Ravi Karandeekar's Pune Real Estate Market News Blog: April 2013

Monday, April 29, 2013

1 BHK Flat for Rs. 19,62,630 at Kapurhol Junction on N H 4

Kapurhol Pune 412 205: Junction of Business, Religion & Industry:

Visit Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway

Site of Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway

You know what? I was confused.
Should I or shouldn't I write about the launch of "Sai Sparsh at Kapurhol"?

If I write, I was afraid, investors will book in no time and the local homeowners will have to pay higher property prices.
If I don't, I was worried, it would be an injustice to my readers who are working in Khandala Shirwal MIDC & Kesurdi SEZ.

Sure, there is serious slowdown in Pune real estate market.
But, it doesn't mean that no bookings are happening.
I told myself and decided to write!

Last weekend, Jalan Group (www.jalangroup.info) launched "Sai Sparsh" at Kapurhol Junction on Pune Bangalore Highway (N H 4).

Yes, the same Jalan Group which has made Shikrapur on Pune Nagar Road and Kanhe on Old Pune Mumbai Highway - popular real estate investment destinations.

However, Sai Sparsh at Kapurhol is not a township like Aura City at Shikrapur or Eco Valley at Kanhe. It's a single stand alone building on the service road of six lane Pune Bangalore Highway.

When I got down at Kapurhol Junction which is famous for Prati Balaji Temple & Ek Mukhi Datta Mandir at Narayanpur, I called the number given in the launch ad. Mr. Madhav Thakur, sales head of Jalan Group, had gone for lunch. Mr. Thakur told me to wait at the site office.

Except for a site engineer & a watchman there was no one at the site. The site engineer showed me the excavation and asked me about the site hoardings,"Are these hoardings visible from distance?"

"Hoardings are fine. But I was expecting a small crowd at the site!," I said.

"Here there is no IT. Shirwal is an industrial area. Since morning, we had a few visitors. That's why 'Sir' went for lunch so late!," the site engineer said.

Located at the busy Kapurhol Junction, Sai Sparsh has a few shops & all 1 BHK Flats. A ground plus 3 story structure of Sai Sparsh is divided into 4 wings. Each wing has 4 Flats. Eventually, Jalan Group will get permission to build 4th floor too. Mr. Madhav Thakur told me.

Planing of Sai Sparsh is simple. Carpet Area of a 1 BHK Flat is 420 sq.ft. Bigger than recently launched 'mouse houses' - Lake Shire at Jambhulwadi Lake (405 sq.ft.), Pate Surajya at Donaje Sinhagad Fort (332 & 369 sq.ft.) and Om Prangan at Ambegaon (407.5 & 412.5 sq.ft.).

At Sai Sparsh Kapurhol there are two types of 1 BHK Flats.
1) A 1 BHK Flat with 1 Balcony with Living - 420 Carpet + 40 Balcony for Rs. 18,29,380!
2) A 1 BHK Flat with 2 Balconies - with Living & Bedroom - 420 Carpet + 80 Balcony for Rs. 19,62,630!
Living and bedroom size is 10' x 12'. Kitchen is 10' x 8'4". W C & Bath is separate.

From children's play area to rain water harvesting and generator back up for the common area, all essential amenities are planned. There is a separate lift for every wing of Sai Sparsh at Kapurhol Junction.

"However, most important amenity is 'legal status'! You can get a home loan from any housing finance company - bank!," Mr. Thakur said and talked about unauthorized, legal and semi-legal constructions in the upcoming suburbs of Pune.

"Why don't you book one? It would be a good investment!," said Mr. Thakur.

"How?," I asked.

"You know the potential of Kapurhol Junction! What is not here? Besides N H 4, we have historical - religious - tourist places, Shirwal MIDC, educational institutions, local business market - every thing. In 5 years horizon your investment will double!," said Mr. Thakur.

"And what will happen today?," I asked.

"The launch rate - Rs. 2,421 - is only for the first 10 bookings. After every 10 bookings - I will increase rate by 50 rupees!," said Mr. Thakur.

"That's the problem with real estate investment. When real estate investors earn - homeowners lose!," I said.

Contact Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway:

860 561 861 8 / 99 60 433 455
www.jalangroup.info

Office:
Rahul Capital, C.T.S. No. 115/B,Third floor, Erandwane, Prabhat road, Pune 411004
Phone: 020-25435111 / 222 Fax: 020-25435333

View Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol Junction, on Pune Bangalore Highway, Pune 412 205 in a larger map

Kapurhol Junction on Pune Bangalore Highway - Visit Jalan Group's Sai Sparsh, 1 BHK Flats & Shops

To Prati Balaji, Narayanpur & Saswad - Visit Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway

Kapurhol Junction on Pune Bangalore Highway - Visit Jalan Group's Sai Sparsh, 1 BHK Flats & Shops

Amrut Bazar, Commercial Complex at Kapurhol Junction - Visit Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway

Balaji Complex, Commercial Complex at Kapurhol Junction - Visit Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway

Visit Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway

Excavation at the site of Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway

Visit Jalan Group's Sai Sparsh, 1 BHK Flats & Shops and neighboring residential projects at Kapurhol on Pune Bangalore Highway

Floor Plan of Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway

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Thursday, April 25, 2013

Why should every citizen of Pune oppose the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)?

Reason 2: Because It's a Plan to Loot Citizens of Pune:

This is not a development plan.
The 'Draft Development Plan for Old Pune City Limit (2007 - 2027)' is a plan to loot citizens of Pune.
The plan to loot the land of citizens of Pune.
By deleting, cancelling, changing and shifting the reservations and
by changing benchmarks and norms of town planning
the builders & politicians nexus is looting the land which belongs to the citizens of Pune.
Says Mr. Vijay Kumbhar, RTI & Pune Municipal Corporation Expert & Activist.
On his blog, Mr. Kumbhar has published the list of loot.

