new Gurgaon report 14-02-15 - Informage Realty · of residential projects in New Gurgaon Region. At present the workers and people employed in the industries and companies functioning

N E W G U R G A O N R E P O R T

J A N U A R Y - 2 0 1 4

Source: HUDA, Gurgaon-Manesar Urban Complex 2031 Master Plan

1

New Gurgaon Region - Urban ContextI

MAP 1 - Gurgaon Master Plan highlighting the New Gurgaon Region

Micro-Market Survey: New Gurgaon Region

The New Gurgaon Region comprises of sectors falling

between the proposed Dwarka Expressway and Manesar

Industrial area, on either sides of the NH-8, to the South-

West and South-East of the present urban Gurgaon. (Refer

Map.1). Most of these sectors were delineated in the

Master-Plan 2021 but later few sectors i.e. sector 89-A, 89-

B, 95-A and 95-B were added according to the latest

Gurgaon-Manesar Urban Complex (GMUC) -2031, Master

Plan. Based on the scale of development and prevailing real

estate market dynamics, the NH-8 running through the New

Gurgaon Region further divides it into two sub regions

namely, North New Gurgaon Region and South New

Gurgaon Region. In the Gurgaon market, after Golf Course

Extension Region, New Gurgaon Region is the most popular

destination for real estate activities and development, for

developers as well as investors.

The New Gurgaon Region is in proximity to the Manesar

industrial area. Both these regions will have direct impact

on one another, in terms of development of industries and

commercial buildings in Manesar and similarly absorption

of residential projects in New Gurgaon Region. At present

the workers and people employed in the industries and

companies functioning in Manesar, have to commute from

Gurgaon because of insufficient residential sectors in and

around Manesar.

North New Gurgaon Region

South New Gurgaon Region

NH-8

Source: Informage Realty Research

ConnectivityII

In the present context, the New Gurgaon Region has access

to other sectors of Gurgaon and Delhi via NH- 8, but with the

completion of Dwarka Expressway, the region will have

another direct and easy approach to Delhi via Dwarka and

IGI Airport. The NH-8 runs through the region and connects

it to Manesar, Bhiwadi and Jaipur. The current expansion

work of NH-8 from Delhi till Jaipur will also boost-up the

connectivity. The following map illustrates the important

nodes and connectivity links to the New Gurgaon Region.

MAP 2 - Google map highlighting the New Gurgaon Region

National Capital Region Planning Board (NCRPB) has

proposed Rapid Rail Transit System (RRTS) corridors across

NCR. The proposed alignments of the RRTS railway line

have received clearance and are in the planning stage.

The RRTS line running from Delhi to Alwar has metro

stations proposed at IFFCO-Chowk and Manesar. According

to the NCRPB, all the three corridors are expected to be

functional by 2016¹, although the construction is yet to

commence. With the construction of RRTS, the New

Gurgaon Region will have direct connectivity to Delhi,

Panipat, Alwar and Meerut.

Thus the New Gurgaon Region will have direct approach to

the neighbouring regions by road and rail.

2Informage Realty Pvt. Ltd.

KMP

SPR

NPR

NH-8

NEW GURGAON REGION

NATIONAL CAPITAL TERRITORY

GURGAON

1 th Source : The Hindu, 4 August,2013 , “RRTS: Delhi commuters enthusiastic, but sceptical”

The New Gurgaon Region was delineated in the Master-Plan

2021 and then few more sectors were added. According to

the latest Gurgaon-Manesar Urban Complex (GMUC)-2031,

Master Plan, a net total of approximately 9601.50 acres of

urban land falls in the planned area of the New Gurgaon

Region.

The region is predominantly residential with a commercial

strip of 150 meter running parallel to the proposed Dwarka

Expressway and NH-8 (Refer Map). The New Gurgaon

Region has been separated from the Manesar Industrial

area by means of Green Belt running between the industrial

sectors of Manesar and residential sectors of New Gurgaon

Region. The green belt constitutes 15% of the net planned

area. The overall land-use distribution of the new Gurgaon

region is as follows.

