5 Smart Tips That'll Make Your Property Buying Experience Breezy

The real estate market is unforgiving. Take a wrong step and it’ll show you no mercy besides tagging you as a rookie, or maybe somewhat of a living-breathing example of what NOT to do when investing for the first time. And let’s not mention the fear that’ll be instilled in you about never making another investment in property (on your own) ever again.

Now that’s a lot to live with, and honestly nobody wants the horrors of a bad investment to haunt them for life.

So, what do you do? Well, you can start-off by religiously following some of the tips given below.

1. Knowing Your Limits

This is one mistake novice investors make all the time. You go out looking for houses without considering your budget. And even if you do have a budget, you’ll probably misjudge the inclusions of carrying cost and mortgage payments. But that’s not all, you’ll also have to consider your spending habits which include your day-to-day expenses for utilities. Chalk out a plan by assessing how much you save monthly by deducting all the costs for utilities. When you’re done with that, fix a budget for the (property) purchase and calculate the amount you’ll to spend on the house upkeep and mortgage installments (if you’ve taken a loan).

You’re still not done though, because saving is essential. And that means watching how you spend money and what you spend it on.

2. Scour Every Nook And Corner

Remember to leave no stone unturned to find the right property, neighbourhood, and deal for yourself. Look, there’s a high probability that you’ll be hunting for property on your own, which means checking on the world wide web (mostly because the options are limitless and the process is convenient). And real estate websites like commonfloor.com make it easy for you with virtual tours, image galleries, and videos. So, make your checklist on real estate websites and visit every property because while you get most of the information online, it’s always better to confirm everything with a site visit.

3. Don’t Like What You See? Just Walk Away!

Purchasing a house is going to be a big step forward in your life. And when you take that step, you probably would’ve planned-out your future—a happily married life with your wife and children—in the house you fell in love with when you first laid your eyes on. Sounds like a fairytale doesn’t it? But wait, what if the house you love has high maintenance charges or comes at a price beyond your budget? Would you still go ahead and purchase it knowing that you’ll be facing a financial crisis that’ll jeopardise your ‘happily married life’ ?

No! You wouldn’t, and you never should go for a deal like that. So, when you do see a house next time, do the math, run the numbers. And when everything seems right, make the purchase. But if that’s not the case, just walk away!

4. Prioritising The Purpose Of A Purchase

You’ll have to know what’s the sole purpose behind purchasing the property, and for how long you intend to stay in it? The term will be decided by the mortgage that you’ve taken. So, if you’re the kind to move away in a span of say, 5 years, looking for alternatives will be a better option.

Selling your property because you couldn’t pay the mortgage is something you don’t want at any cost. Your assets are valuable, therefore it’s always best to prioritize the mortgage amount and the term before making an investment.

5. You’re Not The Only Boss

Just because you’re the one with the cash doesn’t give you the right to make rash investments. You’ll be needing all the help you can find. And that includes not just the financial experts, lawyers, and real estate agents, but also your friends, and family members. They’ll be giving you sound advice and suggestions, because you can get caught up in all the excitement of buying a property in india.

You have to be like a ninja—always wary of the things happening around you. You have to stay sharp and keep an eye out for developments in the market besides learning from the mistakes professionals (who excel in losing money on bad investments) make in real estate. It’s your hard earned money in question, and you wouldn’t want to squander it all away because of the silly mistakes you knew you could’ve avoided.

10 Common Mistake Renters Makes

When moving into a rented house, after signing the lease, you would be taking care of someone else’s property. However, there are some mistakes that most tenants do when living in a rented place. 

Declining the renter’s insurance

Usually the landlord would have insurance on the property that he lets out on rent. However, this doesn’t cover the property of the renter. You can call your insurance carrier and ask about coverages. This way any loss of property on a rented property doesn’t incur any personal financial loss. 

Don’t sign contract lease without reading it

The contract would have the details of the lease. Whether it is an apartment, flat or a house for rent in Bangalore, the details would include the start date, the length of the lease, and the amount of deposit and terms of the agreement. Ensure that the owner gives a copy of the same to you. 

Don’t pay rent beyond due date 

Some of the rental agreements would include a fine if the rent is due beyond a fixed date. It is therefore best to make all the payments before the last date. If the date is causing a problem, it is best to talk to your landlord and sort out the wrinkles in the contract. This way no late fees are incurred. 

Not reporting of problems in the property when they occur 

Most of the landlords are dependent on the tenant to inform them of the problems when it occurs with the property. The size of the problem does not matter. To cite an instance, if there is a problem with the plumbing, before it leads to bigger issues, it is best to inform and get it repaired. This way the owner saves money and it also keeps the tenant safe. 