The builders & politicians nexus is robbing all types of citizens' lands.
Residential lands.
Lands for housing for economically weaker section.
Lands under the water bodies.
Hill top and hill slope lands.
Recreational lands.
Lands reserved for schools.
Lands reserved for vegetable market.
Lands reserved for hospitals.
Lands reserved for burial ground for animals.
Lands reserved for public garden.
Lands reserved for parking.
Lands reserved for children's play ground.
Lands reserved for crematorium.

The difference between the original Development Plan prepared by town planning officials in 2011 and the D P published for the citizens' suggestions & objections is enough to prove the robbery of citizens' lands.
Says Mr. Vijay Kumbhar. Here is his table which explains how much citizens' land is stolen.

The only way to prevent the builders & politicians nexus from robbing the citizens lands is
to oppose the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)'.
By sending 'objection email' prepared by Mr. Kumbhar & Mr. Maj. Gen. (Retd.) S.C.N. Jatar.
- which is published on Mr. Kumbhar's blog.

So, Please, click here to read Marathi objection letter.
Or click here for English.
Copy and paste the citizens objection letter.
And send it to official email id of PMC.
Immediately.
And prevent builders & politicians nexus from looting citizens of Pune.
Save our lands for our next generation.

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Tuesday, April 23, 2013

Why should every citizen of Pune oppose the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)?

Reason 1: Because the D P of Old Pune City is "Anti Citizen":

Future of Pune is in great danger.
Last few days are left to submit suggestions & objections to the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)'.
26th April 2013 is the last day.

Most of the citizens of Pune haven't yet realized what they have to face if
the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)' is passed,
says Mr. Vijay Kumbhar, RTI and Pune Municipal Corporation expert & activist.
That's why very few Punekars have submitted their suggestions & objections to the
Town Planning Officer of Pune Municipal Corporation (PMC).

Certainly, today, no one can blame the citizens of Pune for not opposing the draft D P of Old Pune.
Because, even if they try their best, they can not oppose the D P strongly.

That's how the entire "show" is planned and managed.
You know by whom.
By the politicians & builders nexus.

You know how:

1) Publish the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)' on PMC website,
which citizens of Pune will find difficult to understand.

2) Give less time to the citizens of Pune for submitting 'suggestions & objections'.

3) Result is PMC will receive less number of objections and the D P of Old Pune City will be passed 'democratically' and 'constitutionally'.

And the politicians & builders nexus will get an official licence to rob the citizens of Pune.

"Citizens of Pune, the only way to defeat the politicians & builders nexus is to send maximum number of objections to PMC," says Mr. Vijay Kumbhar, RTI and Pune Municipal Corporation expert & activist.

"Sending maximum numbers of 'objection emails' is the only option left to save Pune for our next generation. So, every citizen of Pune should send an objection email and oppose the 'anti citizen' Draft Development Plan for Old Pune City Limit (2007 - 2027)," Mr. Kumbhar appeals to Punekars.

Along with Maj. Gen. SCN Jatar, Retd., Mr. Kumbhar has studied the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)'.
They have prepared citizens' letter of suggestions & objections - which you can read on Mr. Vijay Kumbhar's blog.
Please, click here to read Marathi letter.
Or click here for English.
Copy and paste the citizens objection letter.
And send it to official email id of PMC.
Immediately.
And save Pune. Save your future.

Updates:
Why should every citizen of Pune oppose the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)?

Reason 2: Because It's a Plan to Loot Citizens of Pune:

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Monday, April 22, 2013

Lion & Mouse

Launched! Pate Surajya, 1 BHK 1.5 BHK & 2 BHK Flats at Donaje Phata, Sinhagad Fort, Pune 411052!!

Launch Property Rates ar Pate Surajya, 1 BHK 1.5 BHK & 2 BHK Flats at Donaje, Sinhagad Fort, Pune

Excavation means 'Construction in Full Swing'!

When I entered Pate Developers' Surajya at Donaje - Sinhagad Fort, Mr. Nilesh Pate, Director of Pate Developers, came forward to welcome me.

Pointing at the excavation, I asked him, "Construction in full swing! Why did you go so deep?"

"Here would be buildings C, B2, B1 & A. Because of the soil structure we have to go 22 feet down for A building. But if you look at C building - it's not that deep," Mr. Nilesh said.

"You have opened bookings of these 4 buildings. Right?," I asked.

"And the response is huge! You know what is the conversion ratio?," welcoming me, Mr. Pramod Wani, Director, Pate Developers, said.

"Today! On Friday?," I asked.

"Yes! 30 per cent!! Today. On a working day," said Mr. Pramod.

"That's huge!," I said.

Clubhouse & Sample Flat - Sales Tools - are Ready:

"Let me show you Vishrambaug Wada - the clubhouse of Surajya," said Mr. Nilesh.

Pointing at the Deepmala in the open courtyard of the clubhouse, Mr. Nilesh said, "At Surajya we are creating the old wada type ambience - so that the residents will not miss Pune!"

"Pune at the bottom of Sinhagad Fort," I said.

The booking counters were in the clubhouse. And yes, there was a small crowd of property buyers!

Mr. Nilesh showed me the sample flat of Surajya. Pointing at the tiles on the walls of the toilet, Nilesh said, "We are going to give the same tiles! These tiles look like marble. Don't they?"

"At Surajya - there are 2 types of 1 BHK Flats. One with conventional - separate - W C & Bath and the other will have 2 toilets - a common toilet plus the master bedroom will have an attached toilet!," said Nilesh.

"Innovation! Who's idea?," I asked.

