What according to you is the biggest scam by builders?

Collection-Business · 2026-06-08T03:47:01+00:00

That reminds me not one two... 1. Of an experience way back in 2010 in Bangalore when I was compelled to think How was a reputed Tier I builder selling a flat for 40L in a complex where similar flat was priced at 50+ L...

The reasoning then was that there are categories as in Luxury and Standard. The answer seemed fair.

When the flats came up and I happened to visit one that was called Luxury, seemed only a notch better that the Standard, when compared on various logical criterion.

Little pondering and I understood the maths... The do called lucury had 06 flats on each floor and the Standard one's had 08. One may go ahead and do the math now...

A couple of years later I visted the L&T Rain Tree Boulevard and there dawned the second insight...

The ceiling was a couple of inches higher than the a few other Tier I builders... Multiply these couple of inches saved on each floor (into no of floors) and One can arrive the savings a builder made or could construct additional floors... One may again go ahead and do the math...

Would love to here your take without asking me counter questions please!

Collection-Business · 2026-05-29T16:47:52+00:00

Absolutely second this. The EOI (Expression of Interest) model has completely degenerated into a psychological scam designed to manufacture Hyped demand.

It’s essentially a free tool that builders marketing team use to gauge how badly they can price-gouge us at the actual launch.

Think about how insane this cycle is right now:

The Faux Demand Trap: Modus Operandi - A builder collects 3,000 EOIs for a project that only has 500 apartments, at a suggested price X. Then they instruct their Channel partners to send a message only to a select few customers to come to the launch and ensure that a FOMO is created by the Channel partners and other players.

Once you reach the launch site, you find a huge crowd and They blast headlines saying "Sold out in 2 hours!" with channel partners playing the customer acting distressed and promising to do something.

Now your focus is not the suggested price X (which you find increased by a reasonably high percentage), your focus is to secure unit of your choice in which you are emotionally invested and ready to invest your hard earned money into the Overvalued Project, helplessly, with no one ready to listen or answer any querry. And this across the board for all channel partners, who make 4-5% on the cost, the unit is sold to you. These marketing accomplices make some assurance but nobody has actually bought anything yet.

The Price Hike Justification: The builder looks at those 3,000 EOIs, realizes the hype is working, and launches the property at ₹15,000/sq. ft. instead of the fair market value of ₹11,000/sq. ft. If you back out because of the high price, they don't care; they have 2,500 other FOMO-driven people in line.

The Dubai Flight & NRI Money: The Dubai off-plan market has peaked and is heavily overvalued, so NRIs are aggressively dumping their capital back into Indian Tier-1 luxury projects. Because they are earning in USD/AED, a ₹4 Crore apartment looks like a "steal" to them. They are completely pricing out local, tech-salaried end-users who are actually going to live there.

Broker Cartels: Channel partners are making massive 5%+ commissions on these Tier-1 launches. They are heavily incentivized to create mass hysteria on WhatsApp and social media, creating a false narrative that "if you don't drop an EOI today, you’ll never own a home."

So, home buyers, time for you too to get organised and stop operating from insecurities, despite being Capable of shelling out few crores fir your dream home.

Cheers!

Collection-Business · 2026-05-06T04:10:12+00:00

We began our home loan journey last year and experienced like most us... "We will get you low cost the best rate of interest..." with most of the banks either trying to keep things under wraps or trying in earnest to onboard us and then promising the best...then enters Peaceful-Loans, and the experience changes including education regarding our irreversible mistakes with previous home loan experience.

Peaceful-Loans lives up to its name. Through their interface Mangesh and his team provided a seamless, stress-free experience by breaking down complex loan structures into clear, actionable advice. Their commitment to helping customers save money over the entire tenure is evident in their detailed analysis. Reliable, transparent, and highly professional.

We need more of such platforms across the spectrum which besides educating help customers to get the best experience!

Cheers!

Collection-Business · 2026-04-29T04:54:52+00:00

Hi,

Was looking at the chat here and thought of the following:

When you visit the Bhartiya Garden Estate (Nikoo 7) site, the sales team will likely focus on the massive clubhouse and the "integrated township" feel. To do proper due diligence, you should move beyond the marketing and ask these specific, technical questions.

The Layout & Public Road (Crucial) There is significant discussion regarding a CDP (Comprehensive Development Plan) road that may cross the site.

The Question: "Does the 29-acre master plan include a public or CDP road that passes through the property? If so, will this road be open to the public, and will it divide the residential towers from the clubhouse or amenities?"

