Is ₹12,990 per sq ft justified for Mulberry At The Prestige City right now?
Prestige is setting up Mulberry At The Prestige City across 12.56 acres in Ghaziabad, and the numbers have caught every serious investor's eye. Pricing ranges from ₹1.25 Cr up to ₹9.64 Cr, working out to an average of ₹12,990 per sq ft. From a pure capital appreciation viewpoint, that entry ticket is definitely at the upper end for this market. You are paying upfront for Prestige's track record and scale, backed by their valid RERA registration UPRERAPRJ470993/04/2025. The core financial question is whether there is enough headroom left for healthy ROI. Because it is an upcoming township project, historical price patterns suggest the developer will increase rates incrementally across construction stages. Getting in at the launch stage protects your downside compared to buying later when towers start taking physical shape. That said, starting near ₹13,000 per sq ft means fast short-term gains are off the table. My takeaway: Mulberry works well as a medium to long-term wealth compounder over a 5 to 7 year horizon. If you are hunting for an aggressive quick flip, the initial valuation is likely too steep.
Comments
I am still sitting on the fence. Part of me worries if I walk away now, brand new supply will touch 15k anyway, but the bigger fear is locking all life savings into a 5-year wait. Has anyone spoken to private banks yet about pre-approval for this specific phase?
I actually visited the sales gallery yesterday after gathering courage all week. The township plan looks stunning on paper, no doubt, but the sheer financial commitment is terrifying. They are asking ₹1.3 Cr to ₹9.6 Cr depending on the size, and the sales guy was pushing hard to collect token money before prices increase. I almost gave my card, but stopped myself because I don't know if resale will even exist at 16k-17k sq ft in 2030. What do you all think, is anyone actually swiping tokens here?
Total budget shock for me yaar! Compare this with resale flats in Ahinsa Khand 1 or Ahinsa Khand II, where you can easily find decent spacious ready-to-move options around 7,500 to 9,000 per sq ft. Paying nearly 13,000 for under-construction land right now just feels crazy aggressive. What if the overall micro-market doesn't grow at all?
Exactly what my father said this morning. In Ahinsa Khand 1 you actually get the key in hand tomorrow and save on rental bleed, whereas here you wait till late 2029 and hope Ghaziabad catches up to Noida Extension rates.
Has anyone verified their UP RERA paperwork yet? I am very scared of getting stuck in another delayed Ghaziabad project.
Thanks for sharing the exact RERA details, that gives some relief. But 1719 families means lifts and common amenities will be packed on weekends. Ek aur concern hai, are there any hidden charges like club development or electric substation fees over and above that 12,990 rate?
Haan, I cross-checked it yesterday on the portal. The RERA number is UPRERAPRJ470993/04/2025 and it is registered properly. But seeing 1719 units across 12.56 acres makes me wonder about density and future maintenance bills.
13k per sq ft in Ghaziabad? Bhai, seriously faint hone ki naubat aa gayi hai sunkar! My max ceiling is 1.4 Cr for a 3BHK, so seeing 1.3 Cr as the absolute starting entry ticket makes my heart race. Is it even safe for middle class first-timers like us to take such a massive loan here?
Dekho, the brand Prestige is massive since 1986 in Bengaluru, but remember the completion date is 2029-11-27. That is over 5 years of waiting while paying full pre-EMIs and house rent simultaneously. Think practical.
Bhai same fear here! EMI calculator open karte hi haath kaanp rahe hain. Ek broker bol raha tha launch pe le lo warna baad mein regret hoga, but paying near 13k upfront leaves zero safety cushion if IT jobs slow down further.
I spoke to a local broker yesterday, and he claims launch prices will hike by ₹500 per sq ft next quarter. But then a friend told me to wait because unsold inventory in NCR might force discounts later. Totally confused now, kisi ne token amount diya hai kya yahan?
Bhai 1719 families means traffic bottlenecks during morning office rush, no matter how wide they make the internal roads. Sahi doubt hai tumhara.
Visited the location last Sunday after checking properties in Ahinsa Khand 1 and Abhay Khand. Those established sectors feel packed, whereas this 12.56-acre township looks grand on paper. But honestly, 1719 units mean it will be a massive crowd. Can first-time buyers really expect smooth maintenance for such a massive scale? Mujhe toh panic ho raha hai committing my hard-earned money here.
What is the exact possession date mentioned in their official documents? Late 2029 sunne mein aa raha hai, is that true?
Five years is too long for me yaar. If I book today, rent and pre-EMI will drain my salary completely. What if market sentiment cools down further in Ghaziabad by then?
Yes, RERA portal pe possession date 2029-11-27 likha hai. UPRERAPRJ470993/04/2025 check kar lo ek baar. That is more than five full years of waiting!
₹13,000 per sq ft in Ghaziabad? Meri toh himmat hi nahi ho rahi itna bada loan lene ki. Starting at 1.3 Cr for a 2BHK is pushing my entire life savings to the limit, especially for a first home. Is anyone else feeling this is way overpriced for this belt?
Haan bilkul, Ghaziabad market usually trades much lower, but Prestige has brand power since 1986 from Bengaluru. Still, 1.3 Cr to 9.6 Cr is purely premium tier. Even in prime spots like Ahinsa Khand II, resale rates are not touching this easily, so pure beginners like us are rightfully stressed.
Bhai same here! I was super excited when I saw Prestige Group entering NCR, but looking at my monthly EMI calculations, I am terrified. One small delay and I will be paying rent plus massive EMI together.