Sunday, April 21, 2013

Trijunction of Roads Close to Sector 89 Allows Good Location of Piyush Heights

Sometimes, by changing the perspective of analysing the real-estate projects, you get to realise importance of their location. For newly developing regions such as the Greater Faridabad, advantages of projects associated with their situation can be viewed from different perspectives. From one standpoint, a particular project might be at a relatively better position than the others but from another standpoint, that very project might not be at a better location. Let us take an example of the Piyush Heights, a project situated in sector 89 of Neharpar area.


While coming from the bypass road of Delhi-Ballabhgarh, sector 89 lies on the Kheri road and has a L-shaped layout, being at the corner of the region. This makes it closer to the Faridabad-Noida-Ghaziabad expressway than the bypass road. So, all projects in this sector such as Piyush Heights, Ferrous Heights, Vision One, Beverly Homes and others, enjoy a relatively convenient approach from the Greater Noida side. At the same time, it shall also be mentioned that approach from Kheri bridge road is also only 20 minutes away which means the the location is easily accessible from both the sides. A look at the map of this project would suggest that it is farther away from sectors 18 or 29 of Faridabad but is not the case in reality.


Why Piyush Heights Faridabad enjoys a good location can be analysed from the fact that is approachable from two main roads, one of which is an expressway. For all people who have to make use of the the FNG expressway for commutation, this presents one of the alternatives for living in peaceful and serene environments. A look at the map would tell that this project lies at tri-junction of roads. Besides the FNG Expressway, it is connected by Kheri Bridge road as well as another road which will be coming from Delhi and will be an offshoot of the bye-pass road.

Piyush Heights is a 2 and 3 BHK apartment project which will be offering about 1086 flats in total. There are 16 towers having different floor levels. In all towers there are 6 flats at one level of floor. 8 towers of 3 BHK units are of surface plus 11 configuration while only 1 tower of 3 BHK units has surface plus 13 configuration. There are 7 towers of 2 BHK units having a configuration of surface plus 12 level. Besides these residences, the project also meets the commitment of having flats for the economically weaker sections of the society. Large landscaped area, club and swimming pool are at the centre of the project. The 2 and 3 BHK units are 1164 and 1446 square feet area respectively making these ideal for mid-income level people.

Friday, April 19, 2013

Inferences from the Mulberry County price list

I was wondering that if someone were to invest a particular sum in a project and in a particular type of flat and that too in a region where there are tens of these projects coming up offering hundreds of variants of BHK units, what inferences can be drawn from their information brochures in general and the price list in particular. Price lists play an important role in making comparisons as do the location maps, localities and the floor plans of a project. For any particular project, such as the Mulberry Country Faridabad, the price list can be used to draw certain inferences and make comparisons with the other projects.



While looking at the Mulberry County price list, the first thing which a person views is the total price of the different unit prices. This brings to their knowledge how much is it actually going to cost them while buying an apartment in the project. Developers do advertise prices of their units on different media but, most of the time, these are the basic sale prices and the actual prices do differ a lot from these advertised ones.
So, the first thing that shall be done is to deduct basic sale prices from actual one in order to ascertain the difference. This difference can be compared with the ones in the other projects for similar units so as to ascertain which one is cheaper than the other.

The second step is to ascertain why this difference exists. So, each head of cost would need to be compared. This would help you to ascertain which heads are more or less expensive than the same ones in the other projects. But, ascertaining this is not the end in itself.

At the third step, you shall also try to establish justifiable reason into the difference of prices of these cost heads. This can be understood with an example. For example, if you find that the parking charges in the Mulberry Country Faridabad are less than that of the other projects, you shall also find out how many cars will be allowed parking in that price and what would be the area of parking. Is it that the more expensive ones are offering parking for more than one car? So, the rationale shall not be lost in order to make proper inferences.

This difference would tell you which units are priced at a reasonable level, assuming that all other things are almost constant. So, the price list helps you to make a better deal by knowing what are charges are reasonable and which are being exorbitantly charged.

2Bhk Apartment in NCR

When we talk about the 1980s, living standard has been changed of the Indian middle class when a small car named by Maruti entered in the market. Before that people used to live in extensive homes with open courtyards, embedded in abundant lanes. The concept of gated communities with 24X7 securities was created when the need for protection of car ascended.Families scooted to obtain the standard two bedroom-hall-kitchen (universally known as 2BHK), at first acceptance in the whole family, and later atomic families with small kids where a third bedroom was not a requisite.