Inviting more people to stay with you

Most property owners would clearly state whether you are allowed to invite other members to stay with you in the apartment. If it is a place like a paying guest in Bangalore or Mumbai, then it is understood that the place would have multiple people staying at the apartment. However, it is best to clarify all doubts before signing the lease with the landlord. Sometimes, you may want a roommate to share the rent costs, and then too clarify the same before moving in. You cannot sublet apartments, therefore, the best way to avoid hassles is to ask the property owner and be clear about all things before moving in. 

Failing to provide notice before moving

Most landlords would have their set of rules about moving out of an apartment mentioned in the lease. They usually ask for a month’s notice, however, if that is not feasible, the tenant may even have to pay a month’s rent. To avoid this, the best way is to clear all doubts with the property owner and if possible find another tenant who can replace you as soon as possible. The landlord does not incur any loss of rent making him happy.

Real estate will ever crash?

Indeed a Big Question
So many times I've come across people who say it is high time inflation in real estate and the market is going to crash. A basic understanding of real estate and finance would prevent many of these so-called "financial writers" from their fantasy headlines. Remember, these are writers--not real estate geniuses. They are people who make a low five-figure income putting words on paper. They love exciting doom and gloom headlines. 

They interview self-proclaimed experts from the stock market arena who know NOTHING about real estate. "Sell all your real estate and buy stocks from me." Real estate cannot be compared against other financial markets like you would compare a Yamaha against a Honda. 

Much of the value of the stock market and other financial markets is "good will." The only solid asset of some companies is the real estate they own. One good scandal, lawsuit, or moronic manager and that "non-real estate" value can go up in a puff of smoke.

Real estate: The foundation of wealth, currency, value

Real estate will NEVER EVER crash. It never has, it never will. It cannot happen. It is NOT possible. Yes, there are corrections.

A total crash in the general market will not happen. You will never see a Rs. 80 Lac house become a Rs. 20 Lac house. Not unless everything else is devalued, and then it makes no difference. If real estate were to sell for "pennies on the dollar" then the days of penny candy will be back, and you'll get change from a buck back from MacDonalds again.

You will never have a 1500 square foot house sell for Rs. 20 lac while a Toyota Innova sells for Rs. 20 Lac. All other value in this world is basically tied to real estate. If real estate plunged, so would everything else. But it is not going to happen.

If values began to plunge, money would rush in so quick your head would spin. Japan, Germany, or dozens of other capital markets would flow this way.

Local markets "correct" themselves

Even in local markets this is the still true. When Boeing shut down, the market was hurt bad. Someone literally put up a billboard saying "Will the last person leaving Seattle please turn out the lights?" Well, where is that market now? And what happened when local people moved out?

FIIs came in and bought up properties and made millions upon millions upon millions. Over last 10 years, I've seen some corrections around different parts of country, but nothing resembling a crash. I have books on my shelf about the coming real estate crash of year 80s, crash of the 90s, etc. It never happens. It never will.

Authors that write those books have no greater insight to the future of the world than the heaven's gate people or Jonestown groupies. But like those organizations, there are always nuts willing to listen to financial fanatics. The definition of fanatic is "zeal without knowledge".

Real estate doesn't crash. Not nationwide. Not without a general crash of everything. And believe me, the stock market, commodities etc. would have gone down the toilet long before. The same stock market writers predicting a real estate crash would be leaping from a ledge.

Now, I am talking the residential market and ONLY the residential market. Commercial real estate and other areas can have wider swings. Hotels can be overbuilt or shopping centers can be overbuilt.

But, it corrects. The plan and path for an investor should not be one of panic. There are things to do and not to do.

Here is what you should do . . .

1. Avoid or be extremely careful of areas that are highly dependent on one employer, industry or other factor. A large company shutting down or having big layoffs can drastically affect a local market. Well this point doesn't worry Bangalore real-estate because it has so many industries.

On the other hand, in the same area you can also have both stability and volatility. We had a steel plant shut down a few miles away from me and that local area was hurting. At the same time, I live near an extremely stable University that has to turn away students and the market is quite stable. So, in the same city or adjoining cities you can have both safe and risky areas.

2. Stick to bread and butter properties. The average property that any Tom, Dick and Harry would live in. Even villas or apartment complexes can have more volatility.

If you are following a buy and hold philosophy (which I do not advocate), than you need something very stable to hold on to-residential single family homes in the starter home range and just above. High priced homes can be volatile, too.

3. Be careful about "buy and hold." The plan of buy all the real estate you can and hold on for dear life has flaws. I heard one guru say "buy all the real estate you can and hold on by your fingernails if you need to." I know of many people who acquired the nicknames "nubby" or "stubby" throughout the years.

It is very high risk to be highly leveraged with no plan for a downside. The same guru also used to say "Negative cash flow is like bad breath; it's better than no breath at all."

Well, I've seen it squeeze the breath right out of many people leaving tragedies of everything from bankruptcy to divorce and even death and suicide. Even a small market correction in prices or rents and someone has to begin eating their portfolio and that rarely works.