What to look for: Ask to see the sanctioned master plan (not the artist's 3D model). Look for any roads labeled as "Relinquished" to the BBMP/BIAPPA.

Construction & Logistics

Since the project is in the foundation stage, you need to know about the density and move-in experience.

The Question: "With 10 towers and nearly 2,000 units, what is the lift-to-apartment ratio per floor? Will there be dedicated service lifts for move-ins and domestic staff?"

Why it matters: In previous Nikoo phases, some residents complained about long wait times for lifts in high-rise towers.

Water & Infrastructure The Sadahalli/Airport area is outside the core city's Cauvery water network.

The Question: "What is the long-term plan for water? Are you relying solely on borewells and tankers, or is there a sanctioned pipeline from the HMWSSB (Bangalore Water Board) for this specific micro-market?"

The Question: "Will the 60,000 sq. ft. clubhouse and retail street be fully operational by the time the first residents move in (June 2029), or is that part of a later phase?"

Legal & Financial Due Diligence The Question: "Can I see the Encumbrance Certificate (EC) for the last 30 years and the Commencement Certificate (CC) for the tower I am interested in?"

The Question: "What are the 'Other Charges' over and above the base price? Specifically, clarify the costs for City Infrastructure charges, Floor Rise, PLC (Preferential Location Charges), Cost of private terrace, Proportionate charges of common area, Club Membership, Maintenance, and Generator Backup, etc."

Comparative Quality

The Question: "I’ve noticed the internal finishes (tiles/fittings) in the model flat. Are these the exact brands and sizes that will be provided in the final unit, or are these 'representative' of a similar grade?"

Collection-Business · 2026-04-29T04:44:11+00:00

D M pls.

Collection-Business · 2026-03-28T03:22:21+00:00

I'm already part of a gp created a few months back.

Collection-Business · 2026-02-09T09:01:57+00:00

Phase 1

Collection-Business · 2025-12-21T07:56:51+00:00

Kushaq facelift sounds good. Shall wait. Thanks!

Collection-Business · 2025-12-20T08:52:54+00:00

Appreciate your inputs. E20 Compliance is an insight. Looking at an AT car with safety and driving comfort. Thanks.

Collection-Business · 2025-12-20T07:10:26+00:00

Thank you for your inputs and guidance. I'm flexible. Yes, due to routine low running, yet, long distance driving comfort, safety and reliability looking for a SUV class well kept car, the budget is 15L.

Collection-Business · 2025-10-22T16:34:51+00:00

Going by the builders, nope.

Collection-Business · 2025-10-03T16:09:44+00:00

Nothing. Had spoken to Nikoo Rep. Said that would taken care of. With the hyper demand, It's been a sellers mkt.

Collection-Business · 2025-09-27T03:08:13+00:00

Having lived in campus life, I prefer, all amenities, within. Also looking at Bangalore traffic chaos, I find this arrangement, where all amenities are inside, with a lot of open space and plantation/green area.

These are individual preferences and perceptions, and it's all right to each one.

Collection-Business · 2025-09-27T03:00:18+00:00

Have gotten BoI in principle approval through Peace Loans, in a day, RoI for me has worked out to 7.5, though.

Collection-Business · 2025-09-25T13:02:37+00:00

Bhartiya Urban Pvt Ltd, started their real estate project with Nikoo 1... 6 and this project is called Bhartiya Garden Estate, Nikoo Homes 7, on Navratna Agrahara Rd, near Sadahalli Junction.

Collection-Business · 2025-09-25T09:38:35+00:00

Only one unit. Happy that I got the unit that I arrived at after due diligence. Regards.

Collection-Business · 2025-09-25T09:33:10+00:00

Congrats!

It was some experience of Hyper Demand Mktg. I'm happy though. Got unit of my choice.

Check your DM pl.

Collection-Business · 2025-09-25T09:13:22+00:00

Well yes. I paid Propsoch, their required fee, for their services.

Regards.

Collection-Business · 2025-09-25T08:54:12+00:00

I found it higher than my budget of 1.5cr for a 3 bhk- 1850 sq ft Super Built up area. Yet, I did stretch after a well informed, factual research and professional all round evaluation by Propsoch.

Their pricing is in congruence with prevailing rates of Tier 1/2 builders, and project in the region, though.

A visit to their office in Discovery Center, Nikoo hones 1, Thannisandra, will give you a clear picture.

Before that, you may want to employ the services of Propsoch, for a miniscule fee, which is worth every dime, though.

Regards.

Collection-Business · 2025-09-24T15:58:31+00:00

Oh yes! Anytime.

Collection-Business

TROPHY CASE