M
Manish Patel
Broker's dilemma: Buying my own home in GGN
Visited ROF Pravasa and Apna Enclave last week, and honestly, the 'final price' game still gets me. I work in real estate, but buying for myself, it's just different. The super area vs carpet area games are so frustrating with both projects. It's never just the advertised rate. How do you guys actually calculate the real price per sqft after all the hidden charges and PLC? And which one, between ROF Pravasa and Apna Enclave, gives more actual usable carpet area? Not sure if I'm overthinking, but I just want a fair deal.
#gurugram#real-estate#price-per-sqft#carpet-area#builder-tricks
Comments
I think the market in Gurugram, especially around
Bhai, ROF Pravasa ka toh upcoming status hai, aur possession date 2028-12-01 dikha raha hai RERA pe (RC/REP/HARERA/GGM/918/650/2025/21). My friend booked something similar near Badshahpur and the possession got delayed by almost two years. The price range of ₹2.3 Cr – ₹2.4 Cr for an upcoming project with that possession timeline seems steep. Are they justifying this with location or amenities, ya bas hype hai?
₹2.3 Cr for 2028 possession? Too risky for me. Market conditions can change a lot by then.
2028-end is a long wait. My friend also faced delays with another builder near Baharampur Naya. Builders often promise the moon but deliver late. That RERA number helps, but doesn't guarantee timely delivery, just some recourse.
Exactly! I'm also looking at these two projects. For ROF Pravasa, what's the actual carpet area percentage you guys are seeing relative to the super area? And what's the typical PLC (preferential location charges) they are asking for? Trying to understand the real 'all-inclusive' cost.
65% carpet area is low yaar! Usable space kitna milega phir? Feels like a rip-off.
I heard similar figures for carpet area from a broker for ROF Pravasa, maybe 68% on average. Apna Enclave claims slightly better, around 70-72%, but that's just what they *claim*. Verification of actual usable space is key.
For ROF Pravasa, I visited recently. They were quoting around 65-70% carpet area to super area, which is okayish but not great compared to some older projects. PLC depends heavily on floor and view. For a mid-floor, park-facing unit, they were asking for an extra 300-500 rs/sqft. This easily adds 5-10 lakhs to the total. It's never just the base price, you're right. This is why the ₹2.3 Cr – ₹2.4 Cr range feels like a starting point, not the final.
Totally relate! As a first-time buyer, this super area vs carpet area thing is a nightmare. Builders always quote the lowest per sqft rate for super area, then add all these hidden charges. My budget is already tight, and this uncertainty just adds so much stress. Lagta hai sabko yahi experience ho raha hai.
Exactly! And then they say 'limited time offer' to pressure you. It's like they know we're first-timers and try to take advantage. Har cheez mein hidden cost, kuch clear nahi hota.
Haan bhai, same experience. Budget hil jaata hai sunke.