4. Have some reserves. If the only way you have food for your family is if all the tenants pay, there's a problem. If a property flooding or needing a new roof means you can't make mortgage payments, you have a problem. If you clothe your kids from what tenants leave behind, you've got a cash flow problem and probably not the happiest kids.

This isn't just a joke. I've known people that were that tightly stretched and that even ate the food tenants left behind. Anyone following a strategy where there is little or no cash flow and no ability to handle problems or a market correction is gambling with their finances, future and even family. Again, a buy and hold strategy must be very carefully planned out.

5. Make your profit going in. No other strategy makes sense. You don't need to "buy and hold on for dear life." The greatest thing about real estate is that you can profit from an "inefficient" market. The fact that there can be profit from the moment you own the property is wonderful and quite unique to real estate.

When a stock broker shows you how to buy IBM stock at less than the price your neighbor is paying right now, this very moment, then pay attention to what he has to say. Until then, learn all you can about real estate. There are many, many strategies and techniques to make money when you buy the property.

When you are good at it, you can buy and resell quickly and make a large profit. When that happens, you have little concern for what happens to the market ten years, one year, or even one month from now.

It's about education. When a stock market analyst tells you that real estate is going to crash, he is only demonstrating his ignorance. When a real estate investor is worried about a crash or even a correction, that is also about lack of education.

6. Learn to forecast a market. That doesn't have to be all that hard or ultra-technical. You can watch your local market for factors such as "housing starts" and new and existing home sales.

Basically there are even some simpler predictors available from the Board of Realtors. I like the "average days on market" factor that is available in the sold information. That is the time between the listing of a property and the sale date. When that time begins to go up, a market is turning. If you want to apply a little calculus, you can even catch it sooner, but I won't get into that here.


But, back to the original message. Real Estate Will NEVER Crash--no matter how many headlines or talking heads say so.

Why Real Estate Investors Are Heading Towards North Bangalore

Bangalore has one of the most thriving real estate markets of the country. Although the entire city is bustling with residential and commercial projects, north Bangalore is the new destination for developers and buyers. Let’s find out why. 

If you live in Bangalore, you would know about the real estate market of the city. Ever since the establishment of IT sectors in Whitefield and Electronic City, there has been a huge surge in the demand for good residential and commercial properties in these areas. Over the past decade, the Sarjapur-Marathahalli region has gained prominence as the best location for office spaces in the city. Similarly, many commercial properties came up on the entire stretch of Outer Ring Road (ORR), as it is a Special Economic Zone and home to many IT companies. However, the scenario is changing now as north Bangalore is experiencing many infrastructural developments. This article talks about the prospects of north Bangalore as the new realty hotspot of the city. 

Saturation Point in Other Parts of Bangalore 

A major part of Bangalore’s real estate activity is concentrated in Electronic City and Whitefield. The government developed both these places. Karnataka Industrial Areas Development Board (KIADB) allotted lands for establishment of IT parks on ORR. Bangalore Development Authority was also responsible for developing ORR. Private developers and the state government have played a huge role in transforming these areas. 

Due to the development of commercial real estate, the demand for good residential projects went up in these areas. These localities have good infrastructure and lie in close proximity to commercial districts. Hence, property prices or rental rates are quite high here. According to CommonFloor.com, the average selling price of a property in Whitefield is Rs 5,183 per square feet. You can rent a 2 BHK house in this locality for Rs 21,109 per month. 

Infrastructural Developments in North Bangalore 

Since, all the prime localities in Bangalore have reached a saturation point in terms of real estate projects, the focus is now being shifted to north Bangalore. Government has come up with two mega projects to develop this part of the city. 

The first project is the prestigious Kempegowda International Airport. The airport is built on 4,700 acres of land. The project is expected to create approximately 40 million square feet of real estate space in the coming decade. It is the busiest airport in south India and the third largest in the country.

The second major infrastructural development will take place on 3,000 acres of land. This huge plot has been allotted for the establishment of three major industries; Aerospace Park, Hardware Park, and IT park. Electronic City is one-tenth of this upcoming industrial area. Imagine the number of jobs it will create and its positive effect on the real estate market. 

Good Sale Price Appreciation in North Bangalore 

Unlike Electronic City or Whitefield, north Bangalore witnessed a development in residential real estate, even before the commencement of IT parks. The area has a good number of schools, colleges, hospitals, and shopping complexes. 

According to CommonFloor.com, the average selling price of a property in Devanahalli is Rs 4,237 per square feet. If you think this is lesser than Whitefield, wait till you hear about the estimated sale price appreciation of a property in this area. The figure is a good 26.8 percent per year. This is way more that Whitefield where properties have an estimated sale price appreciation of -0.7 percent. This shows that north Bangalore is climbing the real estate ladder and will soon become one of the most popular commercial and residential locations of the city. 

