannot compare the GN villas with the Wishtown GC plots/villas as in Wishtown they will be surrounded by thousands of high rise apartments. I’m not sure how comfortable one will feel with a thousand eyes staring at you when one is sitting in his villa terrace.

              Wishtown GC side only (incl. Kube & Orchards and excl. KB) has about 100 towers launched with inventory of around 7000+ apartments & 450+ plots/villas. Looking at their masterplan, one can see that another 60+ towers are still to be launched. So one can easily expect that another 4000-4500 apartments will be added to the total inventory over a period of 10 years.

              The good part is that wishtown GC side is being built in a left to right fashion so it will become inhabitable in say about 18-24 months when Kalypso, Imperial, PC & PH will be handed over. But the famous GC views will have some eyesore points due to massive construction going on in the middle island for years to come.

              My takeaways:

              1. the Golf Living experience at Wishtown will not be more than 30-35% of the Greater Noida experience.

              2. The Boomerang Membership is only worth if you are a golfer. Otherwise it is better to wait for the Main Sports complex to come up (if it ever does).

              3. I would go for an apartment in Pebble Beach or Augusta Homes (2nd floor +) over a plot or villa because of Privacy & GC view. The plots/villas have neither.

              4. I would go for a really high floor in a high-rise tower (20 floor +) to get some aloofness from the congestion & construction activity unless your apartment & tower offers genuinely good views of the GC. My take is that such units are only 10-15% of the total units which are being sold as GC view units. So either a true GC view unit or go for a really high floor.

              5. Wishtown apartments are surely undervalued at present. Jaypee keeps pulling some stunts from time to time to increase the perceived value, for example, the strange pricing on their website and look at the recent launches like Boomerang, Kristal & Kasablanca. But it’s going to take a lot more from Jaypee before the market starts to price wishtown fairly. There are some genuine complex issues with respect to developing such a large township where Jaypee needs to deliver. But there are some fairly simple areas where Jaypee could make quick progress like having a responsive Customer Care department and remove the ambiguity related to basic things like club memberships, visitor parkings, etc (check the list being compiled by Dineshsays). Such information would be readily available from most other builders at the time of booking itself, but in Wishtown, buyers have to struggle (under-statement) to get even basic issues clarified. I think the problem with Jaypee is that it is too big in size for it to get these small things to work. So if I am a current owner of a Wishtown property, I can only wait and hope for this dream to the fulfilled. And in case I am currently thinking of investing in Wishtown, I would easily wait for 6 months and then reassess the situation. There is nothing on ground to suggest the prices will runaway in this period.
              Phantom - accept my complements - very astute observations in general. Glad to have read your views.

              A few points I'd like to make, which should be considered as an accompaniment to your post.


              1. Size of the Golf Course. I think its fair for you (and you Shaurya Bhai) to understand how big a championship level course needs to be. The Jaypee Greater Noida course is an anomaly in terms of the size (in a good way). Please note that it is INDIA's biggest Golf Course. Further a HUGE area of the Golf course (part of 200 acres) is included in the massive 300 yard by 100 yard practice range (which is not there in WT).

              WT 18 hole course at ~ 100 acres is sufficient to be a championship level course. Some facts (confirmed via our friend Mr. Google):

              - Noida Golf Course is 97 acres
              - Qutub Golf Course (Lado Sarai) is 110 acres
              - Army Golf Course 49 acres

              Jaypee WT is a slightly tighter layout but is dispersed with lakes and bunkers and should be a very interesting experience

              2. Importance of 18+9 holes - only Delhi GC and Classic in Manesar are the only 2 other clubs in NCR to offer this facility. You have the option to play the shorter 9 hole, par 3 course to warm up or you want a quick game and then go onto the 18 hole course, it will do good for when rush picks up

              3. Membership of GN GC is free with all purchases of GN flats - please confirm this once as per my knowledge only select apartments like Sun Court/Earth Court and the Villas and Townhomes gave this complimentary. These are only 10% of the total units on sale at GN. I don't think this is correct

              4. Sports complex at GN - is awesome, I fully endorse that. I also agree that while the Master Plan of WT does show a whole host of sporting grounds all across the township - I dont think something as dedicated as this is available. I wouldnt think twice before buying this membership also (I also got the offer to buy this in GN - but I'll only get this if I get the studio apartment I am thinking of there (more on this in a bit))

