[deepak_misra]

Originally Posted by Thumping Soul

Thanks for your responses.

This property is under BBMP and was a resale case. The Khata is currently in previous owner's name and they had handed over the khata to us during registration.

Will try to check the SevaSindhu app as well.

Like it or not, nothing moves without money. If the previous owner did not have e-khatha, you have to do it in 2 steps. First change name and then apply e-khatha. This is my understanding and I might be wrong.

If you have patience and are not in a hurry just keep applying. They will typically reject the application a couple of times on flimsy grounds. After 3 or 4 rejections, find the escalation path and escalate. This is a very theoretical approach and I am just suggesting it. I am not sure if it will work and will require lots of time an patience."
If you do succeed, please post your experience here.

[whitewing]

Originally Posted by dZired

...
3. Does the Gopasandra / Muthunallur / Chandapura area have potential to 2x the return basis the above parameters in a 10-year time frame?..

I am not aware of Gopasandra.
I'd invested (now sold) in Chandapura area (KHB property), that gave me an XIRR return of ~8%. The market was pretty stagnant from 2014 and it has picked up after COVID, mainly due to the development of industries around and the metro connectivity. Water is an issue and will become more acute with population pressure.
Since you are looking at 2x return over 10years (~7%) XIRR, I think this should be easily possible if Bangalore & Hosur continues to grow.

[atnyia]

Originally Posted by dZired

I have shortlisted a 1800 sq ft (30 x 60) plot for investment in the Pearl City, Gopasandra. Is there any BHPian having exposure to the area / society?

3. Does the Gopasandra / Muthunallur / Chandapura area have potential to 2x the return basis the above parameters in a 10-year time frame?

I will anyways be getting a legal check done. Just wanted to see if any BHPians can help give some first-hand information.

Having lived in the vicinity for last 5 years, my opinion about the area is that it has already run up a lot. A new investment at this point can get stagnate for a while if announcements like SWIFT city etc don't materialize for XYZ reasons. So, I would buy only if I were already getting a good price i.e. downside risk is extremely low.

In a very long-term horizon of 10 years, you can't go wrong with this, or literally anything else in Bangalore if the title is clear.

[deehunk]

Originally Posted by dZired

I have shortlisted a 1800 sq ft (30 x 60) plot for investment in the Pearl City, Gopasandra. Is there any BHPian having exposure to the area / society?
I will anyways be getting a legal check done. Just wanted to see if any BHPians can help give some first-hand information.

There is growth in this area; I am kind of a native of Narayanaghatta and owned a flat at Tranquil till October 2024. Since I wanted to invest in Mysore, I sold my flat with a profit of 13% in 3 years. The key to returns is to keep the investment value as low as possible. I follow the compounding method in real estate investment and have been successful for the last 10 years. In your case, if you are buying the plot, say for ₹80 lakhs, how much profit do you want to earn in the next 3-5 years?

Gopasandra and surrounding areas suffer from water scarcity; the PRR story has been going on for 15 years. Recently, KIADB has issued a notification to acquire fertile land around Dommasandra, and locals have protested against the acquisition. So your investment can grow 15-20% per my guess by 2027. Another point is how much returns you expect in white and how much in black.

[ghodlur]

I am aware this is a property/real estate thread but had a query something associated with it.

I purchased a flat recently in Bangalore and am now intending to decorate it with some decent interior decorators. The number of agencies who do this in Bangalore is mind boggling. There are reputed ones like Livspace, Home lane etc and there are some who are not that know but operate from word of mouth. Since the apartment is in North of North bangalore, I would request some information as to who should be the ones I should shortlist, what should be the preferred materials to be used, costing, delivery time frame etc and how to go about the same.

Anyone done their flats recently can if possible share a link or some over DM for reference.

[ramnaresh_2000]

Hello Fellow Bhpians,

I am looking for some advice related to real estate, I would like the experts to pitch in and provide your valuable advice and suggestions.

