Wednesday, July 13, 2011

How much would you pay for this 1 BHK Flat?

Highest bidder wins!


The other day, my friends, Sunil & Shrikant Baheti, and Milind Talathi, showed me the plan of their upcoming project and asked me, "Ravi, how much would you pay for this 1 BHK Flat?".

"Nothing. You will gift this 1 BHK Flat to me!," I said.

"Good! Glad to know that you will accept the gift of this 1 BHK Flat!! What would be the worth of my gift?," Sunil Baheti asked.

"Wait! Worth of a gift doesn't matter much to me!! My friend and philosopher Sachin Tendulkar has told me to consider the selling price of the gift before accepting it!," I said and asked them to give me some time.

So, help me, please! Have a look at this 1 BHK Flat and tell me - how much would you pay for it.

Please, don't be modest.

I know that - all a builder can do, is plan and develop a good property.

But, when it comes to pricing the property, - you, Pune property buyers, are in control!

So, go ahead, make my day. Give me your highest offer for this 1 BHK Flat!

Presenting! 1 BHK Terrace Flat!!:


Furniture Layout of Gardenia Sus Gaon 1 BHK Flat 2nd 4th Floor 437 sq.ft. Carpet + 60 sq.ft. Terrace
A 1 BHK Terrace Flat:


This is my friends' 1 BHK Flat. At first glance, I know, it's rectangular shape must have won your heart.

With all the necessary furniture in place, this 1 BHK Flat looks like a neat and tidy home. Right?

Look! This 1 BHK Flat has an entrance lobby! Which gives privacy to your living and provides space for your shoes.

Proportionately, kitchen looks spacious. Spacious enough to have a dining table. Good for a housewife! She can take the home work & feed the kids while cooking and you can have a romantic TV dinner in the living!

Kitchen in this 1 BHK Flat comes with a dry balcony. Very useful for working couples and 'over possessive' housewives. Maid can wash clothes and clean dishes while she is cooking in the kitchen.

Most important! Kitchen of this 1 BHK Flat is not in a duct!! Not only your living and bedroom, but the kitchen too in this 1 BHK Flat has a view, light & ventilation! Means, your spouse will enjoy cooking in this kitchen and food would be tasty and hygienic!

A common washbasin in this 1 BHK Flat is at a convenient place. For your family, as well as for your guests in the living room.

Thank god for the WC & Bath! In a 1 BHK Flat toilet is impractical. I hope WC will be Indian!!

I am a private person. And I am a romantic. I prefer a bedroom with attached terrace. Because, it's romantic, as well as, convenient!

In short, you will agree with me, conceptually, this 1 BHK Flat is a complete home! Now, have a look at the numbers:

Room Sizes of a 1 BHK Flat in Gardenia Sus Gaon
Room Sizes of a 1 BHK Flat

1 BHK Flat in Gardenia Sus Gaon Pune
Top View of a 1 BHK Flat with a terrace attached to living


3 Types of 1 BHK Flats:


This 1 BHK Flat doesn't come in only 2 types! Besides the conventional 1) On the odd floors - terrace attached to the living 2) On the even floors - terrace attached to the bedroom, this 1 BHK comes in one more type. On an even floor, this 1 BHK Flat comes with a terrace attached to the living! Have a look:

1) A 1 BHK Flat on odd floors with a terrace attached to the living:


Gardenia Sus Gaon 1 BHK Flat 1st 3rd Floor 430 sq.ft. Carpet + 58 sq.ft. Terrace attached to Living
1 BHK Flat - Odd Floors - Terrace attached to Living

2) A 1 BHK Flat on even floors with a terrace attached to the bedroom:


Gardenia Sus Gaon 1 BHK Flat on 2nd 4th Floor 430 sq.ft. Carpet + 60 sq.ft. Terrace
1 BHK Flat - on even floors - Terrace attached to Bedroom

3) A 1 BHK Flat on even floors with a terrace attached to the living:


Gardenia Sus Gaon 1 BHK Flat on 2nd 4th Floor 437 sq.ft. Carpet + 60 sq.ft. Terrace
1 BHK Flat - on even floors - Terrace attached to Living!