Land-use DistributionIII

InfrastructureIV

Residential

67%

Commercial

1%

Industrial

3%

Transport and

Communication

10 %

Public Utilities

2 %

Public and Semi

Public 6 %

Open Space and

Green Belt

15 %

Village Abadi

2 %

Land-use Distribution

Residential

Public Utilities

Commercial

Transport and communication

Industrial

Public and Semi Public

Open space and Green Belt

Village Abadi

Total Area

Area (in acres)

5911.24

150.59

106.54

926.84

253.38

583.70

1475.35

193.87

9601.50

Physical Infrastructure

Road: The region has good connectivity through NH-8 and

the under construction Northern Peripheral Road (NPR)

and Kundli-Manesar-Palwal (KMP) road. At the current pace

of construction, Northern Peripheral Road is expected to be

functional by March 2017, if pending litigations can be

resolved. Meanwhile, the developers are constructing the

internal roads within their respective townships and

projects. According to the Master Plan 2031, an ISBT has

been proposed along sector 36-A which will boost the

connectivity to the New Gurgaon Region as well as the DEW

region. Also, the toll collection booth currently operating on

NH-8 near Kherki Dhola village has been proposed to shift to

the south of Manesar on NH-8.

3Micro-Market Survey: New Gurgaon Region

Source: HUDA, Gurgaon-Manesar Urban

Complex 2031 Master Plan

Informage Realty Pvt Ltd

Rail: The New Gurgaon Region is likely to witness good rail

connectivity once the 180 Km long Rapid Rail Transit System

is functional. The proposed alignment for RRTS from Delhi

to Panipat, Meerut and Alwar are expected to cut down

private vehicle traffic into the city and reduce travel time

and energy to a great extent. Also the DMRC has proposed

the Metro connectivity from IGI airport to Gurgaon via

Maruti Udyog and IFFCO Chowk.

The construction of four major infrastructure projects

namely RRTS, DMRC, NPR and KMP road will surely bring

the sub city closer to its neighbouring regions and states.

The government agencies are pumping in a lot of capital into

the region for improving the infrastructure. The only area of

concern is the timely execution and delivery of these mega

projects as developers are envisaging returns on their real-

estate projects in the region. The developers have already

invested huge capital and the market seems promising in

light of these developments.Source: Informage Realty Research

MAP 3: Google map illustrating RRTS route

Water Supply: The New Gurgaon Region at present lacks

physical infrastructure in terms of fresh water supply. Basai

water plant, the main source of water till date in the city of

Gurgaon, pumps 5 to 6 MGD² of water. The laying of water

supply lines in New Gurgaon is in progress and the region

will be connected to the Gurgaon city water supply system.

From the sector 16 boosting station, three main pipelines

branch out — one towards Cyber City, the second along MG

Road and the third towards Huda City Centre Metro station.

Thus in the present scenario, the New Gurgaon region lacks

any Municipal water supply. Municipal drinking water

supply to the New Gurgaon region is expected after 3-4

years and developers will have to seek options, such as

ground water, for supplying drinking water in their

respective townships and group housing projects.

Although National Green Tribunal has banned extraction of

groundwater for construction purposes in Delhi /NCR,

developers continue to do so. This also increases the cost of

construction³. Thus, HUDA has decided to provide treated

sewage and tertiary treated sewage water to developers for

construction purposes. The New Gurgaon Region is

dependent on Sector 100 and sector 101 for land reserved

for public activities like water treatment, power grid sub-

station etc. Water extracted from Dhanwapur Sewerage

Treatment Plant located in Sector-100 can be utilized for

construction purposes, after further treatment.

SONIPAT

MEERUT

ALWAR

DELHI

NEW GURGAON REGION

2 Million Gallon Daily3 th India water review article published on 19 Aug, 2012,”Haryana issues notices to realty companies for groundwater extraction”

Electricity:

Lack of uninterrupted power supply is one of the major

drawbacks in infrastructure facilities of complete Gurgaon

City. The electricity in Gurgaon is supplied by Dakshin

Haryana Bijli Vitran Nigam Ltd. (DHBVN), which is already

facing power shortage and is unable to suffice the current

electricity demand. According to the information gathered

from various sources, the city consumes⁴ 33.9% of the load

of the DHBVN and contributes to 40.4% of its revenues.