Background:

I am 40 years now, I don't own any piece of land or own house (I stay at my parents house). Working in a good reputed IT company. My wife is 35 years and my son is 8 years old.

The Ask:

I want to own a house now, but use it for commercial purposes (like renting it out to a playschool or a local cooperative bank or a chit fund company or something similar).

My Plan:

I am eligible for 25 lakhs personal loan and I can manage another 5 lakhs on my own. I was thinking to purchase a small land maybe around 200 to 250 yards with this amount in outskirts of Hyderabad. The plan is to pay off the personal loan in 5 years or earlier and then take a loan against the land as property and to build a house on it. Rent it out to help with EMIs.

The confusion:

Is this a realistic and a viable plan?
Am I in the right path?
Imagine I purchased a land worth 28-30 lakhs, will this land appreciate to 45-50 lakhs in next 5 years? Or am I day dreaming?
What is the maximum loan I can get against this property 5 years later?
Will that loan amount be sufficient to atleast built a skeleton structure without any luxurious items (just walls, electrical wirings, permissions, rooms, washroom) without any furniture or any other luxury items?

Alternative 1:

I am currently eligible for a pre-approved home loan of 80 lakhs. Should I purchase an already constructed house and rent it out? A 130 yards decent independent house in outskirts of Hyderabad will cost around 1.2 to 1.5 CR. I do not have amount or corpus for down payment. I can bear EMI of 70 to 80k per month. The rental income would not exceed more than 20k per month for families and 35k for commercial purpose.

Alternative 2:

Invest the same 70k in mutual funds for next 5 years and then purchase a house? This would require a strict financial commitment which I unfortunately lag, but ready to try out. I may end up with 50 to 60 lakhs after 5 years which will then be used for purchase.

Alternative 3:

SIP of 25k in mutual funds, 45k EMI on personal loan and purchase a smaller land 150 to 200 yards?

Any other better alternatives? Please do help me out.

[m8002?]

Originally Posted by ramnaresh_2000

Hello Fellow Bhpians,

I am looking for some advice related to real estate, I would like the experts to pitch in and provide your valuable advice and suggestions.

Any other better alternatives? Please do help me out.

Never take a personal loan for anything. They have the highest interest rates since they are not secured.

Your can avail a loan for just buying the land. The rates will be slightly higher than the housing loan rates but much cheaper than personal loans. Just talk to your bank (the one with the salary account ) and they should be able to help you.

I dont think anyone can predict if the land you buy will appreciate by 80-100% in 5 years. That depends on what you feel and your risk appetite.

[speed79]

Originally Posted by ramnaresh_2000

I am eligible for 25 lakhs personal loan and I can manage another 5 lakhs on my own. I was thinking to purchase a small land maybe around 200 to 250 yards with this amount in outskirts of Hyderabad. The plan is to pay off the personal loan in 5 years or earlier and then take a loan against the land as property and to build a house on it. Rent it out to help with EMIs.

As suggested above, do not take Personal Loan as it has one of the highest interest rates.

You can take loan from bank to purchase plot, and then later construct a building on it by taking a construction loan. I had purchased a plot taking loan from SBI (it is know as SBI realty loan). The interest rate is similar to the home loan interest rates, but the condition is that you need to start constructing a house within 2 years or close the loan before end of 2 years. When you start the construction, SBI will give you construction loan. If you do not start construction within 2 years, your plot loan would be converted into commercial loan (higher interest rate).

I can not reply to other queries.

[deehunk]

Originally Posted by m8002?

Never take a personal loan for anything. They have the highest interest rates since they are not secured.

That's a very good suggestion. However, any investment in land should not be made through loans. The amount of interest will negate any profit an investor will make from price appreciation in 5-7 years.

[Chasing_Dreams]

Originally Posted by ramnaresh_2000

Hello Fellow Bhpians,

I am looking for some advice related to real estate, I would like the experts to pitch in and provide your valuable advice and suggestions.