"Architect Prakash Kulkarni - he said - a 1 BHK Flat with 2 toilets is very convenient when relatives stay with you," said Nilesh.

Water for View - Not for Drinking:

"Who are your target buyers?," I asked.

"People living - working - in the nearby villages. Weekend homes for lovers of Sinhagad Fort. Besides the view of Sinhagad Fort - you can see the back water of Khadakwasla Dam from your home!," said Nilesh.

"That's a great view! Are you going to get drinking water from Khadakwasla Dam?," I asked.

"No. Water is from a local well," said Nilesh.

Money - Spend Less. Demand More.:

"Well!, But why 7 stories? Your neighbor Darode-Jog has 12 stories!," I said.

"Construction cost!," said Nilesh.

"But as per D P rules, even for the 7 stories - you have to provide 2 lifts & 2 staircases," I said.

"Out of two - one is stretcher lift! But for 7 stories - we can save the cost of steel, other materials & labor," said Nilesh.

"How did you decide the property rate? For the first 50 bookings it's 2850 and after fifty 2950. Right?," I asked.

"Our rate is nearly at par with Darode Jog," said Mr. Nilesh.

No Environmental Clearance:

"At par with market rate. I was here at Bhoomi Poojan. Why did you take so long to launch?," I said.

"Club house took more time. Particular steel required for the roof was not available," said Nilesh.

"When will you launch the second phase?," I asked.

"After the Environmental Clearance. We have amalgamated 2 plots - this and the one across the road - total 12 acres," said Nilesh.

"After the environmental clearance means - after 2 years! One consultant told me that they take objections if you start the construction before the clearance. Some builders had to stall the project. In that case what is the point in launching now - before the environmental clearance?," I asked.

"Now, they have 2 committees. So you don't have to wait that long," said Nilesh.

"Good news!," I said.

Mouse People of Pune:

Some guests were waiting for Mr. Nilesh Pate. So he took my leave. I spent some more time at the sample flat and the booking counters. When I was busy watching people admiring budget flats at Surajya, I received a call from Jalgaon. The caller was interested in Surajya. I told him that I am at the site. He asked me, "Aren't the flats too small?"

"If you think that the flat is small - why are you interested?," I asked.

"Budget! What can we do? In your Pune, a builder is the king. We have to accept whatever builder gives," the caller said.

"If a builder is 'king' - then who are you?," I asked.

"I am mouse," said the caller.

"Then why are you complaining about a mouse house?," I asked him.

What say you?
Do we ever complain about shrinking size of a flat? No.
Do we question the property rate and demand bifurcation? No.
Do we insist on sanctions and approvals? No.
We are the best mouse people on this planet. Aren't we? Please, share your views in the comments.

Mouse House:

1) 1 BHK - 332 Carpet + 49 Terrace - Rs. 16.8 Lakhs
- Pate Surajya Donaje Sinhagad Pune A, B1, B2, C Buildings:

1 BHK - 332 Carpet + 49 Terrace - Rs. 16.8 Lakhs

2) 1 BHK - 369 Carpet + 53 Terrace - Rs. 23.5 Lakhs
- Pate Surajya Donaje Sinhagad Pune A, B1, B2, C Buildings:

1 BHK - 369 Carpet + 53 Terrace - Rs. 23.5 Lakhs

3) 1.5 BHK Flat - 489 Carpet + 65 Terrace - Rs. 26 - 26.75 Lakhs
- Pate Surajya Donaje Sinhagad Pune B 1, B 2 Buildings:

1.5 BHK Flat - 489 Carpet + 65 Terrace - Rs. 26 - 26.75 Lakhs

4) 2 BHK Flat - 555 Carpet + 68 Terrace - Rs. 28.9 - 29.75 Lakhs
- Pate Surajya Donaje Sinhagad Pune A, C Buildings:

2 BHK Flat - 555 Carpet + 68 Terrace - Rs. 28.9 - 29.75 Lakhs

5) 2 BHK Flat - 562 Carpet + 61 Terrace - Rs. 28.9 - 29.75 Lakhs
- Pate Surajya Donaje Sinhagad Pune A, C Buildings:

2 BHK Flat - 562 Carpet + 61 Terrace - Rs. 28.9 - 29.75 Lakhs

Contact Pate Surajya, Donaje, Sinhagad, Pune:

Call 92255 44499 / patedevelopers.com/surajya/index.html

View A Home, Within Your Budget, Not Only on the Sinhagad Road, but, at the foot of Sinhagad Itself! in a larger map

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Tuesday, April 16, 2013

Builders 'On the Bench'!

Launch of Om Praangan, Single Stand-Alone Building of 1 BHK & 2 BHK Flats at Ambegaon Khurd, Pune 411046:

Launch of Om Praangan, 1 BHK & 2 BHK Flats at Ambegaon Khurd, Pune 411046 - Mr. Devendra Awati, Mr. Shrikant Nagarkar, Mr. Atul Mahashabde, Directors, Om Developers

There are a very few builders I love to meet. Mr. Devendra Awati, Mr. Shrikant Nagarkar, Mr. Atul Mahashabde, Directors of Om Developers (www.omdevelopers.com), are some of them. But, at the launch of Om Praangan, their new project at Ambegaon, I tried my best to avoid meeting them.

I did not want to talk about the environmental clearance of Tropica, Blessed Township at Ravet, PCMC. Launched in May 2011, Tropica is practically stalled for the environmental clearance - almost for 2 years!

Result is supply of some 900 units of flats is locked. The smart property buyers who booked at the launch - 2 BHK Flats, 656 to 713 sq.ft. Carpet Area + Terrace, for Rs. 35 Lakhs and 3 BHK Flat, 928 sq.ft. Carpet Area + Terrace, for Rs. 45 Lakhs - may have to wait for possession.