Also, the collection efficiency of Gurgaon stands at 100

percent, which means that the consumers are paying their

bills without fail. But the residents of Gurgaon are still facing

power-cuts for about five to six hours per day. In this case of

unavailability of regular power supply, the developers are

promoting projects in the New Gurgaon region with

features like 24hrs power back-up which eventually is an

additional burden on the consumer's pocket.

Social Infrastructure

The Sectors in New Gurgaon Region lack any major

development in terms of Schools and Colleges, but

developers have reserved land for social infrastructure

within the townships, For example, DLF has proposed

Modern School in Sector 91 within the DLF Garden City.

Similarly the region lacks specialty hospitals and clinics, but

with the increasing population of the region, the social

infrastructure will eventually develop.

According to the latest Master Plan-2031 a total of 55 acres

of land has been reserved for hospitals. Sector 87 and 89B

have been reserved under institutional land use, which

along with other small parcels of land form 6% of the

institutional land use. The sector lacks any significant land

reserved for industries.

Developer PresenceV

In line with the past development trends in and around

Gurgaon, many developers have launched residential,

commercial and mixed-use projects in the New Gurgaon

region. The residential projects have been launched in the

inner sectors off NH-8 while all the major commercial

developments are along the NH-8. The northern New

Gurgaon Region has two major developers namely DLF and

Vatika Group while the south New Gurgaon Region has

major supply by Raheja Developers.

Some of the major players in the region are DLF, Vatika,

Bestech, Mapsko, The 3C company, Emaar MGF, SS Group,

SARE homes and Raheja Developers. DLF emerges out as

the prominent developer in the region with a launched

supply of 7.9 million sq.ft. saleable area spread across six

distinct projects in sector 81, 82-A, 86, 90 and 91 followed

by Vatika, which has launched 7.4 million sq.ft. of luxury

apartments and low rise builder floors in sector 82, 82-A, 83,

88-A, 88-B and 89.

Bestech has launched a total of 4.6 million sq.ft. in three

distinct projects targeted at the premium segment. Mapsko

has launched 4.2 million sq.ft. in three residential

developments namely Royale Ville, Casa Bella and Paradise

in sector-82 and sector-83, respectively, catering to the

premium segment. The 3C company has launched 3C

Greenopolis and 3C Orris Kohana Floors in Sector-89.

Emaar MGF has launched 4.02 million sq. ft. of residential

space spread across three projects Emaar MGF Palm

Garden in Sector-83 and Emaar MGF Palm Hills in sector-77.

The overall developer's share on the basis of net saleable

supply is as follows.


4 Source: Times of India, 30th Jan.’13. “Gurgaon consumes 33.9% of DHBVN power supply-Study”

DLF

Vat

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Bes

tech

Map

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The

3C

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Emaa

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GF

SS G

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SAR

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Rah

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Spaz

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Un

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An

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An

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An

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Park

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Var

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9

8

7

6

5

4

3

2

1

0

CHART 1: Saleable area launched by prominent developers in New Gurgaon Region


There are a total of 64 group housing projects, in the New

Gurgaon region, at various stages of construction. The

developers are promising possession by 2015-2017, but

Infrastructure development remains to be a challenge. In

order to attract buyers, the developers have ensured

construction of highway and sector roads, in parts and

parcels, near and along their projects. Some of the

prominent developments of the New Gurgaon region are as

follows.

Project SnapshotVI

Perspective

INXT City by Vatika

Construction Image

Vatika INXT is largest township in the region spread across

700 acres, in Sector 82, 82-A and 83. Vatika Group offering

wide range of development formats i.e. high rise, low rise,

plots and independent villas in across nine distinct

residential projects and four commercial developments.

Vatika INXT is the only township in New Gurgaon region

which is offering development of such magnitude.


