Ravi Karandeekar's Pune Real Estate Market News Blog: celestial city ravet

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Tuesday, August 17, 2010

Visit to Celestial City Ravet - 2nd Phase - on 15th August 2010

Celestial City Ravet - 2nd Phase

Aundh Ravet Bus Rapid Transit System (BRTS) Road will be ready by March 2012:

Aundh Ravet road work to take two more years - TNN

We all know that the contractor has overshot the March 2010 deadline and now, Aundh Ravet Bus Rapid Transit System (BRTS) Road will take another two years to complete. So, i was not expecting any major development in Ravet. I was curious about two points:

1) Progress of the construction of phase 1 of Celestial City Ravet (www.celestialcity.in). Which was launched on 26/11 - Thursday, November 26, 2009.

2) Why did Rama Group (www.ramagroupindia.com) and Pharande Spaces (www.pharandespaces.com) open booking of the 2nd phase of Celestial City Ravet?

Booking a flat in the 2nd phase = Helping the builder:

When any residential real estate project in Pune opens booking, for me, it means that the builder is trying to raise interest free finance from the property buyers.

The builder finds that Pune real estate market is booming - means people are booking the flats - and he tries to en-cash the opportunity to collect the booking amounts. Builder spends around 15 - 20 lakhs on advertising and even if he gets 50 bookings, @ Rs. 1 lakh per booking, he can collect Rs. 50 lakhs.

For the builder, collecting Rs. 50 lakhs by spending 20 lakhs is not a good business. Builder is happy only if he collects 100 lakhs. So, generally, we hear every project claiming minimum 100 bookings at the launch. Right?

When a builder opens booking of the second phase, for me, it means that he is trying to achieve more than raising interest free finance from the property buyers. Second phase gives an opportunity to the builder to increase the property rate by Rs. 100 or 200. Of the new phase as well as the old. Now, the builder can boast about "appreciation". The builder can use "appreciation" as a tool to pacify the property buyer who has booked in the 1st phase and take the liberty to complete it as per his convenience. Right?

In short, when you book a flat in the second phase of the project you not only give an interest free finance to the builder but you help him to increase the property rates. By booking in the second phase, you make sure that under construction first phase will be delayed and those who have booked in it will suffer.

Celestial City Ravet - Real Estate Investment Destination in Pune:

View Celestial City Ravet, PCMC in a larger map

I paid Rs.10 to the driver of Tata Ace pickup truck for giving me lift from Dehu Road to Celestial City Ravet. I saw a family standing by the road side. I asked them whether they were waiting for the bus. The head of the family said, "yes!".

Pointing at the hoarding, I asked him, "Are you here to visit this project - Celestial City?" When he said, "yes!", i asked him 'from where' and how they managed to reach Celestial City Ravet?

"We are coming form Sinhagad Road," he said and described his adventurous journey.

"Thanks for coming! Your example shows that there is nothing stupid about coming here from Paud Road Kothrud!," I said.

"No! You have done the right thing! Within 2 years - all you see here will be completely changed - developed - and your property will appreciate!" He said.

"Were you people not afraid to go to Chandani Chowk - a few years ago?," his wife asked.

Considering that it would not be appropriate to argue and talk about the romantic moments i have enjoyed with my girl friends in those days at Chandani Chowk, i said, "Yes, you are right!" and requested them to let me shoot their photograph to remember this insightful meeting.

However, they only allowed me to take a photograph of their daughter - because they were investing for her future! Cool! Isn't it?

Celestial City Ravet - Hoarding at the Site - Investment Destination and Investor

How is the progress of construction of the 1st phase of Celestial City Ravet?

Celestial City Ravet - 1st Phase

While walking from the main gate to the booking office, i shot the photographs of the signs of the buildings of the 2nd phase, building of the sample flat and the Pandal for the launch of 2nd phase. Entering the booking office, i introduced myself,"I am Ravi Karandeekar. I write Ravi Karandeekar's Pune Real Estate Market News Blog. Can i meet Mr. Panjabi or Mr. Pharande or anybody who is in-charge of this launch - who can tell me about the response - bookings!"

"Yes, Ms. Sujata, Manager Marketing, will talk to you. But you have to wait!," the sales executive said.

"Thanks! In the mean time can i visit the 1st phase and take a few photographs?," i asked.

"No. We can't permit you to take photographs. We don't have the authority," he said.

"OK. Then you forget that i asked you. I will go and shoot!," i said.

"No. If you do that we will be in trouble," the sales executive said.

"Really?! Don't worry. I will never do anything which will create any trouble for you. Before starting my blog - i was on site real estate salesman like you and i still consider myself as a real estate salesman. I will not give any trouble to my brothers!," i said.

I called Mr. Anil Pharande, Director, Pharande Spaces and asked him,"Sir, can i take a few photographs of the site?" Mr. Pharande said he has to take his partners' consent - can't allow on his own - and told me to wait for him.

Accepting Mr. Sale Executive's request i decided to have snacks. While eating Aloo Paratha, i realized that i hadn't had lunch - and was very hungry. Considering that it was almost 5 pm,i decided to have as much as i could. "Mr. Pharande and Mr. Panjabi would be very happy if i am full," i said to myself.

Last time, in November 2009, when Celestial City Ravet was launched, i couldn't have anything but water! Lots of water!! On both days. First day, i couldn't have anything because Mr. Pharande took all my time to tell me about Pimpri Chinchwad New Township Development Authority (PCNTDA) and to explain PCNTDA's development activities in Ravet.

On the second day, when they had found my "rude" remark about the launch of Celestial City Ravet on 26/11, I had to face the angry and upset builders and defend myself. Thanks to Mr. Anil Pharande and Mr. Moti Panjabi for being considerate, treating me well and making friends with me. "Today, in your absence, it's my turn to behave like a true friend by having dinner," i told myself. However, i realized that i couldn't go home if i became too sleepy after the heavy dinner and cancelled the idea.

"I think instead of waiting for Mr. Pharande, i should visit the site of the 1st phase - till there is enough light. Can i go?," I asked the sales executive.

"Sure. I will tell someone to take you to the site," he said.

"I know the site. I can go on my own!," i said.

"Don't mind! I can do this much for you!!," he said.

"For me or for you?," i asked and went to the site with the escort. At the site, i stood at the main gate of the 1st Phase of Celestial City Ravet - under the arch - as i was allowed to do - from where i could see a few buildings to the left - constructed up to the 3rd slab and an ongoing foundation of a few buildings to my right.