Om Developers' Tropica at Ravet is not the only one project which is waiting for so long to get the environmental clearance. There are more than 500 housing project! Result is short supply. Rising property prices. Builders on the bench. Frustrated first time home buyers.

Most of the builders complain about waiting for months and months to get an opportunity to present their case in front of the committee. Can someone remind the committee that twice in the six months is the minimum limit. Not the maximum! Why not conduct more number of meetings and expedite the process? They keep on wondering.

Some environmental clearance consultants complain that the environmental clearance committee crosses the line and tries to impose it's own set of development rules! How can they challenge the sanction given by municipal or town planning authority? These consultants fail to understand.

Though I tried my best, they caught me. I gave them my best wishes and said, "Small & simple is beautiful! Welcome to Town Planning!!"

"Small is beautiful. But not simple! We bought this plot around 2 years ago. But, are launching now. Nearly, after 2 years. And what are we launching? Only 6 floors. Out of 11. Why? Because, rest of the floors will be sanctioned only after the procedure of handing over the road and amenity space is complete. How much time will it take? 6 more months. Minimum!," one of the directors of Om Developers said.

"Why?," I asked.

"That's the procedure! Again the file will go to Tehshildar, Collector & Town Planning!! It takes lot more time to get sanctions and approvals than to construct. Nothing is simple anymore. Ultimately, who suffers? Home buyers!," said the other director.

Pointing at the property price list of Om Praangan, I asked, "Is this your vengeance?"

"No. It's the cost of complicated government procedures," the other director said.

"Jai Maharashtra!," I said.

Contact "Om Praangan" at Ambegaon Khurd, Pune 411046:

93712 75302 / praangan@gmail.com / www.omdevelopers.com

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Monday, April 15, 2013

Raise Objections Against 'Revised Reservations' in
Draft Development Plan for Old Pune City (2007 - 2027)

Vijay Kumbhar, RTI Activist, appeals to the citizens of Pune to compare
'the original' with 'the revised' list of reservations
- prepared by 'Builders Politicians Nexus' -
and file objections by April 28, 2013 to Pune Municipal Corporation:

The original draft of Development Plan of Old Pune City was not made available to the citizens. Only local politicians got it. Which they put to good use. They removed - shifted - changed - original reservations. Certainly, to favor the builders.

However, Mr. Vijay Kumbhar published the original draft.
So, now, you have two lists of reservations:
1) The original list of reservations - based on town planning principals & parameters - created by civic authority. And
2) The 'revised list of reservations' - favoring politicians & builders nexus.

Now, the ball is in your court. In the court of citizens of Pune. Says Mr. Vijay Kumbhar.
On March 28th, PMC published the D P on it's website www.punecorporation.org
By April 28, 2013, you have a time to file your suggestions and objections.
A committee of 4 government & 3 standing committee members will 'hear' your suggestions & objections.
This committee will give it's report to the general body of Pune Municipal Corporation.
After the final approval of the general body, the draft development plan of old Pune city limit (2007 - 2027) will be sent to Government of Maharashtra for approval.

Point is, now is the time, to raise objections to the revised reservations and secure our future.
Now, is the time, to save Pune City from the builders politicians nexus.

So, come together. Take help of some expert. Understand the revised reservations in your neighborhood. And raise objections. Appeals Mr. Vijay Kumbhar.

Original List of Reservations - Old Pune City D P 2002 - 20027:

Revised List of Reservations - Old Pune City D P 2002 - 20027:

Updates:

1) Why should every citizen of Pune oppose the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)?

Reason 1: Because the D P of Old Pune City is "Anti Citizen":

Reason 2: Because It's a Plan to Loot Citizens of Pune:

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Sunday, April 14, 2013

Ravi Karandeekar's Top 10 Most Popular Blogs
- March 2013

1,08,283 Page Views from 1st to 31st March 2013
- According to Google Analytics:

BDSM__gineering_by_Deucethewild - 2

1) Friday, March 01, 2013

I Belong to Me

2) Saturday, March 02, 2013

Crow Nation

3) Monday, March 04, 2013

Fiction Nation

4) Sunday, March 17, 2013

Owner or Tenant?

5) Sunday, March 10, 2013

Fuzzy Nation

6) Monday, March 18, 2013

Island Nation

7) Wednesday, February 27, 2013

Prisoners of Pre-Launch Offers -
Earn Compensation & Freedom

8) Saturday, March 09, 2013

Celebration Offer of Suyog Group Pune!

9) Wednesday, March 20, 2013

Homeowners to Own & Professionals to Manage

10) Saturday, March 09, 2013

A twenty-six ounce promise!

1) Ravi Karandeekar's Most Popular Pune Real Estate Market News Blogs:

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Ravi Karandeekar's Top 10 Most Popular Blogs
- February 2013

1,07,683 Page Views from 1st to 28th February 2013
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Sub-registrar office, Hinjewadi

1) Monday, February 04, 2013

Baap ka maal

2) Thursday, January 31, 2013

1 Crore Bungalow in Pune Municipal Corporation Limits

3) Friday, February 15, 2013

Bungalows & Bungalow Plots at Shirwal Pune - Launched!

4) Saturday, February 02, 2013

Visit PROFEST 2013 - Today & Tomorrow!

5) Monday, February 18, 2013

"No Pre-EMI" at Mont Vert Vesta Pirangut!

6) Tuesday, February 12, 2013

A Horse of a Different Color

7) Wednesday, February 20, 2013

Plot of Land - The Ultimate Fix for Wealth Addicts

8) Saturday, February 16, 2013

Visit "10 % Own Contribution + 90 % Home Loan" Project

9) Friday, February 15, 2013

10 % Own Contribution + 90 % Home Loan
Launch Offer of AnandGram Wakhari Chaufula!