In m

illio

n s

q f

t

7

Raheja Revanta by Raheja Builders

Raheja Revanta, Sector-78, is a residential project in luxury

segment, by Raheja Builders. The project has high-rise

apartments in Surya Tower and row houses in Tapas town

houses. Surya tower comprises of 1BHK to 6BHK units

ranging from 1,197.8 – 4,961 SFT and Tapas town houses

offer options in 3BHK, 4BHK and Pent houses. The project

was launched in June'12 at a prelaunch price of INR 3,500

PSF and currently is selling at developer BSP of INR 6,887

PSF. The project is under construction and expected date of

possession is Dec'15. The project is being developed on the

concept of Egyptian architecture and helps it stand out of

the routine offerings in the region.

Raheja Revanta offers numerous amenities including sports

club, playground, shopping complex, gardens, gym, swimming

pool, 3 tier security, power back-up, earthquake safe structure,

CCTV surveillance, parking etc.

Perspective Construction Image



SARE The Grand located in Sector-92, is a residential project

in mid segment, by SARE Homes. SARE The Grand

comprises of 3BHK and 4BHK units ranging from 1853 –

2280 SFT. The project was launched in March'13 at a launch

price of INR 5250 PSF and currently is trading at developer

BSP of INR 6250 PSF onward. The project is under

construction and expected date of possession is June'16.

SARE has recently launched another project along SARE

the Grand , by the name of 'SARE Club Terraces'.

SARE The Grand by SARE

The township was launched in Jan'2008 at a launch price of

INR 2800 PSF and current prices range from INR 4000 PSF

TO INR 8000 PSF. It is under construction and developer has

started giving possession in Emilia floors. A few home

owners have also shifted in the apartments and interior

work in other apartments is in full swing.

Parkview Grand Spa by Bestech



Bestech Park View Grand spa located in Sector-81, is a

residential project in mid segment, by Bestech Group.

Bestech Park View Grand spa comprises of 3BHK and 4BHK

units ranging from 2600 – 4200 SFT. The project was

launched in October'11 at a launch price of INR 4000 PSF

and currently is selling at developer BSP of INR 7000 PSF

onward. The project is under construction and expected

date of possession is June'15. The developer has introduced

FTTH (Fiber Optic to the home) enabling single point control

of multi-dimensional utilities in this project. The project has

been designed by internationally renowned Architect,

Chapman Taylor, a Master planning and architectural design

practice based in London, UK.


Ultima by DLF

DLF Ultima, Sector-81, is another luxury segment project by

DLF in the region, which is strategically placed between

Delhi, Manesar and Gurgaon with direct connectivity to

NH8.

DLF Ultima comprises of only 3BHK, and 4BHK units ranging

from 2100-2500 SFT. The project was launched in Feb'13 at

a launch price of INR 8200 PSF and currently is selling at

resale price of INR 8000 PSF onward. The builder will be

soon launching phase-2 at INR 8700 PSF. The site work was

initiated in Oct'13 and construction work is in progress since

then. Ultima and Primus are the two Luxury segment

projects by DLF in the New Gurgaon Region.

Greenopolis by 3C and Orris

Greenopolis located in Sector-89, is a residential project in

the mid segment. It is a joint venture of two companies 3C

and Orris. Greenopolis comprises of about 2000

apartments in 47 acres of 2BHK, 3BHK and 4BHK in areas

ranging from 1297 - 2750 sft. Greenopolis is an innovatively

designed habitat integrating open green areas, social spaces

and infrastructure in an environmentally sustainable way.

The project has been registered under Indian Green

Building Council (IGBC). It is offering numerous amenities

inside this residential place i.e. club house, gym, spa, squash

court, banquet hall etc.



New Town Heights by DLF

New Town Heights is a part of integrated township, DLF

Garden City, located in Sector-86, 90 and 91. DLF has

launched plots and high-rise apartments. Spread over 15

acres of land, New Town Heights is a residential township in

premium segment, by DLF. The New Town Heights

comprises of 1056 units of 3BHK and 4BHK areas ranging

from 1693 SFT – 2215 SFT. The project was launched in

April'2008 at a launch price of INR 2,250 PSF and its last

transacted BSP was INR 4,500 PSF. The project is sold out

and structure is ready with exterior finishing in progress.

