G
Gopal Dwivedi
posted on 6 MayHyderabad negotiation is an uphill battle
Just moved into my Salarpuria Sattva flat in Shamshabad last month. Honestly, getting the final price was a shock. Everyone talks about negotiation, but how much can you *really* knock off from the quoted price in Hyderabad? I tried hard, but felt like I barely moved the needle. Also, the stamp duty and registration plus PLC just piled on. What's a realistic all-in cost expectation for a 2BHK in areas like Kokapet or Narsingi? Did anyone get a significant discount recently?
#negotiation-tactics#all-in-cost#shamshabad#salarpuria-sattva#first-time-buyer
Comments
It seems like the consensus is that negotiation in Hyderabad, especially in prime areas, is indeed an uphill battle. The best you can hope for is a small discount, maybe 1-2%, or some freebies like modular kitchen or ACs. The real cost shockers are PLC, stamp duty, registration, and GST. For U7's question, a 1200-1300 sqft 2BHK in Kokapet/Narsingi will likely cross the 1 Cr mark all-in for a reputed builder. It's tough for first-time buyers. OP, what did you finally end up paying per sqft in Salarpuria Sattva, if you don't mind sharing?
U7, for a 1200-1300 sqft 2BHK in Kokapet/Narsingi, below 90 lakhs is very tough if you're looking at established builders. Expect anywhere from 1.05 Cr to 1.2 Cr all-inclusive for a good project. Per sqft rates are already touching 7500-9000 depending on the builder and amenities. My cousin recently bought in Banjara Hills, smaller 2BHK, and it cost him 1.5 Cr easily after everything. The market has definitely appreciated a lot in the last 2-3 years. Don't fall for pre-launch offers that sound too good to be true, sometimes they have hidden clauses.
U8 is right about the prices. It's a seller's market. For builder track record, apart from RERA, talk to people who have already bought from them. Go visit their completed projects and speak to residents. That gives the most honest picture. And always have a lawyer review the sale agreement before signing anything.
U9, yes, 1.05 Cr is the new normal for prime areas. To check builder track record, always look up their past projects on RERA website. See if previous projects were delivered on time. Also, check online forums like Propmyna for reviews. I almost booked with a builder in Alwal, but then saw so many complaints about quality issues here.
1.05 Cr for a 2BHK? That's insane! U8, is that a RERA registered project? Because some smaller projects are still quoting lower, but then you worry about possession delays. What's the best way to verify a builder's track record?
I think the 'negotiation' part is mostly for smaller builders or projects that are struggling. For established names like Salarpuria Sattva, they know their brand value. The market in Hyderabad is still quite hot, especially in areas like Kokapet and Narsingi, so demand is high. What's a realistic all-in cost expectation for a 2BHK in these areas now? I'm talking about a decent 1200-1300 sqft flat. Is it even possible to get anything below 90 lakhs total?
My experience in Begumpet was similar. I booked a 2BHK last year and tried to negotiate for almost a month. Finally, I got a measly 1.5% off. Builders just don't budge here, especially the big names. The stamp duty and registration charges are a significant chunk, don't underestimate them. For a 2BHK around 80-90 lakhs, expect 6-7 lakhs just for these two. Plus, the GST on construction cost is another headache. Did anyone manage to get the GST waived off or reduced?
U4, GST ka toh kuch nahi kar sakte. But sometimes, in projects nearing completion, builders might offer a slightly better deal to clear inventory. I know a friend who got a good offer in Ameerpet because the project was almost ready and they wanted to close quickly. But that was more about timing than negotiation skills.
GST waived off? Haha, U4, that's a dream! Builders usually pass it on to us. I'm curious, which builder was this in Begumpet? And what was your per sqft rate after all deductions?
Yaar, Salarpuria Sattva mein ye haal hai toh hum jaise first-time buyers ka kya hoga? Main bhi Kokapet mein 2BHK dekh raha hoon, builder quotes sunke toh dimaag kharab ho gaya hai. Mujhe laga tha 5-7% toh aaram se mil jayega discount. Kya sach mein itna mushkil hai Hyderabad mein negotiate karna? Aur ye PLC ka kya scene hai, kitna add ho jaata hai final cost mein?
Sahi keh rahe ho U1, negotiation is a myth in prime areas like Kokapet. Builders have the upper hand. PLC toh location aur floor ke hisaab se vary karta hai, but for a good view or higher floor, it can easily add 2-3 lakhs. Stamp duty aur registration toh fixed hai, woh toh dena hi padega. Last month, I heard someone got a 2% discount in a pre-launch project in Alwal, but that's rare.
Totally agree with U1! Bhai, main bhi Narsingi mein dekh raha hoon aur builders toh sunte hi nahi. Lagta hai unke paas already buyers ki line lagi hai. I'm worried about the hidden costs. Mere ek friend ne Attapur mein liya tha, usko last minute pe parking ke liye extra charge kar diya. Bohut darr lag raha hai.