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Parth Desai
posted on 11 MayGurugram's floor premium is just a builder's trick
Since last year, I've been eyeing properties in Gurugram for investment. I'm based in Dubai, so site visits mushkil hain, relying heavily on you guys for ground truth. Saw a 3BHK in Imperia's project near Sector 51. Broker is pushing for a higher floor, saying PLC and floor-rise premium are 'worth it' for rental yield and future appreciation. But meri understanding hai ki it's just extra cost, right? Is it really worth paying for that, especially if the goal is ROI? Also, secondary market mein negotiation better hoti hai kya, compared to new launches? Kahaan value mil sakti hai for capital appreciation, like in Sectors 82-84? Koi experience share karo please about finding underpriced assets or if these premiums are just hype.
#gurugram-investment#plc#floor-rise#secondary-market#roi
Comments
OP, are you talking about Imperia's project near Sector 51, the one with the delayed possession issues? Before even thinking about floor premiums, check their RERA status and past delivery record thoroughly. That's a bigger risk than a few lakhs extra for a higher floor, especially if you're not physically present.
Hold on, not all floor premiums are a 'trick'. In some premium projects, especially those with unobstructed views of the Aravallis or green belts, a higher floor definitely commands a better price and rental. I know someone who bought in a project off Airport Road (Gurgaon side) and their 12th-floor flat has seen significant appreciation compared to lower floors because of the view and privacy. It's about location within the project and what the premium is actually buying you. Current market conditions in Gurugram are very specific; demand for certain types of units is high, so builders exploit that.
My experience says no, U8. My flat in Baliawas was on the 18th floor, paid a bomb for it. Resale value barely covered the initial premium.
But how do you calculate that 'significant appreciation' against the extra cost you paid initially? Does it truly cover the PLC plus the interest on that extra amount over the years? Most brokers just show a higher absolute number, not the actual ROI considering the premium paid.
Your broker is selling you dreams, dost. I bought a flat in Sector 82 two years back, paid a hefty PLC for a 15th-floor unit thinking it would be a golden goose for rentals. Guess what? My neighbour on the 3rd floor gets almost the same rent. The 'premium' value just vanished into thin air. For ROI, secondary market is definitely better, especially if you can find a distress sale or an older society with good maintenance. New launches are just too inflated right now.
Exactly! I'm looking at some older societies near Badshahpur. They might not have all the fancy amenities, but the per sqft rate is so much more reasonable. Plus, the property is already built, so no possession delays tension. That's a huge factor for me.
Which builder was this, U4? Just so we know what to avoid.
Bhai, you hit the nail on the head! Yeh floor premium toh bas extra paisa nikalne ka tareeka hai. I've been looking near Sector 84, and the difference between a 2nd floor and a 10th floor is insane for literally no added value other than 'views'. As a first-time buyer, every lakh counts, no?
Hmm, not sure I completely agree. My broker told me higher floors have less dust, more light, and better air circulation. Plus, for resale, they sometimes fetch a better price. Doesn't that count for something?
Absolutely, U1! Woh views ka kya karenge jab EMI hi na bhari jaaye. Total scam.