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Opinion and Only Opinion

Monday, March 22, 2021

Mokila - Ready for Prime Time

Reliance Builders is planning a major apartment project next to Eden Gardens on the Shankarpalle Road

Area - 4.3 acres

Units - 315

Blocks - 3

Floors - 2 cellars + 15 floors

Amenities - 2 cellars + 4 floors

After couple of years of some apartment activity led by Prime constructions Prime Solitaire and later by Nikhila's Vivanta Pride / Vivanta Central Court and also Subishi's 2 apartment projects on the same Gandipet - Shankerpally road

http://www.primeconstructions.com/solitaire/prime-solitaire-overview.html

2 BHKs

https://nikhilaconstructions.com/vivanta-pride/

2 BHKs

https://nikhilaconstructions.com/vivanta-central-court/

Vivanta Central Court & Central Court Annex is a premium gated community with 250 apartment units, ample open spaces and ornate landscaping. Apartments ranging from 1263 – 1857 Sft

Subishi's apartment projects

https://subishi.com/fortuna-towers/

https://subishi.com/


12 comments:

  1. Heard that black soil of mokila will not support high rises. But how come this is coming up?

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    Replies
    1. Soil type in the region is very erratic and I have found that at more than 12 ft depth, some spots open up red soil.

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  2. How is velimala, Sheriguda and kondakal compared to mokila ? There are many plotting ventures in these areas for around 20 to 23k. As per master plan,There are manufacturing and work centers zones in these areas surrounding nagulapally railway station. Will that become an issue ? Does it have potential to become a premium residential hub? Is it a good investment ?

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    Replies
    1. Choose a layout of minimum 25 acres, look at the developer's track record - the firm is a pure plotting operator or has a mix of community building/development and open plotting background - Peram vs Sark/ Muppa/ Aparna. The mindset of the promoter is very different. Choose layouts away from the nearby village and most likely next to a villa project. So, broadly speaking, the premium for the plot is by layout and not by location. Gachibowli country phase 5/6, Aparna Western Meadows are in the same location in Mokila but the price differential is a good Rs. 10,000/-.

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  3. Currently there is Vishaka industry in this area. With railway station,metro coach factory and manufacturing zones, will the area become polluted ? If so, would it have any appreciation or will it become like patancheru ?

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    Replies
    1. Visaka is the only air polluting plant in the area. Rail coach factory had to be next to railway station so can't avoid. But, many new plants unlikely to establish in that area, given the land prices. Rest of the area is taken up by logistics and container operations, and most likely the remaining land under industrial belt too will go to logistics companies. I heard that Nagulapalli is no longer in contention for a passenger terminal, so that should keep the traffic limited to trailer lorries operating from the logistics yards.

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  4. Prices in velimala,kondakal areas have been increased drastically.looks like Dukes county phase 2 is 35k now. Is this area really worth the price or it's just a speculation ? Kismatpur which is already developed is around 40 to 45k.

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    Replies
    1. Global cities gravitate towards the airport. Directionally, the road towards the airport is the most sought after, but in Hyderabad we have the challenge of GO111 in the area connecting Gachibowli to Airport. Development in not contiguous. So, ramp up is slow. If you see Bengaluru, all high growth areas are on the Northern side where the airport is located. Going by that understanding, a 50 acre+ layout with wide roads in a HMDA venture in TSPA area or Satamrai has assured potential. Buyers can get pricing wrong in the short term, but if bought correct direction/ location wise, the benefits will flow in with a lag of 2-3 yrs. In India, it is mostly time correction rather than price correction. Satamrai/ airport area has some fairly large RERA plotting ventures by Sreenidhi, IRA realty, Incor and Vertex. I believe airport city if developed well (developer's poor financial condition is ???) could be very good booster for the area. Aparna and Sumadhura apt ventures also bring the focus back onto the airport road thesis.

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  5. Wouldn't the area inside ORR come under HADA limits ? It seems Klr vertex gigacity is near to airport and there is lot of disturbance. Will check the other projects you mentioned, thanks.

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    Replies
    1. Yes, noise pollution is a given in these areas and are definitely under HADA. Heathrow is a good example, the houses are very much affected by the very big bodied aircraft. In Hyderabad, it will become increasingly noisy as more big bodied aircraft start operations as India/ Hyderabad grows in to a global business destination. Currently, all the big international flights operate between 3-5 am which is very disturbing, but people get used to it over time. Vertex is too close to the take off point and compound wall compared to others.

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  6. What is your opinion on east hyd vs South hyd for investment? I see the prices are increasing in East - Yadadri, ghatkesar, choutuppal.i don't understand the reason though. Whereas South has reasonable prices - mansanpally, maheswaram even its near to airport and gachibowli compared to east hyd.

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    Replies
    1. I have a simple logic - cities will migrate towards the airport. Airport cities (especially in pvt hands and having Changi as a model to emulate)- will be a very sound idea for investment. Employment creation and concentration is the only denominator that real estate investors will respect. Between East vs South - South has the upper hand - amply exhibited by investments from Ramky, Aparna, Sumadhura, Incor and Vertex.

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