Floor Plan of a 1 BHK Flats:


Floor plan of these 1 BHK Flats is as good as the plan of an individual flat. As in any premium project, there are 4 units of 1 BHK Flats per floor. Floor lounge is spacious. Of course, the lift has a back up.

3 sides of all 1 BHK Flats are open. So, be sure about good light & ventilation in any 1 BHK Flat.

However, 1 BHK Flat number 1 & 2 are my favorite. Because, the bedroom of these flats has 2 windows! Fresh air from the 2nd window will boost your spirits in the bed. You will go to sleep completely drained out, but thanks to the fresh breeze coming from this window - you will wake up a rejuvenated stud.

Gardenia_Sus_Gaon_A_Wing_1st_&_3rd_Floors__
4 units of 1 BHK Flats - A Wing - Floor Plan - 1st & 3rd Floor 

Gardenia_Sus_Gaon_A_Wing_2nd_&_4th_Floor
4 units of 1 BHK Flats - A Wing - Floor Plan - 1nd & 4th Floor


Available! Only 24 units of 1 BHK Flats!!


Yes, you are right! This is a low-rise development!! There are only 4 floors. And 2 wings. A & B. Here is a digital image of the project. I am sure, you will feel proud to own a home in this property!

4 stories - 2 wings - 2 lifts - 24 units of 1 BHK Flats - contemporary elevation (Click the Image to Enlarge)

The point is - in this well designed, premium project of a single stand alone building of 2 wings -only 24 units of 1 BHK Flats are available for booking!

It means that - if you don't want to miss this investment opportunity - you have to act fast!

It means that - in 18 months from now, around December 2012, you will get possession!

It means that - when you invest in this 1 BHK Flat - you save a lot! Because, you don't have to keep on paying pre-emi - which is pure interest on your home loan - for years.

If you are an investor, it means that, you will start earning returns on your investment - rental income - in just 18 months from now!

It means that, you don't have to spend a fortune to maintain your 1 BHK Flat! Only Rs. 1 per sq.ft. per month would be enough!!

What about amenities & specifications?


Yes, that's the big problem!

True! Single stand alone building projects offer exclusivity. Good neighbors who eventually become your relatives. Cost of maintenance is low.

But, in the single stand alone building projects - there is no space for the kids to play. No garden to sit and relax. No amphitheater for the kids' talent show! You can't keep your kids locked in the home all the time. They need an open space to grow!

Club house and swimming pool is not really a must - but children need open space and parents need garden to unwind. What about it?

Have a look at the backyard of this premium stand alone project of 1 BHK Flats. On a plot of 16,000 sq.ft. residential building occupies only 13,000 sq.ft. and 3,000 sq.ft. are left for the landscaped garden, children's play area and party lawn!!

Yes, 3,000 sq.ft. open space!! After providing car parking for each 1 BHK Flat!!

Amenities! 3,000 sq.ft. of garden & children's play area! (Click the Image to Enlarge)


Here is a list of Specifications & Amenities:


Specifications & Amenities (Click the Image to Enlarge)


How much would you pay for this 1 BHK Flat?:


I have given you all the details of this 1 BHK Flat. Now, you know the plan, floor plan, elevation, specifications, amenities, everything. I am sure, now, you must be ready to answer my question - "How much would you pay for this 1 BHK Flat?"

What? You need to know the carpet area of the 1 BHK Flat and the location? Why? Do you still believe that property price depends upon only one parameter - location? To decide the price of the property you need to know the sq.ft. area?

I don't agree with you! I believe that, the happiness of living in a particular home - decides the price you would like to pay to own it. Not the sq.ft. and the location!