Certain families have already moved in the finished

apartments and 100 more families are likely to shift in

another 3-4 months' time. The Apartment buildings have

been strategically located along the main sector roads with

clear view of the green belt.


Spaze Kalistaa Sector-84, is yet another luxury segment

project with exclusive 63 units of 3BHK and 4BHK ranging

from 2905 SFT–3865 SFT. The project was launched in

Sep'12 at a launch price of INR 5,995 PSF and currently is

selling at developer BSP of 7,080 PSF.

Spaze Kalistaa is offering amenities such as gym,

billiards/pool lounge, playground, modern club house,

luxurious spa, badminton court, amphi-theatre, steam &

sauna, 100% power back-up, CCTV surveillance, parking

etc.

Spaze Kalistaa by Spaze



Karma Lakelands in sector-80, spread over 300 acres with a

population density of less than 10 people per acre, is an

ultra-luxury segment project by Unitech. The project offers

250 luxurious independent villas in plots ranging from 1100

sq. yd. - 4000 sq. yd. All villas have 4 bedrooms and 2 staff

quarters each, with built-up area of 5867 sq. ft. - 6870 sq. ft.

The project was launched in Jan'10 at a prelaunch price of

INR 12,000 PSF and currently is selling at developer BSP

starting from INR 28,300 PSF onward. It is under

construction and the expected possession date as per

developer is May'14. The project has a 9-hole boutique golf

course designed by world renowned Phil Ryan of Pacific

Coast Design, Australia with more than 25 years of

experience in designing golf courses across the globe.

Unitech Karma Lakelands offers numerous amenities

including golf course, playground, modern club house,

luxurious spa, boutique hotel, art gallery, 100% power back-

up, solar water heating & lighting, CCTV surveillance,

parking etc.

Perspective

Karma Lakelands by Unitech

TABLE 1: A snapshot of the major residential projects in the New Gurgaon Region


Project Name Developer Sector Site area

(in Acre)

Expected date

of Possession

Average saleable area (sq. ft.)

2BHK 3BHK 4BHK 5BHK

Palm hills

The Primus

Park View Ananda

New Town Heights

77 29 Dec-14 - 1450-1575 1950 -

82-A 12.53 Jun-16 - 1799-2086 2273-2576 -

81 13 Dec-14 1350 1645-1660 3185-3470 -

86 29.63 Jun-14 - 1535-1845 2230-2960 -

83 22 Jul-15 - 1850-1900 - -

82 6 Jul-14 - 1355-1785 1915 -

83 19.44 Dec-14 1230-1432 1733-1981 2408 -

82 20 Dec-14 - 1430-1960 - -

91 15.58 Dec-15 1310-1404 1862-2320 2724 -

92 66 Jun-16 - 1853-1906 2280 -

84 15 Apr-15 1425 1750-2250 - -

86 14.5 Dec-16 1360 1690-1895 2780 3210

85 29 Mar-14 1075 1350-1500 1900 -

92 15.45 Apr-14 - 1370-1572 1818 4200

84 11.5 Dec-15 1465 1745-2070 - -

95 10.7 Dec-15 990-1265 1435-1654 - -

Palm Garden

Premium Floors

Gurgaon 21

Casa Bella

Maceo

The Grand

The Coralwood

Ansal Heights-II

Carnation Residency

Raheja Sampada

Spaze Privy AT4

NCR Greens

Emaar MGF

DLF

Bestech

DLF

Emaar MGF

Vatika

Vatika

Mapsko

Anantraj

SARE Homes

SS Group

Ansal Housing

Orris

Raheja Builders

Spaze

Sidhartha


Godrej Frontier located on NH-8, Sector-80, is being

developed by Godrej Properties, as second venture in

Gurgaon Residential Market. The project comprises a total

of 484 units in 3BHK and 4BHK format and 19 exclusive

penthouses, across 11.3 acres site area. The project has

been rated silver by Indian Green Building Council (IGBC).