Any other better alternatives? Please do help me out.

As others have suggested, never opt for a personal loan to purchase property. There are plenty of loan schemes specifically designed for property purchases that offer better rates. If possible, consider going with nationalized or private banks rather than smaller financial institutions or NBFCs.

That said, you should have at least a corpus of 20% of the property's cost. There are often unanticipated expenses during property transactions and initial ownership, and having this buffer will help you manage them.

While neither am an expert nor have any knowledge of the Hyderabad property market, my experience in Bangalore and a tier-3 town in Karnataka (my native place) is that property prices have run up a lot post-COVID. It has become challenging to make a good return on new real estate investment that is purchased on loan. There may be exceptions, but it largely depends on luck.

If your goal is to generate rental income, consider looking for an older but well-maintained property in a good locality. You might find something priced at the land value in that area. You can renovate it a bit for rental purposes, and once your finances are sorted, you could consider demolishing the old structure and reconstructing the property to maximize the returns.

[akhil_007]

Originally Posted by ghodlur

I purchased a flat recently in Bangalore and am now intending to decorate it with some decent interior decorators. The number of agencies who do this in Bangalore is mind boggling. There are reputed ones like Livspace, Home lane etc and there are some who are not that know but operate from word of mouth. Since the apartment is in North of North bangalore, I would request some information as to who should be the ones I should shortlist, what should be the preferred materials to be used, costing, delivery time frame etc and how to go about the same.

Livspace, Homelane etc are anything but reputed. Their reputation is only because of marketing. The quality of work is below par. Please avoid them at all costs.

Having said that, please avoid getting interiors done from carpenters as well. Their estimate is always cheaper by at least 10-15% but they offset this loss by increasing the area of work(extending shelves, cabinets etc by convincing the customer).

Go for a interior design firm who understands your requirements and get the interiors quotation from them. Rinse and repeat with other firms and choose the best one that suits you.

-Regarding materials, avoid MDF at all places. Use BWP for kitchen/wet areas and use termite treated plywood for other areas. Branded Ply will shoot up the budget so choose variants from the brands as per your budget.
-Regarding laminates, don't go for cheaper laminates(they are 0.2 mm thick or lesser, so not good). You can choose non-famous laminates as long as the company provides warranty and quality guarantee
-For hinges/fittings, always go for Hettich,Ebco,Blum,Hafele. Other brands are waste of money
-Avoid veneer. Material is affordable but polish and finishing(labour+material) will cost a bomb
-Handles are dime a dozen. Choose the one which you like
-Typical cost for a 2BHK flat would be around 15 lakhs on average
-Delivery time frame would be approx 60 days for typical 2BHK. Always go for factory finish. Only minor things can be done onsite
-All these are not applicable if you are looking for a rental interiors

If you can tell me the flat location via PM(for protecting your privacy), I can suggest few firms that I have had first hand/second hand experience.

[ashis89]

Originally Posted by ghodlur

I am aware this is a property/real estate thread but had a query something associated with it.

I purchased a flat recently in Bangalore and am now intending to decorate it with some decent interior decorators. The number of agencies who do this in Bangalore is mind boggling. There are reputed ones like Livspace, Home lane etc and there are some who are not that know but operate from word of mouth. Since the apartment is in North of North bangalore, I would request some information as to who should be the ones I should shortlist, what should be the preferred materials to be used, costing, delivery time frame etc and how to go about the same.

Anyone done their flats recently can if possible share a link or some over DM for reference.

I had good experience with Design Cafe but had visited Home Lane and Liv Space as well, including several flats where these agencies had delivered. Based on my feedback, a friend went ahead with DC and he is happy with the output as well. In fact he had employed a local carpenter to do some custom work at his place and is unhappy due to mismatch in finishing/quality delivered by the local guy.

