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Anu Negi
Evaluating my next rental property in Gurgaon
Evaluating my next rental property in Gurgaon, specifically looking at Vipul Orchid Square. My concern is long-term construction quality impacting resale and tenant retention. I've seen patterns where initial fitting issues or seepage after a year really hurt ROI with constant repair bills. Does anyone have first-hand experience with post-possession build quality there? Also, are amenities like the clubhouse actively used or do they just inflate maintenance charges without adding significant rental premium? I'm trying to gauge actual value versus brochure promises.
#gurgaon-real-estate#investor-advice#construction-quality#vipul-orchid-square#amenity-value
Comments
Yaar, this whole home buying process is so stressful. Every project has some issue or the other. Builder ka track record, construction quality, hidden charges... it's a minefield!
Look, it's true that older projects come with their own set of challenges, especially regarding construction quality and potential repair bills. But sometimes, older projects have unbeatable locations and larger apartment sizes compared to new launches. Vipul Orchid Square is well-located. The current market in Gurugram is very competitive, and sometimes these older properties can still fetch decent rental yields if maintained well. It's about balancing the pros and cons, and doing your due diligence with a proper inspection. Don't just dismiss it because it's old.
Location is key, I agree. But 3.5 Cr minimum for an old flat and then more for repairs? My budget doesn't allow for that kind of uncertainty.
That's a fair point. Some older properties near, say, Baharampur Naya or even parts of Golf Course Road, might be old but their location value is still huge. But the issue is finding one that's genuinely well-maintained, not just cosmetically fixed.
My main concern is also the amenities part. The post mentioned clubhouse. Are these amenities actually functional and well-maintained in Vipul Orchid Square? Or are they just there to justify the hefty maintenance charges? At that price point (3.5 Cr onwards), I'd expect top-notch, actively used facilities, not just showpieces. Does anyone know about their current usage?
10-12 per sq ft is a lot! Is it even worth it for amenities that aren't fully utilized? Does the high price range justify it?
Yes, I visited Vipul Orchid Square last year. The clubhouse looked decent, but it wasn't bustling. The gym equipment seemed a bit dated. For a project from 2007, things naturally show wear and tear. The maintenance charges are indeed high, and for a rental property, it's hard to pass on all that cost to the tenant without making the rent too high for the value they perceive.
From what I've heard from a friend who lives nearby, the clubhouse is okay, but not super active. It's mostly used by a few residents, not really a hub. And yes, maintenance charges are definitely on the higher side, around ₹10-12 per sq ft, which adds up for a large unit.
I had a similar experience looking at an older property in Badshahpur. Brochure mein sab gold-plated dikhta hai, but site pe jaao toh cracks, rusting pipes, outdated fittings. The previous owners just patched things up for sale. Vipul Orchid Square has 476 units, so imagine the scale of maintenance needed. These older projects sometimes have very high maintenance charges because of constant repairs required for common areas.
Meri galti se seekho! I bought a 10-year-old apartment thinking I got a good deal. Within six months, the electrical wiring started giving problems, then the kitchen tiles came loose. I ended up spending almost 8-10% of the property value on renovations and repairs. Always get a thorough inspection done, maybe even an independent structural audit for older properties before committing.
Is Vipul builder ka track record generally poor for construction quality? I've heard mixed reviews for their other projects.
Totally agree. My friend got duped like this in Basai. The plumbing was so old, constant leaks. It's not just the initial cost, it's the hidden costs that kill your ROI. For a rental, tenants will just move out if there are issues.
Bhai, you've hit the nail on the head! Vipul Orchid Square is from 2007, right? Toh construction quality issues toh aane hi hain after 15+ years. My biggest fear is exactly this, buying something and then spending Lakhs on repairs every year. Resale value ka toh sochna hi chhod do. I'm also a first-time buyer and this budget of 3.5 Cr to 11.5 Cr for an old project feels like a huge gamble.
Sahi keh rahe ho. But what about projects that are old but well-maintained? Does Vipul Orchid Square fall into that category, ya it's just old?
Absolutely! My cousin bought in a similar old project near Airport Road and within two years, internal seepage started. Builder ne toh haath khade kar diye. Ab khud hi repair karwa rahe hain, which costs a bomb. Tenant retention is a huge problem then.