Godrej Frontier by Godrej Properties


Informage Realty Pvt Ltd


3BHK50%

2BHK24%

1BHK1%

5BHK1%

4BHK24%

High rise apartment projects is the prominent development

format in the New Gurgaon region with DLF leading the

league with a net supply of around 3,486 units spread across

six projects and a total development area of around 88

acres, followed by Vatika Group with 2474 units.

The 3C company, with their project '3C Greenopolis' has

launched 2,000 residential units developed in a site area of

47 acres. The projects 'Ansal Heights-II', developed by Ansal

housing and 'SS The Coralwood', developed by SS Group,

are other major developers in the region, with supply of

more than 600 units each.

Another major development, in terms of diversity of units, is

Raheja Revanta Surya Tower by Raheja Developer, in a site

area of 18.39 acres. It has a supply of 1BHK (27 units), 2BHK

(153 units), 3BHK (112 units), 4BHK (28 units) and 5BHK (11

units). This is the only development with such a wide range

of unit types. About 50% of the total launched units are

3BHK, whereas 1BHK and 5BHK categories are in least

supply.

High Rise development


The New Gurgaon Region has a net supply of 64 group

housing projects including high-rise apartments, low-rise

builder floors, villas and plotted development. One

prominent trend that has emerged in this market is the

increased availability of high-rise apartments, which

accounts for over 91% of the total supply in this market. A

total of approximately 28,586 units have been launched

since 2007 and are expected to be delivered during 2015-

17. The total saleable area under these projects is 51 million

sq.ft.

Supply TrendVII


CHART 5: Unit type break up according to the date of possession of High-rise developments


The segment break-up trends indicate maximum number of

Premium projects with Mid-Segment projects being the

second most prominent segment in the market in this area.

Mid-segment projects comprise of approximately 12% of

the market, the premium segment comprises of 78%, while

the luxury and ultra-luxury segments comprise of 8% and

2%, respectively. This suggests that the developers' target

customers are the working class, higher income groups that

are now migrating from other urban areas to Gurgaon due

to its newly attained high appeal in terms of commercial and

urban aspects.

The unit wise break-up of the net supply in the New Gurgaon

region, according to the date of possession as per developer,

indicates 2014 as the year with major supply since many

projects are under-construction with structure ready on site.

A few projects like Raheja Revanta, Vatika INXT city Floors,

DLF New Town Heights have finished the RCC structure work

and are expected to be delivered by the end of 2014. The

internal roads are more or less ready and motorable with a

few diversions due to land litigations. Many projects have

delayed possession only because of lack of infrastructure. The

structures are ready and can be handed over to the buyers

but the region is inhabitable.


1BHK 329 907-1186

2BHK 6,551 990-1854

3BHK 14,132 1183-2905

4BHK 6,775 1818-4280

5BHK 324 3200-5320

Unit Type No. of units Unit size Launched range(Sq Ft)

TABLE 2: Unit Break-up

14Informage Realty Pvt Ltd

In totality four distinct projects, with a net site area of 830

acres, have received licenses for plotted development. The

developer wise breakup of sanctioned supply for plotted

development is as per chart

Commercial Sanctioned Supply:

In totality around 19 projects have received licence for

commercial development in the New Gurgaon Region. The

total commercial supply in the region counts for nearly 95

acres of developed land along the NPR and NH-8.

DLF25%

Orris Infrastructure

Pvt. Ltd.12%

Ramprastha Estates

16%

Vatika47%

CHART 6: Net Sanctioned area for Group Housing (in acres)


CHART 7: Net Sanctioned area for Plotted Development


Low Rise development

Some of the developers offering plotted or low-rise

developments are Vatika, with Vatika Premium Floors in

sector 82 and Vatika City Home in sector 83. Vatika has also

developed independent villas in Vatika INXT, spread across

3 acres, exclusively targeted at the ultra-luxury segment.