Now, i am sure, you have realized that this 1 BHK Flat will give you happy family life. So, consider that huge happiness and use your general knowledge about current property rates in Pune real estate market to tell me how much would you pay for this 1 BHK Flat!

Giving more details, i believe, is nothing but leading you to make a wrong guess about the price of this 1 BHK Flat.

Only a hint that these 1 BHK Flats are near Hinjewadi in West Pune, and not in Wagholi on Nagar Road may be enough for you to believe that the property price of this 1 BHK Flat would be lot more than Neo City and Pristine East Winds.

And, if i tell you that this 1 BHK Flat is actually in Sus Gaon, you will be ready to pay the current property rate of Rs. 3,200 per sq.ft. for this 1 BHK!

Then some of you, may calculate the carpet area from the room dimensions in the plan, add the terrace, imagine loading and assume some saleable area and will multiply it with the current property rates in Sus and tell me that they will pay Rs. 27 lakhs for this 1 BHK Flat.

Which i don't want to happen! Because, mostly your area calculation would be wrong! I know for sure that the carpet area of these 1 BHK Flats, as certified by the architect, is around 430 sq.ft. Only a couple of flats have carpet area of 435 / 437. And the terrace is around 58 - 60 sq.ft.


View A 1 BHK Flat at Sus Gaon Pune in a larger map

It's impossible to guess the property price of these exclusive premium 1 BHK Flats by referring to the property prices of mass housing projects in Sus!

No! I don't mean to say that these 1 BHK Flats are competitively priced or are cheaper than other projects in Sus and Mahalunge near Hinjewadi!!

Because, i know that my friends have bought this 16000 sq.ft. plot recently and at a very high price. Both of us know the cost of construction in Pune. Right?

And you know what? The development charges and other fees are more for the projects in the fringe villages - which come under town-planning - than the projects in the PMC limits!

Add to it, the high construction cost of developing premium property of a small size.

Means, considering all these points will only create confusion!

And the fact of the matter is that the property price depends upon what you are ready to pay!

So, go ahead. Make my day. Tell me, in the comments, how much would you pay for this 1 BHK Flat of 430 sq.ft. carpet area + 58 sq.ft. terrace at Sus Gaon?

A) Rs. 25 Lakhs

B) Rs. 22 lakhs

C) Rs. 24 lakhs

D) Rs. 23.5 lakhs

Instead of guessing, if you want to go ahead and book a 1 BHK Flat, feel free to call my friends,
Ms. Anupama Talathi on 9922442295 and
Mr. Sunil Baheti on 98509 77791 or
write to amitconstructions@hotmail.com!

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10 comments:

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  3. Hi Ravi, I am Sunils school friend and my wife just bought a 1 BHK in ECOLOCH. The flats in ecoloch are selling ONLY bcos of the single important factor - the bridge they are building right into phase 1 of hinjewadi. Otherwise Kumar is crap. My father and I are looking for something now. Being a sr IT professional myself I do meet many ppl interested and searching and dicussing the options. Infact I have attended couple of group booking home buyers meet too. I will give you a honest feedback. SUS is far. As investment it will not offer rent as expected from hinjeadi/wakad schemes or even in the ecoloch when its ready. In Hinjewadi we get similar area flats around 24-28L depending on how well you negotiate. If I want to live in Gardenia then i have to hope and pray that the proper road through SUs towards Hinjedi P3 happens in the next 2 years. Otherwise theres always a slight chance of wrong decision/evaluation. Neither do we see as fast development as wakad or ravet itself. However considering that the village maybe attached to PMC soon I would advise a 2600-2800 sqft rate to this property at this point of time. With this rate you will have very fast booking/returns and options to plan for a hike in the near future. But as start off at construction and to gain trust and loyal buyers in future such modulation will help.
    CHeers.
    Hemant.

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  4. http://www.subramoney.com/2010/04/real-estate-learnings-if-any/

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