              5. Coming to GN vs WT comparison - it is a slightly unfair comparison. GN is the best, ultra low density, extremely open, extremely green, top class campus - probably the best in NCR. GN property is really a dream - I often go there and think that I should get a studio at least to spend my weekends (I am still pondering). There is a reason why this property is trading at 3 TIMES the average Greater Noida rate. If anyone goes to GN and comes back to say WT is going to be like that, is mistaken - WT is a mass market, multi segment, multi use township which is very unlike GN which is an interpretation of Resort living. WT is all about location. Jaypee GN for most would be a second home or a getaway or an NRI investment or a rich businessman in these parts and such. WT on the other hand will have everyone - from 1 BHK owners in Kosmos to 5000 sq ft one house per tower owners in Boomerang Residency and Pebble Court

              6. Villa living in GN vs WT - agree with you, no comparison (except location benefit for WT)

              7. Golf Views - agree with you, if you don't choose carefully you may have construction on your head for a few years - therefore the unit in WT is very very important. 30% experience vs GN may be a little unfair - I'd say 60% or so depending on the Unit is more like it (my opinion only). Floor preference over 20 stories is subjective - I did a massive exercise in determining ideal floors for this and felt that it TOTALLY depended on how close your unit was to the GC and the length of the view ( I personally endorse your views having brought a 20+ floor flat in Kalypso having long views). However in some case like Augusta/Pebble - I'd actually go for much lower floors - you can 'smell' the grass if you know what I mean

              8. Number of towers in the GC area left (still to be launched) is more close to 25-30 (only 60% of the Pebble Beach island is left and the strip next to Jaypee School/JIIT is left)

              9. WT pricing - yes is undervalued - will remain so for some more time. Triggers for momentum build up will play only in 1-2 years time. You are further right that WT is complex and Jaypee doesn't help its own perception by not being open and transparent and keeping things hidden and undisclosed

              10. Subject of waiting before entering WT - agreed prices are not going to run away but select good units are not going to be easy to find in the same token at easy prices. Factor both when making a decision. In anycase if you are on the sidelines then be cognizant to act before the momentum trigger really kicks in - it HAS to in the intermediate term.

              Again - well written assessment, I really liked reading your observations

              Comment


              • Re : Jaypee Greens Wishtown, Noida

                [QUOTE=realguru;493358]Do you think Klassic/Kosmos has a better location as compared to LB.
                To me, anything on that side of expressway has a worse location than
                Sector-100, 107 and 110 etc which are on opposite side.

                Also, being part of a big township is an advantage if Wishtown's facilities
                are anything similar to JP Greater Noida. Here, you have 20000 flats and the construction is going to go on for ever and people fear that it takes a very brave person to predict that Wishtown will not come to periodic halts due to several political and economical reasons .

                And also, I think you should compare JP's rates with other poorer locations like 7X . Even they are quoting higher than Klassic/Kosmos. Prateek's project is quoting higher than JP and that project is in Sec-120.

                So, its just that right now people dont have enough faith in JP and till now JP has done everything possible to make people believe so.

                For JP this should be the tagline "If you book today, its for your children. If you book tomorrow, its for your grandchildren."

                Till now JP has not delivered any single tower . Tomorrow if a sadakchaap builder comes at a sadakchaap location, still people will want to try that as they already know whats the story with JP.

                Originally posted by dineshsays View Post
                Raman Bhai - agree with this partially. See in
                Why is it that LB is on a premium over Klassic/Kosmos - its not as if the end products are vastly different, infact if anything - Klassic/Kosmos have an advantage of Location and being part of a township

                Let me get this right, per you:

                - ANYTHING on this side of the expressway is worse of than 100, 107 etc.
                - WT prices should be compared to with 7x sectors
                - Benefits of a township are there only if it is a GN like property
                - ANY sadakchap builder will outsell Jaypee


                Lets just agree to disagree bro - I think you have very strong views against Jaypee and are sold against it.