DLF is promoting plotted development in DLF Plot project

located in sector 91 in a township spread across 164 acres.

Sanctioned Supply

In terms of sanctioned supply in high rise developments,

DLF has the maximum supply followed closely by Raheja

Developers and Vatika Group. A total area of 306 acres has

received sanction for licenses for the construction of group

housing projects. The net sanctioned land area by various

developers for group housing is a follows.


CHART 8: Project wise comparison of launch BSP, Resale price and Current Developer BSP


Price TrendVIII

Current developer BSP varies between INR 4,145 PSF to

INR 11,000 PSF except for Unitech Karma Lakelands which

has developer BSP of INR 28,334 PSF, based on the

amenities, specifications, location, availability and other

variables. The premium segment projects in this region are

at a significant majority of 67% of total saleable supply and

the availability of luxury and ultra luxury projects is 20% and

3% respectively.

In certain projects, the difference in the developer BSP as

compared to the current resale price is about 44% which

indicates that the investors and end-users are trying to exit

from those projects. The average difference in the

developer BSP and resale price in the overall market is

around 24% which clearly indicates that the projects have

been over priced but resale at a lower price is available.


LocationProject Developer Amenities and Specifications

Sector -82 A

Sector -82

Sector -77

Sector -82

Sector-86

DLF Primus

Mapsko Royal Villa

Palm Hills

Vatika Signature villa

Ansal Heights

DLF

Mapsko Group

Emaar MGF

Vatika Group

Ansal Housing

Outdoor gym, an upscale indoor gym, Jacuzzi and spa, massage facilities, restroom and waiting lounges for drivers. Dedicated bays for car wash. 4 acres of themed landscape and activity hubs across the development

Gated community with Security Card System for entrance into the complex, CCTV in common areas, Fire Fighting System enabled complex. Club house with facilities like, swimming pool, kids pool, gymnasium, squash court, kids room, sauna, spa and tennis court

The complex has community centre with swimming pool, multi-purpose hall and business centre and proposed club house, crèche and dedicated children play area. Each floor has only two apartments with elevators with flexible floor planning.

1.5 acre water body, 75 to 80% landscape/green area, club house, complete smart Home Automation, double height balconies and lobbies. Video door phone and 2-Tier CCTV security and surveillance at main entrance and tower entrances.

Electric car charging points in basement parking, external solar lighting, waste segregation system and grey water treatment and recycle for landscaping and flushing purposes.


The average price of launched projects in New Gurgaon

region for current developer BSP is INR 6057 PSF, whereas

the average resale price is INR 4633 PSF. The difference

between the current developer BSP and resale price is

much lower as compared to the rest of Gurgaon market.

Also the new projects are being launched at lesser price

point and par with the current resale value of the existing

projects. The earliest projects like Palm Hills by Emaar MGF,

launched in 2007 at price of INR 2200 PSF are currently

available at resale price of INR 5200 PSF.

Amenities and SpecificationsIX

Most of the projects in the New Gurgaon region offer state-

of-the-art modern amenities and specifications in order to

match international standards and improved quality of

living. Most of the projects also offer indoor games facilities

and clubhouses. A majority of the projects offer sports and

fitness facilities with emphasis on open and green areas;

they also offer swimming pools and basic security facilities.

There are also a multitude of water bodies, mostly for

aesthetic pleasure and an abundance of parks. Apart from

these facilities, the USPs offered by some of the projects are

as follows.

Local Market:

The region lacks any formal local market and residents have

to fetch their daily grocery from neighbouring city markets.

A few daily use grocery items like milk, bread etc. are

available in the local temporary shops set up along the roads

or in the neighbouring villages. On the whole the region

lacks any form of formal market or commercial setting

where the residents can easily purchase daily need items.

Vatika Shopping centre is likely to get operational in another

two months' time which will have a Super Mart, Mother

Dairy, HDFC bank, Dispensary etc.