Real estate experts have predicted a good future for north Bangalore as more and more investors and buyers are moving in this direction. If you are planning to invest in property in Bangalore, head north.

Why real estate prices are sky rocketting

Ever wondered a flat which was just 40 lacs few years back is now being sold at 70 lacs. Specially in cities like Bangalore which is expanding 360 degree wise why real estate prices have increased at alarming rate. Well there is demand & supply curve which plays an important role to control real estate prices. But these days this is also controlled/manipulated to some extent thereby leading to atrocious price rise.

Going for 2^nd/3^rd… home
Right from the beginning of his career an IT guy dreamed of owning a beautiful house(villa/flat). After few initial years of his job he somehow managed to accumulate the down payment and finally he was able to fulfill his dream. But soon he realizes his 2^nd dream… another house may be a bigger one. And then another house… the 3^rd one .. may be purely for an investment purpose. If his bank balances would have permitted he might have materialized his 4^th dream and who knows a 5^th dream as well. Given that rupee, wrt dollars, has already depreciated by 20-25% in last few quarters NRIs are finding hard time not to buy any property.  Believe me, if situation is favorable then Indians are too good in that.

Builder tied-ups with agents
These days you might have noticed that project is in pre-launch state and you won't get flats of your choice. At least not in one go. Builder might try to sell you ground floor/non-vastu compliant units.   When a project is launched they generally get into tie up modes with big real estate agents. These guys in-turn block some of the flat units at launch price which will pretend some manipulated hyped demand. Further with ongoing bookings these guys keep on raising prices.

Builder-landowner joint development
These days places like Sarjapur, Electronic City, Whitfield(towards Old Madras Road), Kanakpura Road are witnessing new real estate projects which are basically joined venture of builder and land lords/owners. Builder mostly doesn't pay any money to landowners. Rather they are offered number of flats like 5/10/15 or may be more depending on how big their land was. Post construction these landowners will simply put all these flats on rent and will happily wait for 2/3 years or even more if its recession. Unlike builders they usually don't need immediate money to kick start another real estate project.  

Inflation & land scarcity
Investing in a plot and buying a flat are 2 different things which will have their prices going up but the driving force will be different in both the cases. A plot price appreciates because of land scarcity and not because of inflation. Until you've a house constructed on a plot, inflation will never come into picture as you have nothing in place like steel, bricks, cements, etc whose cost will increase due to inflation.  But a flat price appreciates mostly because of inflation and to a lower side because of land scarcity as well.
If you have an independent house that too in a gated society then push will be from both inflation as well as land scarcity and put together it'll fetch you very decent price in coming time.

IT and infrastructure development
Both of these things goes hand-to-hand. Well just for name sake I mentioned it as "IT" industry. It can be any other industries like pharmaceutical, banking, retail, etc. These days cities are witnessing their expansion and what used to be suburb few years back are considered main downtown areas. Specially cities like Bangalore which doesn't have any geographical limitation is really getting pushed to expand its city limit.

 < Read Previous

Read out similar blogs related to Bangalore real estate:

• Real estate properties of East Bangalore: Potentials and Development
• Price trend in East Bangalore
• Pruksa silvana: FDI real estate villa/Row houses project in East Bangalore
• Investment in Sarjapur - ORR real estate good option or not?
• Bangalore IT hubs: Electronic City, Whitefield, Marathahalli and Bannerghatta Road undergoes slow real estate sales for 2011 
• Points/Factors/Criteria to be considered before purchasing/investing in the real estate property
• Bangalore upcoming areas/suburbs to see real estate appreciation and development
• Sarjapur town/village Real Estate: Scope and development
• Hoskote to be developed as Satellite Town
• Bangalore Intermediate Ring Roads(IRRs) to push residential growth

Get a group discount on a Bangalore based property: 
Want to get a group discount on any specific specific property (villa/apartment/plot). Then join this Bangalore buyers group and express your interest in the interested property. In-case you are looking for a property which is not present there then feel free to add that to the list.

Bangalore Intermediate Ring Roads(IRRs) to push residential growth

Looks like Karnataka government is really keen in decongesting the traffic woes in the state capital. This is evident from the fact that they along with Bangalore Metropolitan Regional Development Authority (BMRDA) has plans to step up and start the development of two new IRRs(Intermediate Ring Roads).

Initially in 2006 government had restrictions which now seems to be taken back thereby allowing the construction and development activities to happen in Ramanagaram, Nandagudi, Sathanur and Solur.

With the plans in place to procure land for the IRRs will definitely act as a catalyst to boost the real estate demand in and around ORR (Outer Ring Road) and IRRs. BMRDA has plans to take this road infrastructure development activity in four stages.