Currently, the demand for 2BHK residential units beats demand for all other housing conformations in maximum cities. Take for example Delhi. As per data from PropIndex, Magicbricks.com’s quarterly index, in the past four quarters, the maximum demand was observed for 2BHK residential apartments and supply pleased this demand. Barring Gurgaon, where inclination slanted towards 3BHK, and most pockets in the city plus growth corridors such as Noida Expressway, Dwarka Expressway, Noida Extension and Ghaziabad saw the 2BHK attract maximum buyer demand.

North Delhi rules the branch when it comes to demand for 2BHK units, exclusively areas such as Pitampura and Rohini. In the Apr-Jun 2012 quarter, 45 per cent demand was registered for 2BHK leading to a deficit in supply. A 2BHK apartment guarantees a good return on investment. These apartments are short on maintenance, yet bring in a good appreciation rate.

Average property price per sq. ft. of a 2 BHK Apartment in Faridabad is Rs. 3800.The average price of a 2BHK in the size bracket of 1,000 sq. ft. in Dwarka would be about Rs. 8,000-10,000 per sq. ft. In MayurVihar, it would cost somewhere between Rs. 10,000-13,000 per sq. ft; Rs 5,000-6000 per sq.ft. in Indirapuram and Rs 4,500 per sq. ft. onwards in Noida Expressway. In Pitampura and Rohini, the values start at Rs. 12,000 per sq. ft.forwards.

Presently, maximum developers claim 55-60 per cent of their current lists is 2BHK units. This strengthens the fact that the pot of gold lies at the lowest of the pyramid!

Wednesday, April 17, 2013

Omaxe Heights, Sec-86, Faridabad- A Renowned Project

Omaxe Heights is a newimplicit residential project in Faridabad which has been hurled by Omaxe Group at Sector-86.Omaxe Heights deals peaceful anduniversal living options in Faridabad in form of 2Bhk and 3Bhkwhich shall be set up amongst wide bounces of lush greens.Omaxe Heights is a place that inspires all around personality development and growth of little residents. Omaxe Heights derives equipped with a host of futuristic comforts and conveniences.



Area Benefits: -An environment friendly township with a very good connectivity with all the necessities of daily life. International Hospital is found in just 3.5 kms away from the location, international school is situated within 200 metres, Railway station is just 6 kms away from the location, International airport is on38 kms, City Centre is located at a distance of 2 kms. This project is just 9 km far away from KMP (KundliManesarPalwal) Express Highway.Proposed Metro Rail Network upto Kundli. Rajeev Gandhi Education City & 2 IT Parks are planned in the nearby area. Murthal Engineering College at a distance of 2 kms.DPS, Swarnaprastha& Gateway International School are located in the nearby area.It is close to nature like Tau DeviLal Park.Proposed planning of more Residential Sectors,Hospitals & Schools by H.U.D.A.All such location advantages make Omaxe Heights a perfect place to live in.

Connectivity:-Taj Expressway & Faridabad-Noida-Ghaziabad Highway puts Omaxe Heights Flats in centre of Malls, Multiplexes with easy connectivity to Delhi, Gurgaon and Noida. It is estimated that Metro rail may also be available in very near future providing faster & smoother connection to the capital. Thus along with much better road and improved faster and comfortable bus services Faridabad will be a more decongested city with less dependence on private transport and easy availability to adjoining cities & towns. 

Niceties: -Omaxe Heights, embellished with classy specifications like private balcony with every apartments, hi tech security, fire fighting system, 24x7 water supply, Hi tech security and fire fighting system, 100% power backup, Ample open and covered stilt parking, huge sit on balconies, earthquake resistant system. Amenities like play area and splash pool, this project is complemented by regeneration and transformation amenities like In-house club with Snooker, Table tennis / Squash / Basketball court etc., Club house is having facility like Swimming pool, Gymnasium, indoor games (Table Tennis, card room)& Health Club, Steam, Jacuzzi and Sauna within the complex to reduce. Thus Omaxe Heights envisions transforming dreams into reality.