Medical Facility:

The region is deprived of any form of hospital or medical

facility so far. But to ease out the basic needs of medical

care, the developers have provided 24x7, standing

ambulance service for the few residents of their respective

projects, in case of any emergency. The nearest hospital to

the New Gurgaon region is in Old Gurgaon or in IMT

Manesar. The residents are facing problems at times as they

have to drive on their own to purchase medicines at odd

hours of the day.

Street side shops along the sector roads in New Gurgaon Region Upcoming shopping complex in Vatika INXT city.


The Actual ScenarioX

Past 2-3 months developers have started giving possession

in many projects in the New Gurgaon Region. Although the

areas lack basic amenities and facilities still a few families

have started to reside in these projects who were earlier

living in rented accommodation in the city and were waiting

for possession.

DLF has given possession in two of its premium projects in

the region i.e. New Town Heights in Sec-86 and Sec-90. On

account of primary survey by IRPL, it was found that

residents have taken physical possession in 32 flats, and 10

families have already shifted into their apartments. Most of

these families were living earlier on rented accommodation

in the city and were eagerly planning to shift to their own

houses. The residents in these townships are employed in

various parts of the city such as, DLF Cyber City, Old

Gurgaon, Manesar and Udyog Vihar. The residents own

private vehicles and prefer travelling by their own vehicles

for work as well as their daily needs. The consumers have

done the finishing of the apartment such as electric fitting,

emulsion paint and other basic interior works on their own.

One can see internal work in progress in many more

apartments in the region and 100 families are likely to shift

in the region in next 8 – 9 months' time. At present the social

infrastructure as well as physical infrastructure is under

development and will take another years' time to be

functional properly. The condition of various infrastructure

facilities is as follows:

Security:

Developers have appointed guards at the entry to the

township. But 'residing aloof in the region is bit too risky at

this point of time' as quoted by the resident of one of the

townships. At present the families are staying in such

townships since they lack options and want to reside in their

own house.

Water Supply:

The developers are extracting under-ground water for

drinking water supply. The under-ground water pumped to

over-head tanks, is supplied to the units through individual

connections. The water is treated through RO plants prior

supply to individual units.

Conclusion:

The developers have given possession in projects but the

overall social and physical infrastructure of the region will

take some time to become fully operational. The families

staying at present in these projects are facing many

problems but still many end-users are finishing the interiors

of their apartments and probably will be shifting soon. The

developers are providing facilities and are trying to attract

as many families as possible to come and reside in these

locations. The market sentiment is such that end-users, who

have invested in these projects are left with no option than

shift to such locations.

Gurgaon has witnessed such situations earlier also, where

the people have started residing in locations without proper

infrastructure in place. The authority should clear the status

of remaining land parcels and connect the sectors and

internal roads to the main spine of the city, along with

ancillary infrastructure, without further delays. Developers

launch projects anticipating that the external support

infrastructure will come in due time but when authorities

fail to deliver in time, it is the end-user who faces the

maximum loss.


Schools:

In case of schools and colleges, the region faces similar

issues. Since very few families are residing at present in the

region, the schools have not extended the transportation

facilities to these sectors. The parents have to help their

children commute on daily basis.

Public Transport:

As already discussed in the previous sections of the report,

the condition of roads is not up to the mark but still one can

easily commute in sectors as compared to Dwarka

Expressway Region. The roads are broken and

discontinuous in various sectors. Commuters have to

reroute into villages and unfinished roads to reach at a

desired location. Because of this the region lacks any form of

public transport system. The labourers working on the

construction sites also prefer to stay in temporary

accommodations near the site and restrain from travelling

daily. Shared rickshaws are available but the frequency is

one in half or one hour. Thus the commuters have to either

wait or somehow manage to reach to national highway in

case they are not travelling in private vehicles. The

developers have to arrange for cabs and taxi for customers

and executives to conduct site visits.

Informage Realty Research Services (IRRS) is designed to provide detailed data and insights on residential, retail and

commercial real estate in different cities, their suburbs and micro-markets. In view of the complicated and ever changing

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Documents

new Gurgaon report 14-02-15 - Informage Realty · of residential projects in New Gurgaon Region. At present the workers and people employed in the industries and companies functioning