When i was coming back from the site, Mr. Pharande called me to inform that he is not coming. "OK!," i said and told him that i had visited the site.

"Isn't the construction progress impressive?," Mr. Pharande asked me.

"Mr. Pharande, how could i say yes? I saw that only 7 buildings are under construction! When only 50 -60 flats out of 700 are booked - i was expecting that the construction of all 19 buildings must have started!," I said.

"Not 19 - we have 22 buildings (A to V) in the 1st phase. Construction of 12 buildings has started. Foundation work of the remaining buildings - whose sanctions took more time because of the revision of the plan - is going on too!," Mr. Pharande said.

"Oh! Really!! Good," i said and asked him about the response to the 2nd phase of Celestial City.

"Actually, we had received sanctions in March ....visiting property buyers were requesting us to launch the bigger size flats... we want to invest in Celestial City....they were saying....so we launched it now!," Mr. Pharande said.

"By the public demand! Are they happy about the property rate - Rs. 3,100 per sq.ft.!," i asked.

Celestial City Ravet - bookings of 2nd phase open!

"You know? We have to explain! In the first phase we have Rs. 2800 and 2900 per sq.ft. rate for the 8 story buildings. In the 2nd phase, all buildings have 12 floors. Difference in the property rate is only because of the difference in the construction cost of a 8 story building and a 12 story building. We have to spend nearly 250 rupees more to construct a 12 story building! When we explain this - they understand that the property rate Rs. 3,100 per sq.ft. is reasonable and book the flat!," Mr. Pharande said.

"Don't forget that - even at this rate - Celestial City has maintained it's price range - 1 BHK, 2 BHK & 3 BHK Flats in the property price range of Rs. 20 to 40 lakhs! Where can you get a 3 BHK Flat for Rs. 37 or 40 lakhs? Tell me - at least - 1 project in Pune!," Mr. Pharande said.

Celestial City Ravet - 2nd Phase

"Mr. Pharande, thanks for calling! Otherwise, i would have missed your enthusiasm and reasoning! I am convinced that your offer is the best!," i said.

"Yes! All my property buyers - who booked at the launch rate of Rs. 2,400 per sq.ft. - are very happy with the appreciation in Celestial City!," Mr. Pharande said.

"Yes, they should be!," i said reading the cost sheet in my hand.

Appreciation and Property Prices in Celestial City Ravet:

Celestial City Ravet - Sample Flats

As i always do, 1st i read the cancellation charges at Celestial City Ravet - Rs. 50,000.
"Oh! the booking is not transferable!," i said and
saw the booking amount - Rs. 1 Lakh.

You have to pay the Vat & Service Tax - if applicable. Fine.

High-rise Premium - Oh! - from 5th floor to 12th floor - Rs.25 each floor. "This premium is not about the construction cost! Builder is only trying to give you an extra emotional satisfaction for buying a flat on the higher floor!," i said to myself. Cool! Right?

Other charges - Rs. 3,35,000. I was sure that the total must be right. Still, i used my mobile and confirmed: MSEB 60,000 + Society Formation 15,000 + Society Maintenance for 3 years 60,000 + Development Charges Rs. 25,000 + Covered Parking 1,75,000 = Rs. 3,35,000 other charges.

Celestial City Ravet - 2 BHK Comfort Flat (725 sq.ft. Carpet Area) and 3 BHK Comfort Flat (933 sq.ft. Carpet Area)

Dear God, thanks for a mobile!

Because of a mobile, i felt like checking the price - including the high rise premium + vat + service tax - of a 2 BHK Comfort Flat (725 sq.ft. Carpet Area) and a 3 BHK Comfort Flat (933 sq.ft. Carpet Area) on the 12th floor.

Because of a mobile, i could see that the total property price of a 2 BHK Comfort Flat (725 sq.ft. Carpet Area) goes above Rs. 39 Lakhs and of a 3 BHK Flat (933 sq.ft. Carpet Area) above Rs. 49 Lakhs.

Because of a mobile, i could imagine the huge satisfaction the property buyer - who has booked a flat in the Tower B or in the Tower C would get.

The 2nd phase of Celestial City Ravet has 11 Towers. Out of 11, at launch 2 towers - B & C - are open for booking.
What would be the property rate of the last Tower? - he must be thinking!
How much appreciation i would get when the last tower would be launched? - he must be thinking!

And what about the property buyer - who has booked a flat in Celestial City Ravet on 26/11 - at the property rate of Rs. 2,400 per sq.ft.?

How much appreciation he will get - when the last tower in the 2 phase would be launched?

Could he sleep tonight - if he could guess the appreciation of his property in Celestial City Ravet?
What do you think?

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Friday, August 13, 2010

Celestial City Ravet 2nd phase launched!

Celestial City Ravet (www.celestialcity.in) Phase 2:
Property Rate Rs. 3,100 per sq.ft. for saleable area

2 BHK Flats - Saleable Area 1036 to 1049 sq.ft.:
All Inclusive (approx) Property Price From Rs. 30 to 37 Lakhs

3 BHK Flats - Saleable Area 1304 & 1309 sq.ft.:
All Inclusive (approx) Property Price From Rs. 41 to 46 Lakhs

Celestial City Ravet PCMC Pune - Launches Phase 2

Celestial City Ravet Phase 2 Launch ad

For Bookings Contact:

View Celestial City Ravet, PCMC in a larger map

Sr. No. 86, Ravet Aundh Road,
Near Expressway, Ravet.

Tel: 9011084000, 9011085000, 9011086000

sales@celestialcity.in

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Monday, January 25, 2010

About launch of Nandan Inspera, 2 BHK Flats at Wakad Pune

Three hundred 2 BHK Flats booked in pre-launch offer!

This weekend, I went to Nandan Prospera, opp. Sadanad Hotel on Baner Road to interview Mr. Shamkant Kotkar, Chairman and M D of Nandan Buildcon Pvt. Ltd. I was curious to know about the up-coming launch of Nandan Inspera, 2 BHK Flats at Wakad Pune on this 26TH January 2010. I was very much sure that it would be a huge happening more than any recently launched project in Pune real estate market.

Yes, of course, one reason was it's Nandan's project and my friends Rugwed and Rutuparna Deshpande of Setu Advertising were in charge of advertising.

