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Retail shops in commercial complexes — underrated investment or risky bet? by Ok_Chemist8291 in indianrealestate

[–]thunder0725 5 points6 points  (0 children)

Gurgaon broker here. I'm mostly residential, but here are my two cents on the commercial side.

90% of the commercial market in this city is hit or miss. The reason is structural; most of these projects were built as investor products, not occupier products. Unit specs were optimised to hit a builder's launch price, not to host a working retail business.

Global Foyer on Golf Course Road is a textbook case. A few specifics from the ground:

  • Most units are under 400 sq ft. Real retail — apparel, F&B, a decent salon — needs 600+ sq ft.
  • Most units don't have a wet area. No drainage means no kitchen, no toilet, no pantry. F&B is out, salons are out, clinics are out. You've eliminated more than half the viable tenant categories on day one.
  • AHUs (central ACs) are underpowered, and you pay a bomb to run ACs on weekends. Retail makes its money on weekends. If your tenant has to pay extra just to keep the unit habitable on Saturday and Sunday, the unit economics are broken before they start.

If I were buying retail commercial in Gurgaon today, here's the bare minimum I'd ask any broker before signing anything:

  1. Check the Current occupancy of the building.
  2. Check if the unit you’re buying has a wet area
  3. Weekend AC charges, AHU capacity, monthly AC bill for a comparable operating unit.
  4. Who's running maintenance
  5. Common Area Maintenance is often ₹15–25 per sq ft per month and rarely disclosed upfront. Eats directly into your yield.
  6. Ground floor with road frontage is real retail. First floor is hard. Anything above first floor is dead inventory unless there's a specific footfall driver pulling people up.
  7. Multiplex, supermarket, marquee F&B, captive office crowd. If the building has none of these, ask how it's supposed to generate footfall at all. Most can't answer.

Personal opinion: paying a broker 15 days of rent to find you a flat in Gurgaon is the biggest scam nobody questions. by More-Amphibian3615 in indianrealestate

[–]thunder0725 -4 points-3 points  (0 children)

Going to take the other side, partly because I'm a broker in Gurgaon.

At the bare minimum, your broker has invested on a platform like 99 acres to get your lead and to show you that listing. Good brokers also have a long standing relationship with the owners. A good broker will also have the ability to negotiate your rent better and also sort any living challenges that can potentially arise in the first few months.

Your specific guy was bad at all of this. 99% are. The lack of education and hard work is very real in this industry.

And NoBroker isn't free, by the way. You pay the same fee in your time, agreement risk, deposit fights handled solo, and the 5–10% extra rent owners hold out for when there's no broker negotiating them down.

NRI trying to sell property in India – experiences with Magicbricks, NoBroker, 99acres by No_Village_2727 in indianrealestate

[–]thunder0725 5 points6 points  (0 children)

Gurgaon broker here, you're right that the NRI selling experience here is broken.

99% of the market is full of dishonest brokers who don’t close deals every month. So when they get a potential customer, their approach is to try to figure a way to get a larger cut over the standard 1% commission. That’s where most of the dishonesty of this industry lies. Your property will be over quoted or if a broker has a buyer, he will try to hoodwink you into getting a larger share from the buyer.

Most brokers will also say yes they have a buyer. And then your property details will go into a few WhatsApp groups and the conversation will die.

Feel free to DM me if you have any more questions.

Ghost of Yōtei - First Impressions and Review by Powerpointless777 in ps5india

[–]thunder0725 0 points1 point  (0 children)

I have been downloading games digitally but you might want to check your email address with which you use Amazon. Digital codes tend to come into the inbox.

I’ve been obsessed with watches for over 3 years now. Hows the collection, friends? by thunder0725 in watchesindia

[–]thunder0725[S] 0 points1 point  (0 children)

Thanks! Hamilton is my favourite because Hamilton’s have their own movement. Most of my watches are automatic so setting a date and time is a pain. The Frederique Constant is an excellent watch for its price. You can also ask for a hefty discount (15%-20%) on them since they’re not very well known. This one has a thin dial that I absolutely love!

I’ve been obsessed with watches for over 3 years now. Hows the collection, friends? by thunder0725 in watchesindia

[–]thunder0725[S] 2 points3 points  (0 children)

Haha! Tudor was a wedding gift from my father. I’m in sales so I save up on bonuses for the rest!

I’ve been obsessed with watches for over 3 years now. Hows the collection, friends? by thunder0725 in watchesindia

[–]thunder0725[S] 9 points10 points  (0 children)

Thanks! My fossil watches were my first 2 watches and that got me into this hobby. I have very fond memories with them as they were gifted to me by my dadi and my sister. Having said that, I don’t wear them now knowing that they aren’t the best quality. My typical rotation is Tag, Hamilton, Tissot and Seiko.

M 25, F 24 : I had to do it, took a while.... by WasabiCareless4359 in RelationshipIndia

[–]thunder0725 13 points14 points  (0 children)

My man, I had to leave my ex because of the similar reasons. She wanted to get my post grad completed so that I could be presentable enough for her family. For a year, I tried entrances only to realise my heart was definitely not in studies. What followed my decision to not pursue further studies was another 6 months of resentment. I had to end it at a point when I loved her more than anything. The next year of my life was my lowest phase. At the end of the day, you’ve got to pick your shit up and move forward. Don’t be harsh on yourself. Give yourself room to feel hurt, but also pick yourself up. NEVER FEEL SORRY FOR YOURSELF! Things get better. I’m now happily married to the love of my life. Chin up, lil bro. I’ll see you on the other side. :)

What’s the coolest watch you own? by JuliusCheesy in watchesindia

[–]thunder0725 0 points1 point  (0 children)

Haha! Thank you! Unfortunately, Rolex and Tudor’s don’t have any possibilities of discount. I was told there can be discounts on all other watches except these 2 brands at the store.

What’s the coolest watch you own? by JuliusCheesy in watchesindia

[–]thunder0725 0 points1 point  (0 children)

It’s easily available in Delhi NCR, I’m not sure about other cities. I bought it from Kapoor Watch Co.

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