Provisions: -Omaxe Heights provides some of the most worthwhile infrastructure facilities such as water, drainage, sewerage and electricity in comparison to other areas, walls are painted with pleasing shades of OBD in Bedrooms and living area. Ceramic tiles,stainless steel sink in kitchens. Anti- skid ceramic tiles in balcony.Vitrified tiles throughout the apartment.All these features have become an outcome of advanced architectural planning and endorse the perfect harmony of aesthetics and functionality.

Sunday, April 14, 2013

An Analysis of BPTP Park Sentosa Price List


BPTP Park Sentosa is a 3 BHK only flats society coming up in sector 77 of the Parklands regions of BPTP. The project evokes curiosity among the buyers because it promises a way of life which the residents of Singapore are familiar with but is quite new to Greater Faridabad region. Some of its distinctive features such as skywalk, sky garden, sky gym, and a large swimming pool, are typical to and a part and parcel of the lives of Singaporean people. The BPTP Park Sentosa price list of these 1646 square feet units shows the basic sale price to be Rs 4250 per square feet.
The charges are summed up as below:

Charges
Rate (Rs/sq. feet)
Total (Rs.)
BSP
4250
6995500
DC
597
982662
FFC+PBIC+ECC
150
246900
IFMS
50
82300
club charges
250000
Covered car parking (1 slot)
300000
Price without PLC charges

8857362
When the PLC charges are included, the prices to the following:
PLC rate per sq. feet (Rs.)
Additional PLC price (Rs.)
Total Price (Rs.)
Landscape Facing
5%
212.5
349775
9207137
Corner Units
5%
212.5
349775
9207137
Ground Floor
7%
297.5
489685
9347047
1st to 2nd floor
5%
212.5
349775
9207137
3rd to 5th floor
4%
170
279820
9137182
6th to 9th floor
3%
127.5
209865
9067227
10th to 18th floor
0%
0
0
8857362
19th floor
5%
212.5
349775
9207137
20th to 21st floor
7%
297.5
489685
9347047
22nd to 23rd floor
8%
340
559640
9417002

There is no PLC on the mid-level floors from the 10 to 18th ones. From 19th floor onwards the PLC charges once again begin to increase from 5 percent to reach 8 percent for top level simply because the terrace has a number of recreational and sporting facilities which can be best used by the people living on top floors.

As can be seen, that the prices of the various units vary anywhere from Rs. 88.5 lakhs to 94.17 lakhs, though the BSP charges (which are generally advertised) are about Rs 70 lakhs. This means that the actual price which the buyers have to pay on BPTP Park Sentosa flats is a minimum of about 26 percent and maximum of 35 percent more than the BSP based price.

Friday, April 12, 2013

Details of the SRS Royal Hills Project Layout Plan

When I was looking at the SRS Royal Hills price list online, I realised that that though the possession is to be offered in 2016, the units are not completely sold off. While there are fresh booking rates mentioned in the SRS Royal Hills price list on many portals of property, there are resale prices of these units listed there. Mention of resale prices means that there are investors who want to realise the profits and sell their holdings in less than the fresh booking rates. This gives a good opportunity to new buyers to buy these flats in less than the developer determined rates.

Besides this price list, I was also inquisitive about how many flats does this project offer? Why? Because, this would have given me an idea of how quickly can the flats be sold off given the track record of success of the SRS Parivar group in delivering project successfully and to the satisfaction of clients. Here is what I discovered from the layout plan of the project.

The first thing that caught my attention was that this housing project is of high-rise with 13 to 16 storeys of apartments being developed. This is same as many other projects being developed in the area which are of multiple-rise type. There are four different types of towers, A, B, C and D. Tower A is of 2 BHK and there are 2 towers of A type which are of G+16 floors. Tower B is of 2+1 BHK and there are 7 of B type of G+13 types. 3 BHK in SRS Royal Hills Faridabad is of type C and there are 2 of C type of G+13. Tower D is of 3+1 BHK. There is one of D type of G+14 which is a 4 BHK unit. So, the skyline of these towers will be of different types when fully constructed.

Another important variation that can be noticed from the layout plan details is that there are different numbers of flats on a single floor in different towers. There are 5 flats on a single floor in towers of C and D type. 7 flats exist on a single floor in only one tower, which is named as B6. Rest all towers have 8 floors on a single floor.