10) Sunday, November 11, 2012

Miserable Life in Megapolis

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Saturday, April 13, 2013

No 'Live-in Relationship'

Be a True Owner of Your Home!

Close up of Venkatesh Lake Vista from Lake Shire, 1 BHK 2 BHK 3 BHK Flats at Jambhulwadi Lake, Ambegaon Khurd, Pune 411046

Close up of Venkatesh Lake Vista from Lake Shire at Jambhulwadi Lake, Ambegaon Khurd, Pune 411046

Generally, a typical builder in Pune takes your money, somehow constructs a flat and lets you live in it. But - as long as - he can, a typical builder avoids giving you true ownership of your home.

Yes! A typical builder insists on signing an agreement to sale. Only because, banks give money against this legal document. Otherwise, a typical builder avoids all legal & municipal formalities.

Most of the home buyers do not know that, in simple terms, an agreement to sale is just an engagement - an exchange of rings - a promise to marry. Not a marriage!

In real estate, "Conveyance" is the "Marriage". After the conveyance, you become a true owner of your flat and of the land on which your flat is constructed.

Result is, today, most of the home buyers are not true owners of their homes in which they are living. They are paying equal monthly installments - EMIs - of a flat - which is not theirs. Their builder is the actual owner.

Without conveyance - the transaction is not complete. The 'engagement' - a promise to marry - is not fulfilled. They are living in a home - not as legally married. It's just a 'live-in relationship'.

However, yesterday, I met a builder who doesn't force 'live-in relationship' on his property buyers. He believes in legal relationship. In Marriage. In conveyance. Your complete ownership of your home!

The name of this builder is Mr. Ankush B. Asabe. He is the founder and promoter of Shree Venkatesh Group (www.venkateshbuilders.com). Yesterday, I met him at Venkatesh Lake Vista at Ambegaon in PMC limits.

Mr. Ankush Asabe at the Club House of Ready Possession 1 BHK 2 BHK 3 BHK Flats at Venkatesh Lake Vista Ambegaon PMC

Mr. Ankush Asabe at the Club House of Venkatesh Lake Vista, Ready Possession 1 BHK 2 BHK 3 BHK Flats at Ambegaon PMC

After witnessing "real estate gaming" at Lake Shire, I wanted to visit a project where homes are constructed to raise a family and live happily ever after.

When I told this to Manoj Adkar of Media Vinspa, my friend and leading real estate branding consultant, he said,"Let us visit Venkatesh Lake Vista at Ambegaon! They have ready for possession 1 BHK, 2 BHK & 3 BHK Flats for sale!!"

"Yes! I am very much interested in visiting Lake Vista!! It was looking beautiful from Jambhulwadi Lake!! Constructing around 670 flats in less than 30 months from the launch is awesome. Let us go!," I said.

"Why do you always have ready for possession flats?," I asked, what I always wanted to ask Mr. Ankush Asabe.

"Because, that's our business model! We construct as per our construction schedule. For example, at the launch of Lake Vista, we opened booking of only 4 buildings - but we started construction of all 12 buildings!," said Mr. Ankush Asabe.

"But what about funds for construction?," I asked.

"We don't divert funds. Use all funds generated from the sale to develop the same project. Not to buy a land for the next project! Plus, we invest our own funds - raise project finance - target is to complete the project efficiently," said Mr. Ankush.

"Financially sound builders have realized the benefits of selling ready possession properties! God knows when the property buyers will stop booking and start buying ready for possession flats!," I said.

"Looking at the response to Lake Vista & Sharvil - I feel that the buyers - actual end users - have realized the benefits of buying ready possession flats - no VAT - no Service Tax - is big saving. Avoid paying rent + pre-emi is a big relief. Considering the safety and comfort - they find my ready possession property prices reasonable!," said Mr. Asabe.

"What about you? You must be earning windfall appreciation by selling ready for possession flats!," I asked.

"We look for reasonable profits - not for 'windfall' - our property prices prove this - 1 BHK for 35 Lakhs, 2 BHK for 45 - 49 Lakh, 3 BHK for 63 - 66 Lakh at Lake Vista - our job is to complete the ongoing project and start the next - you can see it in our 'declaration deed' - we do the 'sale deed' of every flat - give the ownership of the flat - proportionate area of the land - not only that - the balance FSI and the rights of any future FSI - to every flat buyer. We only keep rights on the roads - otherwise - we give away all rights to the flat owner - along with completion certificate," pointing at the respective pages in the sale deed, Mr. Asabe said.

"It means that every flat owner at Lake Vista becomes a true owner of his home! This is overwhelming - beyond expectations - so must be an unbearable experience for the buyer," I said.

"Memorable experience - look at those people - they are my old customers - are here to give me Gudhi Padwa wishes!," Mr. Ankush Asabe said.

What say you?
Would you like to become a true owner of a ready possession flat? Or do you enjoy being a bed-mate of a typical builder? Please, share your views in the comments.

Location Map & Slideshow of Venkatesh Lake Vista Ambegaon Pune:

View Venkatesh Lake Vista Ready Possession 1 BHK 2 BHK 3 BHK Flats at Ambegaon Khurd Dattanagar Jambhulwadi Road Pune 411 046 in a larger map

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Wednesday, April 10, 2013

Real Estate Gaming

Small Bets - Big Show:

Special Inaugural Offer for First 50 Bookings at Lake Shire, 1 BHK 2 BHK 3 BHK Flats at Jambhulwadi Lake, Ambegaon Khurd, Pune 411046

The full page ad of Lake Shire Ambegaon was an open invitation for the real estate gamer. An invitation of an exciting game.