Devanahalli to Attibele

This is going to be a 80-km stretch of the IRR construction activity starting from Devanahalli and going till Attibele. This 80 km long stretch will be connecting BIAL (Bangalore International Airport) and the Electronic city and the vicinity. This IRR will run through Hoskote and the already developed Whitefield. Also road leading to Hoskote has many residential options(to know more about Hoskote/Old Madras Road development refer link1 and link2). This area will push towards social and commercial infrastructure development. This whole construction is expected to cost around Rs1000 crores.

Attibele to Ramanagar

So far this is going to be the longest stretch of 128 km which will join  Ramanagaram with Attibele. This IRR is supposed to link Mysore Road and Electronic City and in between it'll pass through Kanakapura, Anekal, Jakkasandra and some other hubs as well. It's worth to note that Ramanagaram being a textile hub and has over Rs.1500 crores as investments will be benefited a lot because of this move. Even the Kanakpura Road and its vicinity like Uttarahalli and Bidadi will be seeing the real estate catchments. This stretch will also enhance the connectivity between NICE road and Satellite towns. Estimated project costs Rs.1600 crores.

Dabaspet to Devanahalli

This will be a 89-km IRR starting from Dabaspet till Devanahalli. This will cover Doddaballapur, which is indeed a lucrative real estate option for buyers and investors. Adjoining is the road leading to Nandi Hills which is also witnessing residential development.

Dabaspet area is an upcoming industrial hub given that KIADB (Karnataka Industrial Areas Development Board) is aiming to make this area as a industrial zone in four different phases. Think about a road connecting this BIAL and a industrial hub( with most of the current industries being only export-oriented). Given this demand in place a huge potential of development is being sensed over there. This area is bound tol attract real estate drifts. Fact that this area is still affordable will boost the demand of villas and plots. Estimated project costs Rs.1100 crores.

Ramanagar to Dabaspet

This will be last phase of the IRR and it'll be 70 km long stretch from Ramanagar to Dabaspet. With this in place Ramanagaram, a textile hub, will be connected to the Dabaspet(industrial area) and further this will lead to the international airport. Estimated project costs Rs.1078 crores.

                                                                                Read Forwards>               < Read Previous

Read out similar blogs related to Bangalore real estate:

• Real estate properties of East Bangalore: Potentials and Development
• Price trend in East Bangalore
• Pruksa silvana: FDI real estate villa/Row houses project in East Bangalore
• Investment in Sarjapur - ORR real estate good option or not?
• Bangalore IT hubs: Electronic City, Whitefield, Marathahalli and Bannerghatta Road undergoes slow real estate sales for 2011 
• Points/Factors/Criteria to be considered before purchasing/investing in the real estate property
• Bangalore upcoming areas/suburbs to see real estate appreciation and development
• Sarjapur town/village Real Estate: Scope and development
• Hoskote to be developed as Satellite Town

Get a group discount on a Bangalore based property: 
Want to get a group discount on any specific specific property (villa/apartment/plot). Then join this Bangalore buyers group and express your interest in the interested property. In-case you are looking for a property which is not present there then feel free to add that to the list.

Hoskote to be developed as Satellite Town

One after other many Bangalore suburbs are falling into Karnataka state government approval list which later on need to be developed as Satellite Town. After Anekal, Kanakpura, Ramanagara, Magadi, Nelamangala and Devanahalli being declared to be Satellite town now comes the turn of Hoskote. Bangalore city areas are already been congested and to decongest the state capital need is being felt to move towards developing towns around Bangalore. And Hoskote is another such destination. Also this will allow common people to leverage the fact that satellite town areas are yet to develop thus they are still very much under common people's affordability limit.

Most of these satellite towns have agricultural lands and earlier state government has opposed the notion of residential and commercial development here. But now they have realized the need of the hour and have decided to let real estate development for residential as well as for commercial purpose to happen in these areas.

State government this approval will enable developers to go for government permit to develop gated as well as non-gated layouts in these upcoming satellite towns thereby paving the way for another possible real estate boom. Off course this is a long term development plan and will definitely take 5-10 years of time from now to get things in place.

State government has already laid the foundation stone for around 17 projects worth around Rs.200 crores.

                                                                                                                           
Connectivity with Bangalore city and other townships

Along with Hoskote other satellite townships in-turn will be connected by two ring roads:  Bangalore Metropolitan Region Satellite Townships Ring Road (BMR-STRR)  Bangalore Metropolitan Region Intermediate Ring Road (BMR-IRR)

The BMR-STRR not only connects satellite townships but also links areas like Magadi, Kanakapura, Attibele, Dobspet, Anekal, Sarjapura, Ramanagaram, Hoskote, Devanahalli and Doddaballapur. Total stretch of BMR-STRR will be around 283 kms.

Real estate buzz in this area

Hoskote is already known for the presence of many warehouse industries. Already many real estate movement have started in this area. Confident developer have planned township projects like Canopus, Cygnus phase II, Auriga, Auriga phase II, Auriga phase III, Auriga phase IX, Auriga phase XII, Auriga phase XV, Auriga NRI and Auriga NRI III in and around this area.