There are 272 flats of A type (2 BHK), 770 of B type (2+1 BHK), 140 of C type (3 BHK) and 75 of D type (3+1 BHK) in SRS Royal Hills. So, there are a total of 1257 flats on offer.
As per the requirements of the government, every developer is required to construct low-cost houses for the economically weaker sections of the people. These types of flats are commonly called the EWS flats. There are four such blocks of these flats in the complex located in the eastern wing. On the western side, there is a shopping arcade and proposed E type of flats, exact configuration of which is not yet clear from the layout map.

Wednesday, April 10, 2013

Layout Plan of Omaxe Spa Village Flats

Omaxe Spa Village is situated in sector 78 of Greater Faridabad area. This project from the Omaxe group is comprises of 6 different types of residential units out of which 3 are of duplex type. Area of these Omaxe Spa Village Flats is 1600, 1900, 2350, 2800, 3350 and 4430 square feet. Out of these, 2800, 3350 and 4430 square feet units are of duplex type. While area units and Omaxe Spa Village Flats price list are clearly spelt out in any brochure, the information on how many towers are there for each type of area and what is their relative position to one another is to be gained from the layout maps of the projects.

The layout map of Omaxe Spa Village flats shows that there are a total of 6 towers. Three of these are the ASPEN towers and penthouse which house the 1600 and 2800 square feet area units of 3 BHK single level apartment and 3 BHK duplex apartment respectively. Each of these towers has total of 4 flats at one floor. Two of these ASPEN flats are of surface plus 13 level whereas one is of surface plus 14 level. These blocks of ASPEN units are situated towards the southern wing of the project which also has club and spa facility, swimming pool, community lawn, badminton court, amphitheatre and children play area. Omaxe Spa Village flats for the economically weaker sections of the society are also present here. These EWS flats are of surface plus 7 levels.

There are two towers of 1900 and 3350 square feet which are called Castle Tower and Castle Penthouse respectively. One of these is situated right across the entrance gate of the project and also has an adjoining children play area and lawn. The other Castle tower is located adjacent to one of ASPEN towers. 1900 square feet area has 3 BHK flats at single level and 3350 square feet are 4 BHK duplex flats. One of these is in configuration of surface plus 10 while the other is of surface plus 13 levels. Each of these has 4 units of flats at each level.

The third type of towers are the Signature towers. in fact, there is only one tower which has 3 units of flats at each level. These towers are of 2350 and 4430 square feet area and are single and duplex in nature respectively. A skating ring separates one of the Castle Towers from the Signature tower. This is of surface plus 12 levels.

With the help of these layout plans you can know the width of internal roads of the project, the relative position of the project elements and this helps you in choosing the unit as per your suitability.

Thursday, April 4, 2013

Duplex Living: Omaxe Spa Village Style

Duplex flats is one of the many different types of variants which the property can have. This variant is characterised by the presence of two different floors or levels of residences which are connected with one another by internal stairs and can even be reached independently by the common stairs or elevator approaches. While the other variants could be of area on a horizontal level and the level of luxury, duplex flats provide the floor or level-wise variation. This variant is less common as compared with the other variants because it is dearer proposition since it involves larger total area than the conventional ones. This is true of all regions where cluster housing projects have come up including the Greater Faridabad area. Omaxe Spa Village flats are notable duplex flats in this area that come in three different total area configurations such as 2800, 3350 and 4430 square feet.


Duplex flats are ideal choice for families where there is a need to segregate either the work from residence space or to house two families of a joint family. These type of flats provide privacy of work from home and also of the families from each other even while living together in one home. The Omaxe Spa Village flats in the 3350 and 4450 square feet area configurations also feature one room in the lower floor. This serves the purpose of keeping the servant residence away and separate from the other floor where the family would have a more private residence of its own. This also means that the lower level flats are more opportune to be used for work.

While these duplex Omaxe Spa Village Flats are labelled penthouses, meaning that these are 5 BHK units, it is only the 3350 square feet and 4430 square feet area flats which have a total of 4 BHK and 6 BHK units without taking into account the servant room. For the buyers, there is a choice to be made between the 4 BHK unit of 2850 square feet area and the duplex version of 3350 square feet. A look at the Omaxe Spa Village price list would show that the current prices of the 2850 square feet variant is less than than of the duplex version, simply because of the more area and creation of an additional level which involves higher construction costs. Omaxe has provide a wide array of options to the buyers by adding these duplex flats in the project. This has further enriched the inventory of flats in the Greater Faridabad area which is already having diversified residential apartments aimed at niche, middle and mass segment of buyers.