Plus, equally important reason was the location of the project. Wakad Pune! The launch of Nandan Inspera, i was very much sure, will bring back the glory of Wakad. Which lost it's shine after lackluster launch of Park Titanium in Park Street Wakad and Kolte Patil's 24K Glitterati in Pimple Nilakh. Completely thrown into oblivion by Celestial City Ravet and Woodsvile in Pradhikarn!

Launch of Nandan Inspera will be a proof, i was sure, that builders in Pune offer all property buyers an equal opportunity to boost the real estate market and boast about it!

At Wakad, Nandan Buildcon is offering an opportunity to IT professionals who are all the time suspended in the transit mode and at present working in Hinjewadi. Whereas, at Dhayari on Sinhagad Road, Paranjape Schemes, Darode Jog Properties and Mittal Group are grounding 'permanently settled down in Pune' type property buyers. All are getting an equal opportunity to boost property prices from Rs. 3,500 per sq.ft. to Rs. 4,000 per sq.ft. Which was not even in the last real estate boom in Pune!

Carrying great expectation about the launch of Nandan Inspera in my mind, i went to interview the builder, Mr. Shamkant Kotkar. Interviewing the builder, particularly on the eve of project launch, i haven't done before. Yes, since i have started this blog, i don't meet builders on my own. Not every builder, even if he called me! Only because, over the years, i have heard them enough. Now, except few builders in Pune, i enjoy hearing you. Any property buyer in Pune real estate market!

My nervousness reduced when the receptionist at Nandan Inspera asked, "Have you visited the site before?"and started searching my name in her computer. "I am not a property buyer! I am a friend of Mr. Kotkar," i said. Yes, this was good, i was visiting this builder because of my long acquaintance, i told myself and sat on the couch.

No! As a blogger i should not feel shy to meet a builder who most of the time is at the site office, i said. Actually, i should feel proud to meet the builder who invites the property buyers to design the flat of their choice, i told myself! Completely convinced about my decision to meet the builder, i started talking to myself, "Mr. Shamkant Kotkar, on the eve of launch of Nandan Inspera, I, Ravi Karandeekar, feel proud about you. After the grand launch of Nandan Inspera, i am, sure whole Pune real estate market will be proud of you..for boosting the market and increasing the property..." till the receptionist told me that i can go in!

"Kotkar Saheb, i have come to interview you on the occasion of launch of Nandan Inspera at Wakad. Can you, please, spare a few minutes for me?," i said, pulling the chair.

"You wasted your time. You should have called me. Now, have a cup of coffee and if you haven't come on the cycle, i will drop you," Mr. Shamkant Kotkar uttered the words with a great difficulty.

"Oh! Sore throat!! Sorry to bother you. Please, don't trouble yourself. I will call you tomorrow to talk about the launch," i said.

"Don't call me. on 26TH we are not launching but starting the works...pre-construction..because those 300 property buyers who have booked and designed their flats are going to construct it too..." Mr. Kotkar said.

"What does it mean? Design your flat...construct it...and live in it.....! Sounds interesting!!," i said, without understanding what it really meant!

"Come over some time in the coming week and i will tell you," Mr. Kotkar said. "Anytime for you, sir!," i said and took his leave.

"Now, what should i post?," i asked myself. To confirm, i called Setu Advertising and asked, "Is it true that there is no big launch of Nandan Inspera on 26TH, as declared?"

Rugwed said, "Yes. No big launch. You know 300 flats are already booked. He is not pulling your legs!"

"That's fine! But what about other builders? Who will boost the market in Aundh annex?," i said without expecting any answer from him.

Oh! My god!! I didn't ask about the current property prices of Nandan Prospera and Nandan Inspera. At least, i could have written about it, i realized and called Nandan Buildcon's office. Here is what i have learned:

Nandan Propspera: - Property rates
1) up to 7TH Floor - Rs. 4,500 per sq.ft.
2) From 8TH to 11TH Floor - Rs. 4,800 per sq.ft.
3) For 12TH Floor - Rs. 5,300 per sq.ft.
4) Only few 3 BHK Flats, costing around 90 lakhs, are available.

Nandan Inspera Wakad - Property rates:
1) Rs. 3,300 per sq.ft.
2) Only 2 BHK Flats - Saleable area - 973 sq.ft. & 1100 sq.ft.
3) Living room - 12' x 16'
4) Bedroom - 12'x 14'
5) Specifications of Nandan Inspera - as per Nandan Prospera
6) Price of 2 BHK Flat - Rs. 40 laks - Rs. 43 lakhs

In short, property buyers have done a good job! They have not only designed the smaller version of Nandan Prospera for themselves at Wakad but property buyers have made Mr. Shamkant Kotkar's job easy! Yes, ultimate truth is: Only property buyers can increase the property prices, boost the sales and revive Pune real estate market! Are you listening Aditi?

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Wednesday, January 13, 2010

Most popular blogs of the week - 4Th to 11Th January 2010

According to Google Analytics:

1) Sunday, December 13, 2009
Megapolis Hinjewadi Phase 3, Pune - Are you investing in a 1 BHK for Rs. 16.87 lakh or a 2 BHK for Rs. 25.34 lakh Smart Home?

Pre-launch offer of Avinash Bhosale and Kumar Properties' joint venture Megapolis creates buzz in IT companies in Rajiv Gandhi Infotech Park, Hinjewadi!

2) Sunday, January 3, 2010
Megapolis Hinjewadi Phase 3 news - Visit puneprophinjewadi's Picasa Web Album

Construction progress, sample flat and bus terminus at Megapolis:

3) Wednesday, January 6, 2010
Megapolis Smart Homes Carnival, Hinjewadi Phase 3

"Is there some kind of a function or what?"

4) Sunday, January 3, 2010
2 BHK Flat for 7 Lakhs!

Anandgram Yavat News:

5) Saturday, January 2, 2010
Property in Maharashtra to cost more with new ready reckoner

6) Tuesday, January 5, 2010
Pay just Rs. 1.27 lakhs and own a 2 BHK Flat

Besides the property price, "2 BHK Flat for 7 Lakhs", what is great at Anandgram Yavat is 80% home loan from Micro Housing Finance Corporation (MHFC). 80 % home loan without any income proof!

7) Saturday, January 2, 2010
Ravi Karandeekar's Pune Real Estate Market News Blog
50 popular blogs of 2009

3,77,132 Thank Yous!

8) Wednesday, December 9, 2009
Celestial City Ravet - facts and prospects - according to the builders Mr. Moti Panjabi, CEO, Rama Group and Mr. Anil Pharande, CEO, Pharande Spaces

Where is Ravet?

9) Saturday, February 21, 2009
Paranjape Schemes opens booking of first 200 bungalows in Forest Trails - 140 acre township at Bhugaon, 10 -15 minutes away from Kothrud and Hinjewadi

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I enjoy talking, sharing my views and giving advice about buying property in Pune real estate market (so, i do not charge anything for the first 3 minutes!) Call +919860044110

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Monday, December 28, 2009

2010 - Pune Real Estate Market Trends - "2 & 3 BHK Flats in 20 to 40 Lakhs" segment to dominate the scene

"A house for everyone in New Year!"

Congrats, Dileep Athavale (TNN), my friend, for writing a great head line! "A house for everyone in New Year "!!

Technically, a sub-headline, in today's Times of India, talks about recycled "studies" conducted by Jones Lang Le Salle Meghraj (JLLM), Cushman & Wakefield (C&W) and adds "insights" of Mr. Satish Magar, president of the Confederation of Real Estate Developers’Associations of India (Credai), Pune, and Business Intelligence Unit of Gera Developments Pvt. Ltd.

Moral of the story is " 5 Home Truths". If you read these "Home Truths", you will call them "Wish-list of Pune Real Estate Developers!" Have a look:

1) Age demographics indicate strong, sustained demand for homes

2) Demand fuelled by low cost of home finance

3) Not a significant dent in the disposable incomes

4) Confidence levels rising in tune with rise in mood globally

5) Price levels stable and likely to be so for some time to come

What say you?

We all know that these studies and survey reports are supposed to draw expected conclusions. Isn't it? So, for you and me, what you say and Google search is more important.

For example, in this month, Decemebr 2009, you were searching Google and calling me mostly to discuss about booking a flat in Megapolis Smart Homes or Celestial City Ravet. From today, i am sure, one more project will be added to the list. Pharande Spaces' Woodsville at Pradhikaran in PCMC.

Considering the volume of these projects, i believe, these projects will not only dominate Pune real estate market but dictate price reduction too! Property rate and budgets in these projects will force other projects to recalculate and reconsider their offers.

These projects, Megapolis Smart Homes, Celestial City Ravet and Woodsville at Pradhikaran in PCMC, have proved that Rs. 2,400 per sq.ft. could be an acceptable property rate and budget of 2 BHK and 3 BHK Flats should be in the range of Rs. 20 to 40 lakhs. Thus, these projects define "affordable housing for the salaried middle class in Pune real estate market".

Considering the expected rise in interest rates of home loans, ever increasing cost of food and living, announced rise in the stamp duty and registration charges, in 2010, the acceptable property rates and affordable budgets of these projects may become unaffordable for many. So, in 2010, you will need a lot more confidence to create a liability!

In short, after 2 years of recession, in the uncertain economy of 2010, builders in Pune have to realign themselves with the property buyers and tailor their offers in the budget range of 2009, 2 BHK & 3 BHK Flats in 20 - 40 lakhs!

What say you? Share your views, demands and expectations in the comments, please! How long we have to keep on reading ridiculously obnoxious statements like "A house for everyone in New Year " and builders' Wish-list? Go ahead and prepare your charter of demand! Happy new year!!

Feel free to call me:

I enjoy talking, sharing my views and giving advice about buying property in Pune real estate market (so, i do not charge anything for the first 5 minutes!) Call 919860044110

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Tuesday, December 15, 2009

Visit to Ravet to buy a plot of land

Can you guess the current land prices in Ravet?

Visiting Ravet to buy a plot of land is going to become one of the memorable experiences, in this life.

I was visiting Ravet for the second time. With the same builder, i remember, i had visited Ravet 4 years ago. My builder friend remembered the exact day, date and time of our last visit, which i didn't. "I have seen the new Ravet bridge only from the window of a airplane," the builder said. So, we decided to go by Aundh - Dange Chowk - Ravet road and return by Expressway.

At Ravet gaon, builder's reliable agent was waiting for us. The agent insisted that first we should drive up to the Expressway to see the ongoing infrastructure work and familiarize ourselves with the development plan of Ravet. Indeed, this was a unique experience. "We are in PCMC!," our agent said proudly.

Mr. Agent was talking like a real estate salesman! Remember?, When you visit a site office, first we tell you about the layout plan of the township! Just like that! However, like a real estate salesman at a site office, he didn't have to ask us, "What is your requirement? 2 BHK or a 3 BHK Flat?". Because, the builder had already told him that minimum plot size should be 5 acres.

Driving up and down, we came back to Ravet village where we had met for the first time. Of course, Mr. Agent took us to Celestial City. Told us about the "exact" number of bookings. How Rama Group and Pharande Spaces, builders of Celestial City, have increased the property rates by 100 rupees, from the launch property price of Rs. 2,400 to the current Rs. 2,500 per sq.ft. And predicted that, in no time, the property rates in Ravet would rise to the level of Wakad and Balewadi!

"This is not done! Property rates in Ravet shouldn't go up!!," the builder said.

For a moment, i didn't believe what i was hearing. A builder was not happy about the rising property prices!

"Launching property rate Rs.2,400 per sq.ft. in Ravet, is nothing but killing the competition. Now, by increasing the property prices they are eliminating the competitor!!," the builder said. "How can a small builder like me survive in this market?," he asked the agent.

"It always happens like this. Isn't it? Big builders take a risk, launch a project in the new area, establish the property rate, and small builders profit from it!," the agent said.

"Those days are over! We have burned ourselves enough," the builder said. "Show me your plots and talk about the rates," he ordered the nervous agent.

View Ravet, PCMC - New Found Land in a larger map

The agent showed us one plot on the main road and took us towards the railway line. He was trying to point out the water, power, drainage lines which were already at place but the builder cut him short and told him to show the boundaries of the plot.

"What's that on the other side of the railway line?," i asked the agent.

"It's Defense land. Depot. No development. Going to remain green like this!," he said.

Looking around, i realized that last time we had been exactly at this point and seen the same plot!

"How much?," the builder asked.

"Oh Sh...! We didn't visit the site of the upcoming MCA Pune International Cricket Centre !! Our Mahalunge Stadium going to be better than their Melbourne Stadium!!!," the agent said.

"I construct flats for IT people. They need big LCD TV. Not a stadium. Talk about the land price," the builder said.

"We are in PCNTDA. Here TDR and premiums are not expensive like PMC. So, for the plot on the main road rate is Rs.1,100 sq.ft. and for this plot of 5 acres by the railway line, the farmer is asking Rs.750 per sq.ft. But, in the meeting he will come down," the agent said.

"He must. Payment terms?," the builder asked.

"Usual. Down payment!," the agent said.

"Is this usual? Are you dealing with me for the first time?," the builder got upset.

"Let us sit and talk. Tell me when can i arrange the meeting?," the agent said in a calm voice. The builder told the agent to call him next day to fix an appointment and took his leave.

Till we reached the Expressway, we didn't talk much. Parking the car on the service road, the builder said, "Let us go up on the flyover and have a look at the Expressway and the feeder road to Ravet." I liked the idea. I had never stopped at this point.

"Isn't Ravet better location than Wakad or Baner for Mumbaikars?" the builder asked me.

"Yes, Ravet, next real estate investment destination in Pune!," i said as if i was reading a slogan. "But no use! You knew it long time ago. Didn't we see the same plot, last time? 4 years ago?," i asked the builder.

"Yes! Do you remember how much he was asking at that point of time?," the builder asked me.

"Yes, very well. Rs. 100 per sq.ft. Payment in installments," i said.

"Right. But you have to add interest to it!," the builder said.

"Should i?," i asked him.

"Yes, of course!," builder said with a smile.

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PCMC gets go-ahead for intelligent traffic management system

The Pimpri Chinchwad Municipal Corporation (PCMC) has received permission from the World Bank to use part of its Rs 210-crore loan to set up an intelligent traffic management system (ITMS).

The ITMS will help people find the latest location of any Pune Mahanagar Parivahan Mahamandal Ltd (PMPML) bus on a particular route. "A Global Positioning System (GPS) will be installed in all the new buses which will enable us to monitor the movement of buses," Ashish Sharma, municipal commissioner said.

"The passenger information system will include putting up electronic display boards at bus stops so that people know the exact location of the bus, the routes taken and the time at which the bus will reach the destination," said Sharma

To read more, please, visit The Times of India

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Wednesday, December 9, 2009

Celestial City Ravet - facts and prospects - according to the builders Mr. Moti Panjabi, CEO, Rama Group and Mr. Anil Pharande, CEO, Pharande Spaces

Where is Ravet?

This weekend i went to Ravet. I was curious to visit Celestial City,(www.celestialcity.in) joint venture of Rama Group and Pharande Spaces.

"Where is Ravet?"
"How to go to Ravet?,"
i asked a couple of fruit vendors at Dange Chowk and ignoring the warning "For Ravet you have to walk 2 -3 Klms", i took a share-rickshaw going to Punawale.

"Walking 2 -3 klms would be nothing if you could manage to cross the new romantic Ravet bridge alone!," i told myself.

Nano Homes, Nano Spaces and Royal Casa at Ravet:

Somehow, i managed to cross Ravet Bridge. Certainly, visited Nano Homes and it's neighbor Nano Spaces.

Congratulated the salesman for reading property buyers' mind when he said, "Tata Nano's on road price in Pune is Rs. 1,30,150. But to park that car at Nano Homes, you have to pay Rs.1,50,000 + Rs. 9,000 stamp duty = Rs. 1,59,000. Why? Because, Nano Homes is about flats! Not about parking!"

Admired "vision" of the builder of Nano Spaces when salesperson told me that "We also have Multiplex and Mall inside!"
"Inside! Where?," i asked him.
"Exactly here, where we are sitting at the moment. This is BRT Junction!," he said.
"Really! Means your project is also "why go out?" type?," I said.
"Right!," he said and assured me that visiting Celestial City would be a pleasant walk of 2 - 3 klms!

Now, there was no time to visit Runal Developers' Royal Casa, which is in the opposite direction of Celestial City, towards D. Y. Patil Collage, Pradhikaran, Akurdi.

"Banana is the secret of my energy!," i reminded myself and walked towards a fruit vendor standing at the junction of the Ravet Bridge and Ravet - Expressway road.

Current Property Rates in Ravet, Near Pradhikaran:

"All gone! But there were quite a few bananas when i went in there!," i asked the vendor standing by the empty cart.
"I am Haribhau. I keep good stuff!," he said.
"But where are the buyers? Couples on the bridge? No! Not for sure. They have something better to taste and eat! Who purchased all your fruits?" i asked him.
"Look at this road. Continuous traffic. From Pimpri - Chinchwad towns to Expressway. I come here by noon and by 3 - 4 PM all fruits are gone. They stop to buy Haribhau's quality stuff," he said. "You were in for a long time. Purchased?" he asked.
"No! Just had a look. Visiting Celestial City at Ravet. Is it far away, Haribhau?," i asked him.
"Want a plot?," Haribhau whispered. "I deal in plots too. Have a look. You will be happy!," he whispered again.
For a moment, i was not sure whether he was talking about a plot of land or something else.
"Land? Haribhau, is your surname Pawar?," i asked him seriously.
"Yes! How do you know?," Haribhau Pawar asked me.

"Rate? 300 rupees?," I was curious.
"That was before this bridge was built. Now, rates have gone up," Haribhau said.
"If i buy a plot at 300, at what rate can i sell a flat?," i asked Haribhau as if i am a builder.
"Same rate they sell! How much in Nano?," Haribhau asked.
"Per sq.ft. Rs. 2,484 and Rs. 2,554 in Nano Spaces and Rs. 2,367 and Rs. 2,295 in Nano Homes," i told him without opening the brochures.
"Sonigara Aangan is Rs. 2,500. Runal Rs. 2,600! You know?," Haribhau knew his market well.
"Don't tell me! Do people pay this rate?," i asked.
"Yes! People have a budget. For bananas people's budget is 10 rupees. Always. You keep your flats in the budget," Haribhau tried to explain the pricing of properties.
"Celestial City is for Rs. 2,400 per sq.ft.," i told him. "Haribhau, now, let me go and see their bananas!," i said and took his leave.

View Ravet, PCMC - New Found Land in a larger map

Ravet - Lost & Found:

After the water treatment plants of PCMC, the road narrows, takes a sudden turn and you enter into a different world, left behind in the last century. However, you can see a few signs of this century, like abandoned retaining walls of the wide road, zooming trucks, cars and SUV on that narrow road. Strange mix of two time zones!

Ravet Village- Left Behind:

Why these people drive so fast on this narrow road? At this time in the evening, some one like me, may be coming from the opposite direction. At this time in the evening, walking on the narrow road, I might be trying to recollect small bits and pieces of the sweet memories of my girl friend.

At this time in the evening, on the narrow road, looking at the farmers working in the rice fields, i may be trying to remember the address of her home in Ravet.

How can any driver guess when i might cross the road suddenly, worried what if she has left Ravet Village, like many others and shifted in the bungalow in her rice fields?

At this time of the evening, on the narrow road by the rice fields, anything can happen! For example, instead of rice fields you find brick furnaces on the both side of the road or the road itself becomes as wide as a highway.

Ravet - New Found Land:

Surprised to see a few workers busy on the half done road, when i asked the surveyor "What is so special about this small patch of the road? Till now, I have seen construction of the road abandoned at most of the places!"
"We have to stop the construction of the road when farmers go to court. So, we are working on the "free" patches of the road," he said.
"Farmers don't like JNNURM or what? It's up to Aundh. Isn't it?," taking a photograph of the road, i asked him.

Celestial City Ravet - Why go in?

Big hoarding on the right side of the road and a watchman's cabin reminds me that my pleasant walk is over and i have reached Celestial City Ravet. Looking at the well done, paved entrance road, i ask myself, "Why not go in!"

Mapping 4 Parts of Celestial City Ravet:

Trying to remember that Celestial City has 4 roads and a railway line, i start walking on the paved road.

1) Part 1:
Assuming that the Multiplex, office space and a shopping mall, 1st part of Celestial City, will be on the first road, which i did walk down, and which connects Celestial City to Mumbai Pune Expressway and Chinchwad - Pimpri Towns and Aundh by BRT system.

2) Part 2:
I started going towards the site office, telling myself to look at the right, "Here will come the 2nd part of Celestial City which will have luxurious 2 BHK and 3 BHK Flats."

3) Part 3:
As i came near the site office, i realized that, "Here will come the 3rd part of Celestial City which will have a sports club, fitness center, restaurants and "Signature Homes"! Because of the crossing of 2 D.P. roads, this plot has a triangular shape."

4) Part 4:
On the other side of road, behind the new compound wall, will be the4th part of Celestial City, which will have 1 BHK, 2 BHK & 3 BHK Flats. Total number of flats in this part will be 700. At the property rate of Rs. 2,400 per sq.ft., booking of these flats is opened. This part is called "1st Phase of Celestial City."

Behind this 4th part, a DP road is expected, which will go to Akurdi Station. And beyond the DP road, is the railway line.

Why did Celestial City Ravet open the bookings of 1 BHK, 2 BHK & 3 BHK Flats on 26/11?

Now, it was 6 PM. So, i decided to have a look at the plot of the 1st phase of Celestial City and then visit the site office and sample flat. Arch of the main entrance of this phase is too good. One of the best. Very sophisticated. I went inside.

Mr. Mahale, civil contractor and engineer, was personally supervising the works of compound wall and entrance. He told me about the plot, the layout plan and the grand launch event on the evening of 25th November.

It was a news for me. It means Celestial City was launched on 25/11! Actually, I had read about Kailash Kher's event in Pune Times. But the date was not mentioned in that story.

The ad about opening of booking of Celestia City released on 26/11 had pissed me off. Launching a residential real estate project on the 1st anniversary of terrorist attack on Mumbai was absolutely insensitive and insulting. Result is, i used unusually harsh language and completely sarcastic tone in my blog on the launch of Celestial City Ravet.

In a way, it was good meeting Mr. Mahale, who had instantly expressed his desire to book a flat in Celestial City in the very first meeting with the builder.

Dharmendra and Damle on the property rate at Celestial City Ravet:

At the site office, the view was amazing. In a huge pandal, more than 25 tables were occupied by the property buyers. Around 50 families were visiting 4 sample sample flats, one after another. I don't know how, but Dharmendra and Damle, (who may go in Limca Book of Records for selling 1,000 flats in the 2nd half of 2009 in Pune real estate market,) managed to say hello to me.

"How are you doing? It must be a tough job to convince the property rate of Rs. 2,400 per sq.ft. "Competitive property rate" was the USP of your previous four projects. Isn't it?," i said to Dharmendra.

"Yes, this time it's a job. But not a tough job!," he said.
"After realizing the value you are getting for your money, Rs. 2,400 per sq.ft. is not a high property rate," Damle said.

"Value means Multiplex and Shopping Mall "inside". Right?," i asked him.

"Let us visit the sample flat to see what specifications we are giving," he said.
"Rama Group's sample flats! Sure!! After a long time. Last was at Swiss County at Thergaon - Wakad annex. Let us go," i said.

All of us went into one sample flat. Pointing at each high-end specification, both of them started explaining:

"1) Flooring - Baked at 1200 degree. Not the usual 600. Result - you can not only see your reflection but your face clearly in the tiles.

2) Designer tiles' dado in the toilets - beautiful bathing experience every day.

3) Sanitary fittings and plumbing fixtures in the toilets - single lever, leading brands, sophisticated commodes without water tank.

4) Electrical Switches - feather touch operation and long lasting

5) Terrace - stainless steal and glass railings, see the design and quality of these anti-skid tiles

6) Dry balcony, optimum space utilization and Vastu

7) 100 % parking, Aqua gardens and convenience shopping along with other amenities in the first phase," ending his list of "value for money," said Damle.

"All this in the all inclusive budget range of Rs. 20 lakhs to Rs. 33 lakhs for 1 BHK, 2 BHK & 3 BHK Flats!," said Dharmendra.

Celestial City - 1 BHK, 2 BHK & 3 BHK Wallet Homes:

"Yes, very impressive if you are happy with the carpet area of your flat!," i said.

I had seen the floor plans of Celestial City. The carpet areas of all flats were too small.

1) 1 BHK Flat - 448 sq.ft. = Rs. 19,85,000

2) 2 BHK Flat Comfort - 604 sq.ft. = Rs. 25,42,100

3) 2 BHK Flat Cozy - 567 sq.ft.= Rs. 23,89,100

4) 3 BHK Flat Cozy - 714 sq.ft. = Rs. 29,00,500

5) 3 BHK Flat Comfort - 824 sq.ft. = Rs. 32,82,500!