To know more about Hoskote development refer this link.


Traffic decongestion
State chief minister has instructed the officials to clear traffic jam at Krishna Raja Puram within 3 months from now in order to have free traffic flow towards Hoskote.

Water issue being addressed

To address the water issue around 5 TMC ft amount of water needs to be supplied to southern parts of the state from Yettinahole (Sakleshpur in Hasan) which is a stream of Netravathi river.

Yettinahole project will be targeted to fill-up the lakes located in rural parts of Bangalore.

Government is also seeking the need to shift the Bangalore Rural Districts Deputy Commissioner's office from Bangalore to Hoskote (and other districts) which should facilitate the infrastructure development of these areas.


New BMTC bus depot

To facilitate the development towards Hoskote, state government has inaugurated a BMTC bus depot which is spread on 3 acres of land built at a cost of Rs.4.7 crores.

This new bus depot at Hoskote is capable of handling more than 150 bus being planned to schedule to various parts of Bangalore city.
To explore more on Bangalore Hoskote Bus Stop connectivity/route refer this link.

                                                                                        Read Next >     < Read Previous

Read out similar blogs related to Bangalore real estate:

• Real estate properties of East Bangalore: Potentials and Development
• Price trend in East Bangalore
• Pruksa silvana: FDI real estate villa/Row houses project in East Bangalore
• Investment in Sarjapur - ORR real estate good option or not?
• Bangalore IT hubs: Electronic City, Whitefield, Marathahalli and Bannerghatta Road undergoes slow real estate sales for 2011 
• Points/Factors/Criteria to be considered before purchasing/investing in the real estate property
• Bangalore upcoming areas/suburbs to see real estate appreciation and development
• Sarjapur town/village Real Estate: Scope and development
• Bangalore Intermediate Ring Roads(IRRs) to push residential growth

Get a group discount on a Bangalore based property: 
Want to get a group discount on any specific specific property (villa/apartment/plot). Then join this Bangalore buyers group and express your interest in the interested property. In-case you are looking for a property which is not present there then feel free to add that to the list.

Sarjapur town/village Real Estate: Scope and development

Sarjapur Town/Village location

As of now Sarjapur is a village(town to an extent) which is around: 
  - 25kms from Electronic city phase 1 
  - 19kms from Electronic city phase 2 
  - 15kms from Outer Ring Road 
  - 20kms from ITPL/Whitefield. 
  - 10kms from Attibelle 

Driving factor for the development of this area

Since last year it has got the real estate catch mostly because of:

·         Proposed Infosys campus which is within the vicinity of 5kms.

·         Six lane proposed STRR: It is very near to proposed 6 lane STRR(Satelite Town Ring Road) highway which in turns connect bangalore upcoming suburbs like Attibelle, Sarjapur, Bidadi, etc.

·         Presence of good schools : Lots of good schools, national as well as international ones have their presence in this area. To name a few Indus International, DPS, Primus and many more schools are present in this area.

Real estate buzz in the area

Confident have many projects(plot/apartment/Villas) in and around this area. You'll find plenty of its projects in this area like Confident Orion, Althena, Atik, Amber,Aquila, Antlia-I/III, Rigel, Bellatrix I/II/III, IV, Atria, etc. Empyrean is another mass level project in this area by Fire Luxur developers. However this project is on Bagalur Road and aroung 14kms from Sarjapur town. Pentagon Passiflora and Peninsula Parkville are other two big real estate project where builder is selling the constructed villa on plots of size starting from 30' by 40' dimensions.

Current livability Vs Future development and appreciation

In the current scenario this area is not livable because of poor transport facilities and lack of shopping complexes(though small grocery shops does exist). 
Property prices are very cheap over there. No doubt it is bound to develop and appreciate but one has to wait for atleast 5 years of time frame to reap of the profit.


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Read out similar blogs related to Bangalore real estate:

• Real estate properties of East Bangalore: Potentials and Development
• Price trend in East Bangalore
• Pruksa silvana: FDI real estate villa/Row houses project in East Bangalore
• Investment in Sarjapur - ORR real estate good option or not?
• Bangalore IT hubs: Electronic City, Whitefield, Marathahalli and Bannerghatta Road undergoes slow real estate sales for 2011 
• Points/Factors/Criteria to be considered before purchasing/investing in the real estate property
• Bangalore upcoming areas/suburbs to see real estate appreciation and development
• Hoskote to be developed as another Satellite Town
• Bangalore Intermediate Ring Roads(IRRs) to push residential growth
• Checklist for Home Loans

Get a group discount on a Bangalore based property: 
Want to get a group discount on any specific specific property (villa/apartment/plot). Then join this Bangalore buyers group and express your interest in the interested property. In-case you are looking for a property which is not present there then feel free to add that to the list.

