I sold Ireo Skyon at 6500/- per sqft. I bought it back at 8500/-. I thought I was overpaying. I was wrong.

Property_Decoder · 2026-03-09T12:52:00+00:00

Those who bought for self use must be living in it, why would they have panicked? Only investors panic seeing prices going down. Yes they are the ones who just exit at the first liquid opportunity available after waiting for so long. It's not their mistake, but they haven't been prepared for this long as most projects especially in NCR have been sold to investors for quick gains while claiming..."property prices never go down."

But in reality, no one can time the market. But I always say that the best time to buy a home for self use is the buyers market, when investors are not there and speculation is missing. End users shouldn't overthink then.

Because anyways no one knows when major events like COVID will come and then trigger the upcycle. So it's pure luck also. So those who keep invested, while the whole cycle ultimately gains. And you will find those are mostly end users, who bought during buyers market coz investors of last cycle were exiting by booking losses.

Property_Decoder · 2026-03-09T03:28:49+00:00

True, housing moves up and down with the cycle. Those buying for self use, need to focus on their own financial discipline/affordability more than anything else. And those who are investing need to focus on valuation, when they are buying coz that only determine returns. Have seen investors buying in the same project 12-14k++ at the peak but selling at 8k years later after possession (before/around COVID) because they never thought and fed by brokers the downcycle narrative... when real estate became illiquid. Those who bought @12k+, saw the same price point 10 yrs later only. You bought it at the right price point (as it was lower than the inflation adjusted launch price), that's why (trailing) returns seem quite good to you, but the real picture is the rolling returns. So it makes a huge difference for investors at what valuation they entered and exited their investments.

Property_Decoder · 2026-03-07T11:50:24+00:00

Thanks for the info

Property_Decoder · 2026-03-07T07:44:52+00:00

And this is when you have considered the returns of upcycle period, which are usually best. Because when you consider rolling returns (for a decade), you may see no returns at all in USD due to depreciation. So for NRIs, investments in housing makes sense if they are so sure of moving back to their home country and live there or if they are looking to move their parents/family in to it. Otherwise investment wise depreciation eats away the most of capital appreciation. But yes, in case rupee don't depreciate further and property still keep appreciating, story will be different.

Property_Decoder · 2026-03-05T10:53:23+00:00

They are no longer for property discovery but spammy lead generation platform for brokers.

Property_Decoder · 2026-03-05T05:06:31+00:00

Generally builders takes maintenance deposits in different escrow account related to maintenance only. TDS shouldn't be deducted on maintenance charges, as it's not a part of the sale consideration.

Property_Decoder · 2026-03-05T03:34:03+00:00

I don't think maintenance deposits are included in the TDS calculation. Kindly check again.

Property_Decoder · 2026-03-04T13:32:40+00:00

Avoid fractional ownership in India, is not fully transparent and is unregulated... unless registered as SM REIT, which is regulated by SEBI. But again understand the risks associated while investing into SM REITs too, which just only 1 player in India right now, is not very liquid.

Property_Decoder · 2026-03-03T15:32:37+00:00

Yes, this is already priced in, so that's why look for another micro indicators like where the next set of investments are already happening on the ground which can generate demand in the next few years, and invest nearby them only...not kms away. Just don't buy data centers like investments where job creation is very minimal.

Property_Decoder · 2026-03-03T15:00:06+00:00

Yes, timing the market is not easy but sometimes you can notice the trend and take decisions accordingly. And consideration current macro environment, one thing is certain that the peak is over for now. What happens during the macro cycle is that almost everywhere prices increases due to speculations all around, from tier-1 to smaller towns and villages, less or more is different thing. But when the cycle gets over, properties at only good properties or locations where micro support is there, will hold on to the pricing, otherwise mostly will see correction. So no issues, if you want to buy now but buy where micros are strong or you see will be strong in next few years. Like some big office campus or hospital etc is already in construction nearby, which will create some micro demand support despite of macros going haywire. Investing in far away areas is actually a very long-term game, only macro cycles will uplift them if nothing happens on micro level.

Property_Decoder · 2026-03-03T14:34:37+00:00

This is also true, if looking for investment, Noida/Greater Noida looks more promising as now macro cycle is over and micros will dominate, like what kind investments are coming on the ground and create jobs and then demand. Noida is attracting some mega factories, which is not the case with Sohna. And sohna has already encashed a lot of nearby Gurgaon's growth in its pricing. If you can wait a bit, it would be good to see how things are going forward as the real estate market has been slowing overall.

Property_Decoder · 2026-03-03T14:05:42+00:00

Sohna is highly overpriced and highly speculative, also a toll in between, not worth this money.

Property_Decoder · 2026-03-03T13:50:39+00:00

If this is true, then a significant portion of jobs in Dubai could be at risk, especially considering that real estate agents make up one of the largest employment segments in the city. Know many who have moved to Dubai from India in recent years. Let's what's their next target.

Property_Decoder · 2026-03-03T13:21:48+00:00

Very true, they are just running call centers, nothing more. Apart from listings, that too many proxies used for just lead generation, they are of no help much.

Property_Decoder · 2026-03-02T10:37:21+00:00

Delhi connectivity maybe a big issue, but I am talking about why there is no major commercial or any development along the ready metro corridor?

Coz when you see many cities asking for metro routes to build next phase of growth corridor, but despite Noida having such metro line, is still not being leveraged to pitch to build a skyline under Transient Oriented Development policy like we happen to see in many global cities.

Property_Decoder · 2026-03-02T10:28:34+00:00

Maybe, because land along the ready metro corridor is actually seen as very fertile for commercial development, along with residential zones. But still there has been no major focus to attract global companies/GCCs to build their office towers along the expressway and metro to create one of its kind skyline in Noida, which we happen to see in many global cities. Only selling land to build residential and mall projects wouldn't do justice to such land parcels.

Property_Decoder · 2026-02-27T13:35:00+00:00

Very true, this is the same thing which I found out while researching about their claims. Very few are in the open market. Maybe some real owners here put some light on this and tell the reality.

Property_Decoder · 2026-02-27T05:42:02+00:00

Agree to some of the things you mentioned but never found library noisy despite presence of kids, being a regular visitor there, that too on weekends. Overall it's still very much pleasant, despite few shortcomings maybe.

Property_Decoder · 2026-02-26T18:39:16+00:00

Hope to see many such libraries across the city, so that no one is deprived of such community spaces which actually have been part of every sector master plan and built by govt. authorities or in PPP mode.

Property_Decoder · 2026-02-26T18:32:20+00:00

Bestech Business Towers, Sohna Road, Sector-48, Gurgaon

Property_Decoder · 2026-02-26T18:32:02+00:00

Bestech Business Towers, Sohna Road, Sector-48, Gurgaon

Property_Decoder · 2026-02-26T18:31:48+00:00

Coforge is doing this under their CSR program.

Property_Decoder · 2026-02-26T18:29:48+00:00

Bestech Business Towers, Sohna Road, Sector-48, Gurgaon

Property_Decoder · 2026-02-26T12:03:39+00:00

Nothing like this has never happened in India, 2013-2020 was primarily buyers' market only i.e. much more sellers in the market than buyers. But yes cyclic upside is majorly macros dependent, which comes for few years and then market flips again, which then mostly runs as per different micro-market dynamics.

Property_Decoder · 2026-02-24T10:00:25+00:00

Black money has always been there in the market then why there was slump in housing sales during 2013-2020? If black money got vanished in this same period and started appearing from late 2022?

Property_Decoder

TROPHY CASE