Bets were small. 1 BHK - Rs. 21.5 Lakh. 2 BHK - Rs. 35 Lakh. 3 BHK - Rs. 45 Lakh.
Location - by the Lake - had glamour.
Capable hosts - Guardian & Pate - were running the show.
In short, odds were low.

The actual venue was a big show. Well organized to make a real estate gamer comfortable. No wonder, in the first morning session itself, 36 bets were placed. At the minimum rate of Rs. 3,650 per sq.ft.!

One of the hosts told me that the bets will keep on going up - may cross Rs. 3,900 by Sunday evening. Which looked almost possible.

When I called one of the hosts of the game on Monday morning, he confirmed 150 bets!
"Congratulations! What an exciting game!!," I said.
"We are pro!," the host said.
"Yes! You are!!," I agreed.
"I must congratulate the creator of this game!," I said to myself and met Architect Vikas Achalkar. Here are the excerpts of our small talk. In my words.

People Bet On Floor Plan!

Architect Vikas Achalkar

"Every one is wondering - how can I sell - a 35 Lakh Flat - as well as - a 3 Crore Flat - without a sample flat?," accepting my congratulations for the huge success of Lake Shire, Architect Vikas Achalkar said.

"Yes! Me too!! How?," I said.

"Planning - strategy - conceptualization! In this real estate slowdown - success of a project depends upon - instant sale - at the launch. Builders come to me because I make it happen," Architect Vikas said.

"Builders come to you for instant sale - not for maximum saleable area?," I asked.

"Maximum saleable area assures maximum profit - but, for profit - sale has to happen - isn't it? Instant sale at the launch assures - free funds - for fast construction - less time and less cost of funds - means maximum profit at minimum investment - isn't it? I educate my clients!," said Architect Vikas.

"When Manish (Manish Sabade of Guardian Developers) asked me to design this project - I asked him only one question - at what price do you want to sell - he said - start at 3400 - 3600 and end at 4000 - 4200. I said OK. It's possible if you complete it in 3 years. Keeping in mind that there would be 2 union budgets from the start to finish of the project - I told him to hold at least 30 per cent flats - as a buffer against eventual input costs escalations. Once - financial plan - is ready - designing suitable property becomes easy," said Architect Vikas.

"So - it's not only about architecture! You develop the business model!!," I said.

"Otherwise, how could have I become so successful at this age! At 41, I have achieved what most of the architects achieve at the end of their couriers - when they are 55 - 57 year old!," said Architect Vikas.

"To design right property you need to know your buyer - when you design right property for the right buyers - you see what happened!," said Architect Vikas.

"Yes! 150 was the last figure I heard!," I said.

"160! Now the rate is 3950! Why?," said Architect Vikas.

"Interesting location - attractive advertising - right budget - good show - all matters - to bring the buyer at the site - but what makes people take instant decision is - planning! It shows that Doctors - liked my 2 BHK Flat as a second home - investors realized the appreciation potential of my 2 BHK Flat - all these - who have ready money - can raise money easily - decided instantly to go for it! As I have planned - visualized," said Architect Vikas.

"What is so great about your 2 BHK Flat?," I asked.

"Besides it fits in their budget of approx 40 Lakh - there is no waste of space in the flat - you get maximum space to utilize - and the room sizes are exact - enough - these buyers know what is good and what is not - these are experienced buyers - for whom the right mix of size and price is the trigger - hot button - to decide instantly!," said Architect Vikas.

"Yes! Your flats are taken instantly by the people who had ready money!!," I said.

Food is fun. Home is game.

2 BHK Flats at Lake Shire Ambegaon - Area Statement

To understand Architect Vikas Achalkar better, after coming home, I had a close look at the floor plans of 2 BHK Flat in Lake Shire.

For me, housing is a basic need. But in the current market economy, business is not for fulfilling basic human need. For example, restaurants are not to feed the people - but to give pleasure to those who have money. Same is about real estate. It is for those privileged few - who like to play a money game.

Funny thing is, a real estate gamer may play blind. But not the builder. The builder is very calculative. He knows that every inch counts. And counts a lot. Have a look at the above area statement of 2 BHK Flats in Lake Shire and tell me, in the comments, are you ready to join the game and bet on property?

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Tuesday, April 9, 2013

Fearless Society

Who is afraid of Kedar Vanjape?

Anant-Shilp at Bavdhan Budruk, Pune 411 021 - Society Meeting - Residents with Mr. Kedar Vanjape, M D, Dajikaka Gadgil Developers Pvt. Ltd. (DGDL)

Mr. Kedar Vanjape, M D of Dajikaka Gadgil Developers Pvt. Ltd., is not afraid of anybody. I knew that. That's why Mr. Kedar had invited me to 'society meeting' of AnantShilp at Bavdhan Budruk Pune 411021. Now, what all I wanted to know was - Are the property buyers afraid of Kedar? Like most of the property buyers in Pune are afraid of their builders!

Intentionally, I went late for the meeting. Stopped a few minutes outside the club house of AnantShilp. Expecting to hear hot arguments and high tempers. After all, in the first few months after possession, there are lots of teething troubles. Residents face lots of issues. Infrastructural services - water, power, drainage systems - don't work properly.

When I didn't hear any noise, for a moment, I thought that the meeting must be over. But Akhil,sales executive at DGDL, came out of the club house and welcomed me. I took the last chair. But Kedar invited me to sit next to him. Introducing me, Kedar said that I have invited Ravi Karandeekar because he enjoys the fight between 'builder and home buyers' and continued discussing the next point on list.

Society Owners:

The next point on the list was about some change in the club house which will keep it dry in the rainy season. Then they discussed about ban on smoking in the parking and common open spaces. Renting to foreign nationals. How to prevent stray dogs entering in the society. Speed breaker to prevent any mishap. Installing cable dish antennas on the terrace. How to keep amenity space clean. Appointing a coordinator - something like 'estate manager'.