A few learnings based on our experience with DC:

- Insist on a few site visits to understand their quality of work. We were offered quite a few visits before we signed the contract with one of them. They even facilitated visits across different cities so we could see the consistency of their work.

- The designer and project manager assigned to your flat make a big difference. If you are unhappy with any of them, ask for a different designer

- These companies get the structures built at factory(hence factory finish) and then assemble on site. Due to factory line limitations, they can't deliver custom designs. If you insist they will engage third party vendors for custom work(including false ceilings) and charge your a good premium for it. The output of this third party vendors is not good at times (better to find your own vendor and pay less)

- Ask the designer for design samples from places where they have delivered.

- They are proactive in checking the final output after assembly and replacing even minor defects. Replacement may take time to come from factory (DC has factory in Bangalore)

- Costs for doing the interiors for a 3 BHK flat (1500-1800 sft) was 10-12L. Used BWP for kitchen, comm ply for carcasses and HDHMR for shutters across the house and premium laminates.

- Liv Space is like an aggregator who doesn't own any factory. They take orders and pass it on to their registered vendors to be executed at respective factories before delivering back to customer. Hence quality of output can vary considerably and QC is not upto the mark. Also they're much more expensive than the other two.


EDIT: One of the flat work was done in Hyderabad and in mid 2023. The other one was in Bangalore and in early 2024. Adding this here since PearlJam shared the news of DC's acquisition which could impact their output now.

[Sebring]

Originally Posted by akhil_007

Regarding materials, avoid MDF at all places. Use BWP for kitchen/wet areas and use termite treated plywood for other areas.

Agree with the points. Only, I would suggest non-wood PVC fiber board for bathroom doors and kitchen wet areas. It lasts a lifetime without the issues that come with wood. (BWR is boiling water proof, to the uninitiated)

[PearlJam]

Originally Posted by ashis89

I had good experience with Design Cafe but had visited Home Lane and Liv Space as well

As a side note for those who're not aware, HomeLane has taken over Design Cafe a few months ago:

https://www.furnituredesignindia.com...-landmark-deal

[ghodlur]

Originally Posted by akhil_007

Livspace, Homelane etc are anything but reputed. Their reputation is only because of marketing. The quality of work is below par. Please avoid them at all costs.

Having said that, please avoid getting interiors done from carpenters as well. Their estimate is always cheaper by at least 10-15% but they offset this loss by increasing the area of work(extending shelves, cabinets etc by convincing the customer).

I totally agree with your views regarding the agencies who are more interested in marketing their products rather than understanding the customer's needs. I was repeatedly offered to visit their factories to check their quality but not a single reference of recent project executed.

After going through a lot of frustrated discussion, I finally landed with a team of Carpenters who had done the interior in the building where I would stay and was able to see a good no of flats first hand for the look and feel part. This made my decision much easier as well

Originally Posted by ashis89

I had good experience with Design Cafe but had visited Home Lane and Liv Space as well, including several flats where these agencies had delivered. Based on my feedback, a friend went ahead with DC and he is happy with the output as well. In fact he had employed a local carpenter to do some custom work at his place and is unhappy due to mismatch in finishing/quality delivered by the local guy.

The funny part with Design cafe and other brand agencies is that they insist on visiting their experience centre physically instead of visiting the site first to assess the design suggestions. This was one of the reasons for rejecting most of them.

Originally Posted by Sebring

Agree with the points. Only, I would suggest non-wood PVC fiber board for bathroom doors and kitchen wet areas. It lasts a lifetime without the issues that come with wood. (BWR is boiling water proof, to the uninitiated)

BWR is actually Boiling Water Resistant which is slightly inferior to the Boiling Water Proof or BWP.

Most Branded agencies speak of the BWR, BWP and MR (Moisture Resistant) and many more fancy names while their quotes unfortunately mention MDR. Any request to include the branded plywood result in the hike of the quote instantly.