Things to consider while buying a property in metro cities

Lot of investors have questions like where to invest in real estate specially in metro cities. But before that one should look for some important criteria which will help them a lot to find a property suitable to individual's need and requirement.

Set your goals/requirements clear

When you have finally made your mind to buy a real estate property then this should be your starting point. Do some homework and try to identify what you expect from the property in coming future, what is the tenure of your investment, etc.

To start, one can think on the following lines:

·         Outline your budget and how much you can stretch it?

·         Are you buying property for investment or for living purpose or both?

1. If it is purely investment then what is the time frame you are OK to wait? In this case upcoming areas should be your point of interest. Again how long you are willing to wait should be the filter to narrow down which upcoming area.
2. If property purchase is only for living purpose then what is the construction time? If it's more then you lose rentals every month in-case you don't have plans to occupy and start living there immediately.
3. Purchase is for living as well for investment? This is where you need to draw a line between a developed area(like Koramangala/Indiranagar) and an upcoming area(Chandapura-Anekal belt, Old Madras road between KR Puram and Hoskote, etc).

Investment in an upcoming area

Lots of indeed benefits are associated with upcoming area.

• Lesser and affordable cost: Though construction cost will be same but you can definitely save on land value which will be lesser with respect to main city areas.
• Design and planning will be better:  Lessons learnt from the past mistake will be used for better planning of upcoming areas. Roads will be broader, good number of flyovers presence will improve the connectivity, better master layouts, etc.
• Government supporting push will be always there: Government will encourage newer Industries, hospitals, shopping malls in upcoming areas to improve the infrastructure and livability of the place.
• Builders will be more inclined: In main city areas their profit margin is already sinking as the cost of land is phenomenally high. However, upcoming areas have lesser land price which they will be aiming to take advantage of.

But before investing in an upcoming area one should do research if any other real estate development is happening in that area or not. If the one you are interested is the first or second one then you should be little careful before investing in that area as it may take a very long time(may be around 5-10 years depending on its potentials) before you reap off the profit. But if 4-5 projects are already happening from good builders (if not from class A builders) then it is obvious that area has got the needed thrust to take it to the further level. One such example is stretch of Old Madras Road between KR Puram and Hoskote where around 10 big projects have kicked off and couple of them are in good shape.

Investment in a property which lies in a very well developed area

 Buying in a developed residential area always comes with one big advantage which you can always bank on is rental income (in-case you are not planning to stay immediately).

These days a 3BHK flat from a decent builder may fetch you the rent between 20k-25k depending on flat size and apartment locality. A villa of 3/4 bedroom in the same area can get you the rentals between 20k-40k. Some flat owners provide all the interiors, furniture and electrical appliances to increase the rental value of their flat. Such fully furnished flat can get them very good rental deals anywhere between 25k-30k for a 3BHK flat.

But the dark side of putting your money in a developed area is that you may not get much appreciation because generally properties in such areas from a good builder will be costly and over a period of last few years it's price would already have got much appreciation. It'ld be unfair to say that it won't appreciate but it may not appreciate the way it'ld have appreciated during last few years. Also one has to accept the fact that with time flat's value will not get you the deal as per the prevailing market standards. But yes, you will definitely get the rental based on market rates in such developed localities.

Whether to buy bigger flat or smaller flat?

Have you seen 3BHK flats of size 1800-2000 SFT in projects which are getting kicked-off these days. Yes you'ld have but question is how many. These days builder as well as buyers are preferring to go for smaller 3BHKs of size ranging between 1400 - 1600 SFT.  In India where inflation is around 10% cost of construction (materials as well as labour charges) are getting dearer every year. 5 years back what used to be the cost of bigger 3BHK is now the cost of smaller 2BHK. Prices have almost doubled and even more in some areas. If you purchase a bigger 3BHK now then it'll be little difficult for you to sell it after 5 years because inflation will add extra feathers to its cost for which there may not be good number of potentials buyers. 1800 SFT 3BHK flat which now costs around 80-85 lacs will cost over 1Cr after few years. Question is will there be any potential taker of it? If yes how many?

So if you want to either sell it or rent it, it's always advisable to go for medium size 3BHKs (1400 SFT to 1600 SFT). At any given point of time you'ld be able to find either a good number of lessee or potential buyers of your property.

Consider inflation and land scarcity in future

Investing in a plot and buying a flat are two different things which will push property prices up but the driving force will be different in both the cases. A plot price appreciates for the fact of land scarcity and not because of inflation. Until you've a house constructed on a plot inflation never comes into picture as you have nothing in place like steel, bricks, cements, etc whose cost will increase due to inflation.  But a flat price appreciates mostly because of inflation and to a lower side because of land scarcity as well.

If you have a independent house that too in a gated society then push will be from both inflation as well as land scarcity and put together it'll fetch you very decent return in coming time.