In a few minutes, I realized that this meeting is a flop show. There are no two parties 'builder vs buyers'. No one is against each other. Kedar Vanjape, the builder is not a builder anymore. He is just the chief promoter of society. Who knows more and has executive powers. He is not the king. The residents are not his slaves. In fact, the residents have become owners. Owners who are concerned about every small detail of their society. Which they have listed out and were discussing today.

PMC Water and Completion - Occupancy Certificate:

In no time, all points on the list were discussed. Now, it was Kedar's tern to report. Kedar started with reminding all about the unique collective efforts of all 12 neighboring builders. He said, "You know - we all - have contributed to construct this road and that bridge on the river, to put PMC water line and drainage line. You know - 9 inch PMC water line - is already there - but, we are not yet getting PMC water. Of course, we have good water management system - which is working quite well. Still, I know - you all are anxious for PMC water."

Then Kedar explained his plan of action to get the water connection and completion - occupancy certificates - as early as - he can. The residents looked quite confident about Kedar's success in solving these complex - sensitive - issues.

The discussion was over. But not the meeting. The contractor had come. All residents were about to go out with him to finalize the speed breaker, so I requested them for a photo. A photo of fearless society.

What say you?
Do you know any builder - construction service provider - who, from booking to conveyance, meets - listens - talks - discusses - with the property buyers - on a regular basis? Do you know a society which is not afraid of the builder?
If yes, please, share your experiences in the comments.

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Sunday, April 7, 2013

Not Dead Yet

Sad News for Government of Maharashtra:

Maharashtra Times Pune Property Show April 2013

Maharashtra Times Property Show at Sakhar Sankul proved that there is still some life left in Pune real estate market. Some builders are still launching new projects. Some property buyers are not avoiding visiting property exhibitions. A few salespersons haven't yet lost their jobs. Which means that Government of Maharashtra is not completely successful. Amazing. Isn't it?

Paranjape Schemes has launched "Pratham", a project of 2 & 3 bedroom apartments and 200- 800 sq. ft. shops on Kumthekar Road, Sadashiv Peth, Pune.

'I Build Supreme', (www.ibuildsupreme.com), is coming up with "Florista County", a 9 acre project of 600 plus units of 2 BHK & 2.5 BHK Flats on Handewadi Road, Hadapsar, Pune.

Shree Keshriya Developers' Saffron Hillscapes at Wanwadi Annex, (saffronhillscapes.pune@gmail.com), hopes that their "Gudi Padwa Offer Price of Rs. 4,600 per sq.ft. will sell 10 units of 2 BHK (Rs. 68 Lakhs) & 3 BHK (Rs. 80 - 84 Lakhs).

San Properties is marketing 1 BHK Flat (Rs. 23 Lakhs) & 2 BHK Flat (Rs. 33 - 36 Lakhs) in Kohinoor Majesty (www.kohinoormajesty.com) at Varale Talegaon Dabhade.

Mark Ventures (www.markventures.in) wants you to invest in a studio apartment (Rs. 18 Lakhs) / 1 BHK Flat (Rs. 22 Lakhs) / 2 BHK Flat (Rs. 33 Lakhs) in Nautilus, an integrated township at Alibaug, 3 hours drive from Pune.

Get 200 rupees discount on this Gudi Padwa at Orchid-City at Wadgaon Maval (99223611 17 / 18).

You know what? You can get a 2 BHK Flat (643 Carpet +Terrace) for only Rs. 57 Lakhs and a 3 BHK Flat (833 Carpet + Terrace) for only Rs. 72 Lakhs at Pristine Prolife 2 at Wakad Pune!

Whereas, on the Canal Road, behind Damodar Nagar, off Sinhagad Road, a 2 BHK Flat in Sudatta Sankul (www.bandalbuilders.com) is available for only Rs. 65 Lakhs!

Add to this, all those stalls who sell Proposed N A Plots in some remote corners of Maharashtra and you will accept that Pune real estate market is not yet dead!

Paranjape Schemes' Pratham 2 & 3 bedroom apartments and 200- 800 sq. ft. shops on Kumthekar Road Sadashiv Peth Pune - Maharashtra Times Pune Property Show April 2013

"Florista County" Handewadi Road Hadapsar Pune - Maharashtra Times Pune Property Show April 2013

Saffron Hillscapes, 2 BHK & 3 BHK Flats at Azad Nagar, Wanwadi Annex, Pune - Maharashtra Times Pune Property Show April 2013

Kohinoor Majesty Varale Talegaon - Maharashtra Times Pune Property Show April 2013

Mark Ventures' "Nautilus", an integrated township at Alibaug - Maharashtra Times Pune Property Show April 2013

Orchid-City Vadgaon Maval Pune - rashtra Times Pune Property Show April 2013

Add caption

Pristine Prolife 2 Wakad Pune - Maharashtra Times Pune Property Show April 2013

Sudatta Sankul, off Sinhagad Road, Pune - Maharashtra Times Pune Property Show April 2013

Kolte-Patil Developers' Life Republic Marunji - Maharashtra Times Pune Property Show April 2013

Laxmi Ramana Group - Maharashtra Times Pune Property Show April 2013

Venkatesh Buildcon - Lake Vista Ambegaon - Sharvil Dhayari - Bilwa Dhayari - Maharashtra Times Pune Property Show April 2013

Vrindavan Heights Hadapsar - Maharashtra Times Pune Property Show April 2013

Polite Group, Chikhali Pradhikaran, Pune - Maharashtra Times Pune Property Show April 2013

Nirman Developers' Brookfield Willows Pisoli Pune - Maharashtra Times Pune Property Show April 2013