Interior Specifications of 3 BHK in KLJ Platinum Plus Attend To Practical Considerations of Modern Living

While space of the residential units is one of the criteria for determining the standard of living, interior finishing of the units also plays an important role in this regard. Depending on the profile of the project and its units, there is a corresponding way of designing and finishing the interiors. Let us take the example of KLJ Platinum Plus flats in order to know what interior material a mid-income level flat profile is expected to have in Greater Faridabad area.

                                     

The 3 BHK in KLJ Platinum Plus has a varied flooring in different areas. Imported marble is used in dining, kitchen and living areas which are likely to be used the most and are central to projection of image of flat to visitors who are welcomed in living area. The use of marble in flooring of kitchen gives it a continuity of look and feel that extends to kitchen. The bedrooms in this project are planned to be floored with wooden laminates which is not a new trend. All other floor surfaces are planned to be covered with the ceramic tiles with the only difference being in their quality. Toilets will be featuring the designer tiles, non-designer tiles will be used in the servant room and anti-skid ones in Balcony. Polished granite tiles will be used in lift lobby and Kota Stone in stairs.

The toilets of 3 BHK in KLJ Platinum Plus are planned to be done with designer tiles upto 7 feet height so that usage of water while bathing does not harm the walls. As per the modern living standards, there is a provision for glass partitioned bathing area. The fitments of toilets also include Jacuzzi, C.P. fittings and branded chinaware. Granite is to be used for making the counter of toilets. Use of uPVC will be done in external doors and window frames and glass will be used additionally for window shutters. In all rooms, there been provision for keeping the split A/cs. All electric fittings will be modular in nature and all electric wiring will be concealed and copper based.

The external wall finishing is planned to be given in the texture finish. The kitchen counter will be provided with the granite marble and from the counter level there will be designer tiles upto 2 feet height. Modular cabinets are also to be provided which is also in line with the modern trends of living.

These specifications remain same for both 2 as well as 3 BHK in KLJ Platinum Plus providing same measure and standards of living to the residents, irrespective of the size of units.

Tuesday, April 2, 2013

Comparing 2 BHK Flats in KLJ Greens with KLJ Platinum Plus

Making comparisons among the different projects and their units is inevitable for the buyers or investors. The scope of making this comparison might be varied, based on a number of different parameters but the true touchstone of selection is your precise requirement and suitability of some projects towards meeting that end better than some others. KLJ group has launched a number of residential projects in Sector 77 of the Neharpar area including the KLJ Greens and KLJ Platinum Plus which offer 2, 3 and 4 BHK units. For ease of deciding on which of the two projects are more suitable for you, here is a comparison of their units on different parameters.

 The first major difference between the two projects is that of area of units. The 2 BHK flats in KLJ Greens Faridabad comes along with a study, in 1279 square feet of area. This area is very close to being the average 3 BHK apartment with 3 toilets. In comparison, the 2 BHK in KLJ PLatinum Plus is in the range of 930 square feet with 2 toilets.

The 3 BHK units of Greens come along with a servant room, in an area of about 1602 square feet whereas the 3 BHK in KLj Platinum Plus is in the area of 1266 square feet. This means that the 3 BHK units of the Greens project are about 30 percent more than the Platinum units. 4 BHK units along with a servant room are available only in the Greens and not in the Platinum Plus project and these are 2141 square feet of area, very close to the full plot size of 250 square yards.

Since both the projects are located in sector 77, there is not much of location difference between the two. Both the projects have modern amenities on offer to the people including a primary school, swimming pool, jogging tracks and others. Both are close to the proposed Eastern Periphery Expressway and Yamuna Expressway. However, the area sizes clearly signify that the Greens project is more luxurious and, hence, dearer than the Platinum project. However, due to its being relatively less expensive and the area also being reasonable enough for families to live, the Platinum Plus projects can get more buyers as it caters to the mid-income segment of people. For this reason, one can check that despite a later date commitment of possession delivery, the Platinum project is sold out faster than the Greens project which has committed possession delivery time of this year only but the units are not fully sold.