Cost of maintenance now and in near future

Though this is a small aspect but it's worth to consider this specially when you are living in a gated society. Maintenance costs are decided on various parameters like electricity backup, salaries of workers and security staffs, water expenditure, maintaining common amenities, etc. While most of it we may not control and are bound to increase with inflation but the thing we can look at is water availability. Most of the downtown areas (if you talk about Gurgaon or Bangalore) suffers from this problem and in order to feed their water need, gated societies banks on external water supply (water tankers).  Water may be affordable now but going further this will get dearer and we need to shell out more from our pocket to meet water expenses. But there are few areas (specially upcoming and suburb areas) which don't suffer from water problem and they can have their own water borowells. So consider this maintenance aspect as well while searching for a property.

Technology used in the construction

Traditionally a house is constructed in India with bricks(walls) and RCC. It's not only time consuming but also lots of money goes towards hiring labors. But times are changing fast and house construction technology being used in developed countries are gradually getting adopted in India as well. Some of the advanced technologies are so fast that entire dublex/triplex house structure can be constructed in 2-3 weeks of time. Lots of labor costs are saved there and benefits are passed to buyers from builders. One such technology is Mivan where everthing(walls, roofs, slabs) are RCC.  Salarpuria Geenage and Pruksa Silvana(click here to know more about this project) are two such projects who have deployed this Mivan technology for construction.To know more about this refer this link and search for "Technology used for construction". Other such technology is using precasted slabs.

Check out these well researched links if you are interested to Gurgaon or Mumbai real-estate.  

Pruksa Silvana Videos

Alternatively you can find these videos at youtube as well:
    Entrance view video
    Villa & Row Houses front view video


To see Pruksa Silvana model villa pictures click here: Pruksa Silvana model villa pictures.


To know more about Pruksa Silvana (Price/Floor plans/amenities/reviews/etc.) click here: Pruksa Silvana details.
   

Read out similar blogs related to Bangalore real estate:

• Real estate properties of East Bangalore: Potentials and Development
• Price trend in East Bangalore
• Pruksa silvana: FDI real estate villa/Row houses project in East Bangalore
• Investment in Sarjapur - ORR real estate good option or not?
• Bangalore upcoming areas/suburbs to see real estate appreciation and development
• Bangalore IT hubs: Electronic City, Whitefield, Marathahalli and Bannerghatta Road undergoes slow real estate sales for 2011 
• Points/Factors/Criteria to be considered before purchasing/investing in the real estate property
• Sarjapur town/village Real Estate: Scope and development
• Hoskote to be developed as another Satellite Town
• Bangalore Intermediate Ring Roads(IRRs) to push residential growth
• Checklist for Home Loans

Get a group discount on a Bangalore based property: 
Want to get a group discount on any specific specific property (villa/apartment/plot). Then join this Bangalore buyers group and express your interest in the interested property. In-case you are looking for a property which is not present there then feel free to add that to the list.

Pruksa Silvana Villa Pictures

Master Bedroom on 1st floor


Cabinet attached to Master Bedroom... you can also see the door(left side) of attached bathroom


Child room on 1st floor / View 1


Child room on 1st floor / View 2


Living room on 1st floor


Guest room on ground floor


Kitchen on ground floor


Dining area on ground floor


Drawing room on ground floor/ View 1


Drawing room on ground floor/ View 2


Drawing room on ground floor/ View 3


Staircase from ground to 1st floor


Staircase terminating at the terrace


View from terrace door


Terrace view towards row houses side


Terrace view


Syntax on the terrace


West & East facing villas


Villas side view

To watch Pruksa Silvana videos refer below mentioned links:
    Pruksa Silvana Entrance view video
    Pruksa Silvana Villa & Row Houses front view video


To know more about Pruksa Silvana (Price/Floor plans/amenities/reviews/etc.) click here: Pruksa Silvana details.
   

Read out similar blogs related to Bangalore real estate:

• Real estate properties of East Bangalore: Potentials and Development
• Price trend in East Bangalore
• Pruksa silvana: FDI real estate villa/Row houses project in East Bangalore
• Investment in Sarjapur - ORR real estate good option or not?
• Bangalore upcoming areas/suburbs to see real estate appreciation and development
• Bangalore IT hubs: Electronic City, Whitefield, Marathahalli and Bannerghatta Road undergoes slow real estate sales for 2011 
• Points/Factors/Criteria to be considered before purchasing/investing in the real estate property
• Sarjapur town/village Real Estate: Scope and development
• Hoskote to be developed as another Satellite Town
• Bangalore Intermediate Ring Roads(IRRs) to push residential growth
• Checklist for Home Loans

Get a group discount on a Bangalore based property: 
Want to get a group discount on any specific specific property (villa/apartment/plot). Then join this Bangalore buyers group and express your interest in the interested property. In-case you are looking for a property which is not present there then feel free to add that to the list.