                The very best to you for your RE purchases

                Cheers

                Comment


                • Re : Jaypee Greens Wishtown, Noida

                  Originally posted by dineshsays View Post
                  Raman Bhai - agree with this partially. See in Noida (especially the expressway and other developing zones) - price movement is done a lot on speculation - on what may be (as 80% is UC currently)

                  Why is it that LB is on a premium over Klassic/Kosmos - its not as if the end products are vastly different, infact if anything - Klassic/Kosmos have an advantage of Location and being part of a township

                  The reason is simple - LB has constructed faster and it will be RTM faster while Klassic/Kosmos will take some time to be properly inhabited. Further the risk with such a huge township and the underlying fear is greater because so many MORE things can go wrong here vis-a-vis an LB kind of project

                  Therefore currently Kosmos is at 3400 and LB is at 4800 (roughly)

                  Now fast forward in the future say 2-3 years. Now its not speculative any more, its in front of your eyes - if both provide comparable construction quality and Jaypee additionally provides a better living experience vide being a township (with a multitude of features) and because of a slightly better locational advantage, tell me why would I pay a premium to LB anymore? Its just not logical - I am getting a fruit there and a slightly juicier fruit here - I'll probably pay more for the juicier fruit if not atleast the same

                  Well what should happen then WRT price - either LB will come down or Kosmos will go up or both will come down (because of oversupply) or may go up because of some mass/rapid urbanization in the region - not sure how the price will go - but what is straightforward is that the DIFFERENCE in price will come down

                  So the point I am trying to convey is - in the future, it will be less about Jaypee having more or less supply, it will be much more on how various projects that are differently priced currently owing to speculative projections on completion timelines etc will start to equalize in terms of price based the category of the unit and the demand/supply of that category type within this area. What is visually there will control pricing rather than speculation

                  Like you rightly said - niche products should rise faster and products with supply overhang will rise slower but would still equalize within the builders/projects of the general area (provided other aspects are generally the same and not fundamentally different)
                  Dinesh bhai agree to ur hypothesis, but even if that happens(say kosmos to 4.5k on possession), there still will remain huge value in JP projects for quite sometime...like a laggard kosmos towers still available at 3.5k, a laggard KB or may be kasa isles still available at 4k... or a kube still available at 5k...some might have value for excellent location, some for excellent plan and some for excellent ventillation/sun etc etc...

                  The real question would then be how many new end users/investors can absorb these units...

                  JP as a Value buy will remain for long even though some people will start making money

                  I guess the difference would be:
                  1) There would be some people who would have made money in those budget units(as of now most people have made money in very exclusive units/plots)
                  2) JP would have delivered something and people could see the difference of living in an integrated township or atleast something delivered

                  Comment


                  • Re : Jaypee Greens Wishtown, Noida

                    Common Sense - Which out of these can be denied

                    1. Location of Japyee wish town, even Golf or Non golf is better then most Noida sector, far better then 7x, 143, 120, 119 etc, and slightly better than 100, 107, 137 !!

                    2. Quality of construction of Jaypee is better then most builders if not same.

                    3. Might be delayed, Jaypee will deliver the product so safer than most builders !!

                    4. Jaypee ki aukaat hae ... charge less interest , very reasonable transfer charges, very stringent processes so safe..

                    5. Have not artificial jacked up the prices so prices in fresh and resale is not exuberantly different ... not like a difference of 1000 rs psqt


                    so in my views, Jaypee is one of the safest investments in NCR rite now ... you will surely get 15-20 % returns ... you might make more with some other builders.. but if you compare something like KBA/KPA/Isles which is selling for price equivalent to projects in shady sectors like 119, 143, 120 etc and most crap builders like amarpali, supertech etc... thats a S T E A L ...... its jaypee don;t pay hefty margins to brokers so no1 hard sells it like the projects for supertech, gulshan, amaeplai and or pata nahin kon kon ... U pick projects from these builders from last 5 years and compare with jaypee and see who has delayed more

                    good luck guys who is buying projects with these builders coz of lucrative pre launch discounts

                    Comment


                    • Re : Jaypee Greens Wishtown, Noida

                      Originally posted by Bobbydel View Post
                      For many people jaypee will still take yrs to deliver, they just say jaypee, no, too slow construction. Despite excellent construction quality jp has spoiled its name due to slow progress and too big inventories.

                      If ats village sells at 11000 Rs psf its a shame that pebble beach sells also at 11000 rs psf. If you compare productwise pebble shd cost double as compared to ats and hopefully it will happen some day but that day remains bit far due to slow work speed by jp.

                      Kosmos etc...have too big inventories and i doubt if it will fetch above 4 k on posession, i am bullish on golf side projects but have my doubts for mass products like kosmos garden isles etc...they will take a lot of time to get constructed n completely occupied.
                      Bobbydel - no fair to compare RTM project with UC project.

                      Comment

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