Regent Bhagyoday Moshi PCMC Pune - Maharashtra Times Pune Property Show April 2013

Maple Shelters Aapla Ghar Housing Colony - Maharashtra Times Pune Property Show April 2013

"Florista County" Handewadi Road Hadapsar Pune - Maharashtra Times Pune Property Show April 2013

Siddhivinayak Group Pune - Maharashtra Times Pune Property Show April 2013

Excellence Shelters Pvt. Ltd - NH9 Solapur - Maharashtra Times Pune Property Show April 2013

Disha Direct Thane - Maharashtra Times Pune Property Show April 2013

Saffron Developers - Maharashtra Times Pune Property Show April 2013

Veracity Landmark Developers Pvt. Ltd. - Maharashtra Times Pune Property Show April 2013

Maharashtra Times Pune Property Show April 2013

1) April Fool

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Monday, April 29, 2013

Kapurhol Pune 412 205: Junction of Business, Religion & Industry:

Contact Jalan Group's Sai Sparsh, 1 BHK Flats & Shops at Kapurhol on Pune Bangalore Highway:

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Thursday, April 25, 2013

Reason 2: Because It's a Plan to Loot Citizens of Pune:

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Tuesday, April 23, 2013

Reason 1: Because the D P of Old Pune City is "Anti Citizen":

Updates: Why should every citizen of Pune oppose the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)?

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Monday, April 22, 2013

Launched! Pate Surajya, 1 BHK 1.5 BHK & 2 BHK Flats at Donaje Phata, Sinhagad Fort, Pune 411052!!

Excavation means 'Construction in Full Swing'!

Clubhouse & Sample Flat - Sales Tools - are Ready:

Water for View - Not for Drinking:

Money - Spend Less. Demand More.:

No Environmental Clearance:

Mouse People of Pune:

Mouse House:

1) 1 BHK - 332 Carpet + 49 Terrace - Rs. 16.8 Lakhs - Pate Surajya Donaje Sinhagad Pune A, B1, B2, C Buildings:

2) 1 BHK - 369 Carpet + 53 Terrace - Rs. 23.5 Lakhs - Pate Surajya Donaje Sinhagad Pune A, B1, B2, C Buildings:

3) 1.5 BHK Flat - 489 Carpet + 65 Terrace - Rs. 26 - 26.75 Lakhs - Pate Surajya Donaje Sinhagad Pune B 1, B 2 Buildings:

4) 2 BHK Flat - 555 Carpet + 68 Terrace - Rs. 28.9 - 29.75 Lakhs - Pate Surajya Donaje Sinhagad Pune A, C Buildings:

5) 2 BHK Flat - 562 Carpet + 61 Terrace - Rs. 28.9 - 29.75 Lakhs - Pate Surajya Donaje Sinhagad Pune A, C Buildings:

Contact Pate Surajya, Donaje, Sinhagad, Pune:

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Tuesday, April 16, 2013

Launch of Om Praangan, Single Stand-Alone Building of 1 BHK & 2 BHK Flats at Ambegaon Khurd, Pune 411046:

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Monday, April 15, 2013

Vijay Kumbhar, RTI Activist, appeals to the citizens of Pune to compare 'the original' with 'the revised' list of reservations - prepared by 'Builders Politicians Nexus' - and file objections by April 28, 2013 to Pune Municipal Corporation:

Original List of Reservations - Old Pune City D P 2002 - 20027:

Revised List of Reservations - Old Pune City D P 2002 - 20027:

Updates:

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Sunday, April 14, 2013

1,08,283 Page Views from 1st to 31st March 2013 - According to Google Analytics:

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1,07,683 Page Views from 1st to 28th February 2013 - According to Google Analytics:

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Saturday, April 13, 2013

Be a True Owner of Your Home!

Location Map & Slideshow of Venkatesh Lake Vista Ambegaon Pune:

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Wednesday, April 10, 2013

Small Bets - Big Show:

People Bet On Floor Plan!

Food is fun. Home is game.

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Tuesday, April 9, 2013

Who is afraid of Kedar Vanjape?

Society Owners:

PMC Water and Completion - Occupancy Certificate:

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Sunday, April 7, 2013

Sad News for Government of Maharashtra:

Updates:
Why should every citizen of Pune oppose the 'Draft Development Plan for Old Pune City Limit (2007 - 2027)?

1) 1 BHK - 332 Carpet + 49 Terrace - Rs. 16.8 Lakhs
- Pate Surajya Donaje Sinhagad Pune A, B1, B2, C Buildings:

2) 1 BHK - 369 Carpet + 53 Terrace - Rs. 23.5 Lakhs
- Pate Surajya Donaje Sinhagad Pune A, B1, B2, C Buildings:

3) 1.5 BHK Flat - 489 Carpet + 65 Terrace - Rs. 26 - 26.75 Lakhs
- Pate Surajya Donaje Sinhagad Pune B 1, B 2 Buildings:

4) 2 BHK Flat - 555 Carpet + 68 Terrace - Rs. 28.9 - 29.75 Lakhs
- Pate Surajya Donaje Sinhagad Pune A, C Buildings:

5) 2 BHK Flat - 562 Carpet + 61 Terrace - Rs. 28.9 - 29.75 Lakhs
- Pate Surajya Donaje Sinhagad Pune A, C Buildings:

Vijay Kumbhar, RTI Activist, appeals to the citizens of Pune to compare
'the original' with 'the revised' list of reservations
- prepared by 'Builders Politicians Nexus' -
and file objections by April 28, 2013 to Pune Municipal Corporation:

1,08,283 Page Views from 1st to 31st March 2013
- According to Google Analytics:

1,07,683 Page Views from 1st to 28th February 2013
- According to Google Analytics: