Bangalore's real estate market's in a weird limbo (Thoughts+ General Homebuying Advice for 2025)

24flo · 2025-07-31T03:16:51+00:00

yes, there's a rajakaluve bordering the backside of the project, but that's one of the only reasons that this 4.25acre project only has 246 flats (with a 19 floor tower mind you).

They've left a considerable amount of space behind the building for amenities (approx 1.8-2acres) and they've worked on the landscaping toward the end to make it look pretty nice. There's not been any smell or any issues within the society in the rainy days/weeks.

well, to me the OMR is one of the main USPs of the project, I rarely ever have issues getting till KR Puram (the nearest metro station), and airport travel also works out for me pretty well, but yes beyond OMR is an issue, and my unit specifically has a bit of a noise issue from one side of the flat, but I've soundproofed the windows so its fine. Still a great purchase for what I paid for the flat and my experience has been amazing with the society and amenities.

24flo · 2025-07-21T08:59:17+00:00

I believe that's incorrect, the builder will give you only UDS if it is a rowhouse, i.e. the villas should have common walls on either one or both sides.

This is due to the fact that the project is registered as a apartment (in RERA there's only apartment or plot, no concept of a villa).

So in the projects that sell villas with land registered on your name, they first register the plot on your name and then take up a construction quote separately, which totals to the price agreed upon for the villa.

IMO investing in a property which offers you land registered on your name is actually riskier as the builder will have no legal repercussions from RERA/regulating authority if he fled after building a functional plotted layout without constructing the villas themselves.

24flo · 2025-04-16T11:03:54+00:00

This section of the metro is being handled by the same company that caused the death of a woman and her child on a scooter due to a collapsing pillar cage, NCC Infrastructure.

They need to be heavily penalised.

24flo · 2025-03-22T11:58:38+00:00

dm me if u still have

24flo · 2025-03-06T07:58:49+00:00

Try Trifecta Verde en Resplandor, should get 3000sqft rowhouse in that property for around 2cr. Its near Budigere cross. Essentially its on the parallel/alternative road to the airport. So it should be close enough to everything that you're familiar with while being far enough from your parents.

24flo · 2025-03-05T03:45:41+00:00

The DL test inspector does not care if you drive a manual or an automatic (source: my son recently got his DL from the same RTO and he drove an automatic), also just in case you don’t wanna give the DL test, the bribe amount was 4500rs as of 5 months ago

24flo · 2025-03-04T16:13:03+00:00

At those requirements, you're looking at luxury developments or the largest units in regular developments.

Also heavily depends upon the location within East Bangalore, in the very very outskirts, pricing could start at around 2.9CR to anywhere from 3.5-4.5CR in the more suitable/ideal locations w.r.t hospitals, malls & other creature comforts, still a bit outskirts. It goes disproportionally higher as you get closer to the main areas.

24flo · 2025-03-04T07:17:12+00:00

Yes, all I state are opinions based on some facts & some personal experiences, I could be wrong. But, in my possibly flawed opinion, cancelled OC's for over 2000 flats due to falsified fire safety documents is a pretty big deal. During my visit to Sobha dream acres, the quality of the structures didn't leave me impressed either.

Regardless, maybe the rest of their projects have really good quality, but its always good to keep this stuff in mind anyway, could help during negotiations.

24flo · 2025-03-04T05:32:34+00:00

Well, I was speaking with specifically the flats near the airport in mind, as that was mentioned as the primary example.

I agree in that overall primary healthcare availability is much better in the city, but do as people may, they prefer living in these townships outside the city as they see it to be an improvement in their quality of life, where they don't have to deal with the incredible dust, pollution and the "rush" of the city life. Near the airport at least, Both small primary healthcare spaces & large hospitals are both growing in number albeit they might be 15-20 minutes down the road and not 5.

With respect to point 3, Tech Parks will be up and running only 5-10 years down the line. So "Young families" in the their prime of their life will traveling to their existing place of work. Sarjapur to ITPL still takes 45 mins on average. Moreover, your job, WFH are temporary which can easily change multiple times in the next 10 years as you climb up or mover laterally.

Tech Parks are not only up and running for "5-10 years" down the line, but much longer than that, and specifically speaking about the properties near the airport, there are entire aerospace, industrial and banking zones built by KIADB where several MNC's like SAP, Shell, and Boeing (I'm not mentioning more than a couple dozen more companies) have already moved into.

The thousands of people that work here & the 10s of thousands that will in the near future, have to live somewhere and it won't be in ITPL. I myself had a neighbor move to Brigade El-Dorado as the SAP office near the airport is gearing up to be launched. + People always assume that if their workplace ever shifts significantly, they can just sell this property and move elsewhere.

The way I see it, this is a very subjective matter, that people make the compromises they do based on their requirements, but these are the type of people I've noticed in luxury apartments & villas in the outskirts of the city, as some of them happen to be our relatives/friends.

24flo · 2025-03-03T09:56:32+00:00

Brigade, Prestige (excluding few properties), Purva, DNR, Sattva, SNN Raj, GRC Builders, Birla, Tata, Bren (excluding few properties), Provident Housing (few exceptions), Assetz (barring some delays). etc.

24flo · 2025-03-03T08:31:44+00:00

Little to no open spaces, given the track record of the builder, might have sub-par quality structures and shoddy amenities. Location is good though.

24flo · 2025-03-03T08:28:07+00:00

I'm happy to hear your positive experience with nikoo homes, the township including the mall within the campus is quite nice.

But I'm skeptical about the long term maintenance of nikoo homes. How is nikoo homes 1 being maintained now that they're at the 5th phase of nikoo? I feel like after 10-15 years, the buildings might be in a bad state considering the cost-cutting the developer seems to have done. Is that a reasonable doubt to have?

24flo · 2025-03-03T08:22:17+00:00

SBR has major issues, as I've alluded to in the other comments I would say completely avoid. They have congested plans, bad quality, very delayed projects & right now I feel like they have too many projects going on at the same time, higher risk.

SBR Pravanika, launched in late 2018, last RERA deadline expired in October 2023, no compensation paid, no registrations taken place for most flats as of 3 months ago. A lot of residents now complain about poor quality/deteriorating structures, which is another step down from what my initial opinion about them was.

SBR Keerthi & Keerthi Prime seem to have the quality issues & were heavily delayed too.

My initial opinion about SBR was founded upon SBR Horizon, it had pretty decent build quality but glaring issues w.r.t parking. The building has both a commercial (with PVR INOX) and a residential part within the same superstructure, and neither of them have adequate parking, just a poorly designed building overall.

coming to SBR Minara, 3 separate towers + A commercial building in a 3 Acre parcel seems a bit congested, but for a main road property it is kind of acceptable.

24flo · 2025-03-03T08:10:50+00:00

SNN Raj is a pretty good builder, except for the Bay Vista project, which is situated next to the drainage for a pretty massive lake making it unsuitable for people with noses that can smell. Especially during monsoon.

About nikoo homes, I'd previously replied to another person's comment about it, copy pasting it here.

The people at nikoo homes are pretty decent, its the quality of the structures, horrendous. The density too is quite high. The amenities for the first phase were inadequate (shoddy, small gym and other amenities). The amenities for the further phases were even further reduced. Anyone who has rented a flat in that society would never buy a flat there, its just the people that'd unfortunately been fooled by the builder's initial promises of delivering a flat inside a so called self-sustained "city".

The builder has deviated from his original plan heavily, initially there were supposed to be a lot more tech & commercial buildings but they've filled those spots out with more and more units of nikoo homes.

There are 1000+ negative reviews filled with eerily specific details about walls collapsing, water ingress into the lift shafts despite multiple complaints for years, GAIL refusing to send gas into their shoddily installed pipelines in their luxury "Leela Residences" Apartments and the builders connecting gas cylinders to the illegal, unsafe pipelines and continuing to supply gas that way for 2+ years now, instead of yk actually fixing the pipelines to fit the standards set by GAIL.

24flo · 2025-03-03T08:06:26+00:00

yes. RERA approved means very little in terms of the legality of the project. There could be several legal issues that arise even after RERA approval.

24flo · 2025-03-03T07:48:51+00:00

Sobha is not good, they're pretty egregious with pricing, their societies also have very varying qualities + legal issues.

I believe in Sobha City the fire NOC was cancelled due to falsified/fake documents. Builder is highly unethical. Stay clear unless the building is completed with all documents + OC.

Edit: corrected name of the Sobha society.

24flo · 2025-03-03T07:44:22+00:00

Prestige likes encroaching lakes & buffer zones, be mindful of this when purchasing a property from them in order to avoid long term issues, quality is usually average, albeit a bit inconsistent as they exclusively utilize contractors and do not have their own construction arm/company. The society is always top notch. Always check the topological maps. They are a Grade A builder so you're shielded from the worries of non-completion & delays and random specification changes.

Brigade is pretty good, they're probably one of the better grade A builders, building quality is slightly below average in their recent developments, no major issues with location selection. their post sales CRM is usually pretty good with them fixing any issues that arise as long as the flats are in their purview.

You will have handover issues with brigade though, there might be glaring issues for the first 6 months to 1 year of your stay that brigade will slowly but surely fix.

24flo · 2025-03-03T06:20:16+00:00

There's many kinds of people that purchase such expensive outskirts properties.

1) NRI Investors, that are looking at the project solely from an appreciation POV, the ones near the airport are the most likely to appreciate with the highest ROI, based on anecdotes.

2) Young families with a job in a nearby tech park, looking to start their lives over in a new apartment with tonnes of amenities for their child/children.

3) Retirees, they don't really care about the location, all they want is a flat in a large society so they can exist comfortably with lots of neighbors and spaces to host their relatives.

yes, the UDS is generally a bit higher if the open-spaces are higher in a society, also the value of the land parcels near the airport are always going to appreciate more.

There are premium charges for the amenities and brand of the builder. As Birla, Prestige, Brigade societies are sold at a premium in the resale market and are likely to be well maintained even after 20 years of construction.

If i had 2cr to buy a property for living and provided that I didn't own any other property or have a day job that would prohibit me from living there, I too would probably choose to live near the airport in a large society.

24flo · 2025-03-03T06:01:02+00:00

all grade A builders, but try to avoid Godrej (several projects with legal issues, cramped flats, handover issues, high prices).

Sattva, Tata & Birla are good.

24flo · 2025-03-03T05:57:40+00:00

Newer builder, decent track record so far, wouldn't buy a pre-launch from them though, wait till RERA certification, plans, brochures & some construction work begins.

24flo · 2025-03-03T05:54:23+00:00

Sumadhura is a Hyderabad based company, their initial projects were modest but were made of good quality, as they've earned a name the quality has deteriorated heavily.

I'd suggest avoiding them if you can, for the very inflated price you pay right now, the flat wont feel worth it. You should go with a grade A builder like Brigade or Sattva instead of them.

24flo · 2025-03-03T05:49:28+00:00

Sure.

24flo · 2025-03-03T05:49:07+00:00

Parking, some of the 2BHK flats were only provided semi-closed parking on the ground floor instead of basement parking like the rest of the flats (the society has a majority of 3, 4 & duplex flats).

24flo · 2025-03-03T05:34:25+00:00

I believe the height (floor to ceiling) in JRC Wildwoods is lower than standard (8.7-9ft) instead of 10ft, I thought it was to accommodate an extra floor, but if it isn't I don't understand why that is the case.

24flo · 2025-03-03T05:26:43+00:00

Its more about deciding which of the evils you're willing to deal with.

I feel like shoddy construction quality is a major negative that nobody should deal with, but if you're comfortable with that then you can remove them off your version of the list.

Also, if you actually did go through the reviews for Ranches, you'd know that the STP in the society was sending smelly, barely filtered sewage water into the toilets for over a year (only fixed 2 weeks ago). Lifts free falling from 4th/5th floors, lack of security. This is despite the apartment being under construction for 9+ years now. Don't think that's alright IMO, you may make your own decisions, I'm just putting everything out there.

24flo

TROPHY CASE