May be the smallest carpet area of a 2 BHK & a 3 BHK Flat in the entire Pune real estate market! At least, for sure, smaller than Silver Mist and Swiss County Too, Rama Group's most popular projects in Wakad! Have a look at some of the famous carpet areas in Pune real estate market:

1) Silver Mist, Pimple Saudagar - 2 BHK - 672 sq.ft.

2) Silver Mist, Pimple Saudagar - 2.5 BHK - 812 sq.ft. & 866 sq.ft.

3) Swiss County Too - Thergaon - Wakad annex - 2 BHK Flat - 653 sq.ft.

4) Swiss County Too - Thergaon - Wakad annex - 3 BHK Flat - 815 sq.ft.

5) Mont Vert Seville 2 - 2 BHK Flat - 615 / 617 sq.ft.

6) Nanded City Pune - Sarang - 2 BHK Flat - 637 sq.ft.

7) Nanded City Pune - Madhuwanti - 2 BHK - 690 sq.ft.

8) Nanded City Pune - Lalit - 2.5 BHK Flat - 825 sq.ft.

9) Nanded City Pune - Mangal Bhairav - 1 BHK Flat - 406 sq.ft.

10) Darode-Jog-Greenland-County - Narhe-Ambegaon - 1 BHK Flat - 386 sq.ft.

11) Darode-Jog-Greenland-County - Narhe-Ambegaon - 1.5 BHK Flat - 426 sq.ft.

12) Darode-Jog-Greenland-County - Narhe-Ambegaon - 2 BHK Flat Compact - 546 sq.ft.

13) Darode-Jog-Greenland-County - Narhe-Ambegaon - 2 BHK Flat Comfort- 641 sq.ft.

"Ravi, Aren't we giving 'Value for Money'?," Dharmendra asked me.

Dharmendra asking about 'value for money builder offers' had a great significance for me.

Dharmendra has sold Kunal Icon in Pimple Saudagar at the property rate of Rs. 700 per sq.ft..
Dharmendra has sold Park Street at Wakad at the property rate of Rs. 1, 600 per sq.ft.
In the last 6 months, Dharmendra has sold Nano Homes, Swiss County Too, Silver Mist and Costa Rica at Wakad.
Dharmenrda knows well exactly what value you get for each rupee you pay to the builder.
Dharmendra was asking my honest opinion.
As any real estate salesperson expects from his colleague.
I was not at all prepared for this question.
Actually, i wanted to ask Dhramendra, "Don't you think that Ravet stands exactly at the same position where Pimple Saudagar was at that point of time?"

"No doubts about money. But more than "value", i see the "wallet". These are "Wallet Homes". Homes that can fit in your wallet! Sounds better than "affordable homes". Can't say "Budget Homes" because you are giving small flats with attractive, high end specifications in a property buyers' budget. Looks like all these visitors are happy about it," i said looking around and asked, "Who is the architect of your project?"

"Come on, let me introduce you to the men behind Celestial City," Dharmendra said and took me to his bosses.

Homes for the citizens of PCMC!

Mr. Moti Panjabi, CEO, Rama Group and Mr. Anil Pharande, CEO, Pharande Spaces were sitting on a couch, looking quite happy and relaxed.

"Congratulations! Huge response!," i gave obvious compliments.
"Did you see the sample flat?," Mr. Pharande asked.
"Yes! Impressed. Who is the architect? Dilip Chabria? Flat looks like Dilip Chabria's designer version of a Tata Nano! Very attractive specifications!," I said.

"Has any builder in Pune given all this in 20 lakhs to 33 lakhs budget? No! But we have given. Our goal is to build best possible homes for 15 lakh citizens of our home town, Pimpri Chinchwad. Best quality flats, in their budget!," Mr. Pharande said and added that he is the current president of CREDAI PCMC and Mr. Panjabi was the past president.

"Budget is fine, but, Sir, i find it a little difficult to accept the property rate. Rs. 2,400 per sq.ft.at Ravet is too much. At Wakad, you launched Cost Rica only at Rs.2,300 per sq.ft.!," i said to Mr. Panjabi.

"Costa Rica is a simple project with minimum amenities. This, Celestial City, is a big township with lot of amenities. Here infrastructure costs are more. However, our pricing is as competitive as always. Land cost Rs. 300 + Corporation fees and premiums Rs. 300 + Construction cost Rs. 1,200 + Add to this Rs. 300 per sq.ft. for infrastructure development, administration expenses, power and water charges are 3 times for us, marketing & advertising expenses, and of course, interest! Rs. 2,400 is a competitive and reasonable launch price. By opening booking at this rate, Rs. 2,400 per sq.ft., we are passing the benefit to those who book at this stage than paying interest to the bank. We always follow this policy," Mr. Panjabi not only explained the current property rate but also suggested the price rise!

"And what do you mean by this location? Isn't it as good as Wakad?," Mr. Pharande said.
"Nothing is as good as Wakad! If you look from Hinjewadi," I said.

"You are looking from the wrong direction! Look at Hinjewadi from here and you will change your opinion! Look at any direction from this location and you will say that Ravet is the best location from all angles. You Puneri people don't know how strategically located Ravet is! Let us go to the site and i will explain," Mr. Pharande said and getting up.

Standing at the main entrance of the first phase, Mr. Pharande pointed at various important landmarks 1) Pradhikaran 2) Akurdi Station 3) D.Y. Patil College 4) Aditya Birla Hospital 5) Indira Institute at Wakad 6) Bajaj Auto 7) Expressway & of course 8) Hinjewadi and told me the distance from Celestial City at Ravet!
For me, after walking 2 - 3 Klms in the unknown land left behind in the last century, it was a home coming. I was back in the future!

While coming back to the site office, to impress him with my knowledge about his project, i said, "Actually, this paved road would be the DP Road, Right?"
"Yes! Infrastructure is the big plus point of my home town, PCMC! On the way, you must have seen that the construction of a wide road has already started. Look there. new water line work is going on. PCMC will not face water problems for the next 50 years. Here we have ample power. All this is possible because we have PCNTDA Pimpri Chinchwad New Town Development Authority. A development authority who's job is to develop the infrastructure before the city expands. Is this the type of infrastructure you can get in Ambegaon, Sus, Phursungi, Wagholi or in any fringe village of Pune, where most of the projects are coming today?," Mr. Pharande asked.

"May be 100 acre townships in Hinjewadi can provide water, electricity and other services but has anybody thought about how costly it would be to live in those townships?," he added.

"Infrastructure services is a serious issue in Pune real estate market. At PCMC you have land and a development body like PCNTDA, is a big advantage. How come you didn't mention this in your ads? In Pune, "integrated township" is not considered as a good idea. For us, "malls and multiplex in the township" means nothing more than an excuse for the builder to demand higher property rates. Instead of "Why go out?" you should have said "Why go in?," i said.

"Now, you have understood! You go and write this on your blog!," Mr. Pharande said! I wished him good night and took his leave.

By the time i reached the main road, it was totally dark. So, i asked the security, "Where is Ravet?"
He said, "I don't know."
"Where is Expressway?," i asked.
He said, "I don't know."
So, i asked him, "Where is Chinchwad?"
He said,"I don't know."
Before, i was going to ask him my next question, a young lady asked me, "Where is Celestial City?"
I looked at the security, he said,"I don't know."
Am i lost in a new found land or what, i wondered for a moment!

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Thursday, November 26, 2009

Celestial City Ravet, 25 acres township of 1 BHK, 2 BHK & 3 BHK Flats, opens booking of 1st phase

26/11.
Last year on this day, a few terrorists brought India's financial nerve center to it's knees, injuring the nation's psyche permanently.
On the same day, 26/11, this year,
Rama Group and Pharande Spaces launch their new residential real estate project at the property rate of Rs. 2,400 per sq.ft. at Ravet in Pune real estate market.
Is there any coincidence?

Everything is inside. Even terrace!

Before you shout "Rs. 2,400 per sq.ft. property rate in Ravet?", Rama Group and Pharande Spaces tell you, "Because in Celestial City ( www.celestialcity.in ) in Ravet everything is inside! Not only Lounge, Mall, Sports and Multiplex but the terrace of your flat is also considered 100% inside the carpet area of your flat!"

Are you a builder or a terrorist?

Because, you are not aware about the recent tricks of the builders in Pune, you shout, "100% Terrace? Are you a builder or a terrorist? Why don't you shoot straight?"

"Builders. Kind builders of Pune! Look, we have loaded only 30% on the (carpet area + terrace)!," the builder says.

"30% loading for a building of Parking + 8 Floors in Ravet? Wasn't it only 25%? Wasn't terrace charged at 50%? Are you a builder or a terrorist turned finance minister?,"now, you start screaming about the builder politician nexus!

Dance Bar Properties in Pune:

If you are an outgoing type of a person who knows how things are charged in the trendy joints, you will not waste your time in counting rupees and sq.feet You know well that you have to pay 3 times more for a drink or a snack because the joint offers entertainment. You will only focus on major attractions. You will try to find out "inside" means exactly where?

"Lounge inside! Where is it in the 1st phase?"

"Mall inside! Where is it in the 1st phase?"

"Sports inside! Where is it in the 1st phase?"

"Multiplex inside! Where is it in the 1st phase?"

"But, show me, Where is all this in the 1st phase?"

Click to enlarge!

"Only Terrace is "Inside"! Yes, i can see it completely considered inside the carpet area! What about the rest?"

Click to enlarge!

"Look at the complete picture! Celestial City is an "integrated township" in 4 parts!"

Click to enlarge!

"What about my second honeymoon? Are you planning to complete the construction of all proposed 4 parts of Celestial City by that time?"

You are very much convinced that Celestial City is like your family! Though your parents, brothers and sisters stay in different parts of the world, you are all one family.

You also start admiring the builder for not over exaggerating! Though, the railway line is very close, Celestial City is not claiming that Akurdi railway station is "inside".

Though, Pune Mumbai Expressway is so near, Celestial City is not claiming that Khandala Hill Station is "inside".

Though, Chakan air port would be nearer to Celestial City than any project in Wakad, the builder is not claiming that New International Air Port is "inside"!

You have only one doubt. That radio commercial was talking about celebrating "second honeymoon"! So, you ask the builder, "What about my second honeymoon? Would you be able to complete the project by that time?"

"Sure, we will! Generally, people go after retirement. When are you planning your second honeymoon? ," the builder asks you.

"Certainly, i will let you know. At this point of time, i have to make arrangements for my first honeymoon!," you tell him while trying to calculate travel time from Ravet to Hinjewadi. "Except Hinjewadi, why go out?," you ask yourself!

Click to enlarge!

Tuesday, August 17, 2010

Aundh Ravet Bus Rapid Transit System (BRTS) Road will be ready by March 2012:

Booking a flat in the 2nd phase = Helping the builder:

Celestial City Ravet - Real Estate Investment Destination in Pune:

How is the progress of construction of the 1st phase of Celestial City Ravet?

Appreciation and Property Prices in Celestial City Ravet:

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Friday, August 13, 2010

For Bookings Contact:

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Monday, January 25, 2010

Three hundred 2 BHK Flats booked in pre-launch offer!

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Wednesday, January 13, 2010

According to Google Analytics:

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Monday, December 28, 2009

"A house for everyone in New Year!"

What say you?

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Tuesday, December 15, 2009

Can you guess the current land prices in Ravet?

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Wednesday, December 9, 2009

Where is Ravet?

Nano Homes, Nano Spaces and Royal Casa at Ravet:

Current Property Rates in Ravet, Near Pradhikaran:

Ravet - Lost & Found:

Ravet Village- Left Behind:

Ravet - New Found Land:

Celestial City Ravet - Why go in?

Mapping 4 Parts of Celestial City Ravet:

Why did Celestial City Ravet open the bookings of 1 BHK, 2 BHK & 3 BHK Flats on 26/11?

Dharmendra and Damle on the property rate at Celestial City Ravet:

Celestial City - 1 BHK, 2 BHK & 3 BHK Wallet Homes:

Homes for the citizens of PCMC!

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Thursday, November 26, 2009

Everything is inside. Even terrace!

Are you a builder or a terrorist?

Dance Bar Properties in Pune:

"Lounge inside! Where is it in the 1st phase?"

"Mall inside! Where is it in the 1st phase?"

"Sports inside! Where is it in the 1st phase?"

"Multiplex inside! Where is it in the 1st phase?"

"But, show me, Where is all this in the 1st phase?"

"Only Terrace is "Inside"! Yes, i can see it completely considered inside the carpet area! What about the rest?"

"Look at the complete picture! Celestial City is an "integrated township" in 4 parts!"

"What about my second honeymoon? Are you planning to complete the construction of all proposed 4 parts of Celestial City by that time?"

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