S
Seema Bansal
posted on 12 MayJust got possession, some things genuinely surprised me
Honestly, I just got possession in ROF Amaltas a couple of months back, and some ground realities are hitting me. I bought for investment, thinking ROI will be great. But rental yield expectations are high, aur market mein itna competition hai. What are people actually getting per month? Also, future capital appreciation ka kya scene hai? Resale ke time buyers milenge kya, ya liquidity issue rahega? Builder ka track record accha hai, but secondary market is my main worry. Any tips for exiting in 5 years? Hope this helps someone.
#gurugram-property#rof-amaltas#investment-advice#rental-yield#resale-value
Comments
I think it's not just ROF Amaltas, the whole Gurugram market for affordable housing is seeing this. Demand is there for end-users, but investors are struggling. The new RERA regulations are good for buyers, but for sellers, it means less speculative buying. You might need to hold longer than 5 years for significant appreciation.
Yaar, I totally get where you're coming from. My brother bought in a similar project near Airport Road (Gurgaon side) a few years back, thinking the appreciation would be quick. He's been trying to sell for a year now, and buyers are just not willing to pay the premium. Rentals are also stagnant. It seems like the initial hype wears off quickly for these mass-market projects. Maybe focus on finding a good tenant first, even if the yield is lower, to cover EMIs.
Possession February 2024, right? So abhi tak kitne units occupied huye hain, koi idea hai?
U7 sahi keh raha hai. I visited last month, not many families have moved in yet. Maybe 50-60 units out of 700? Rentals will be tough with so many vacant units.
Haan bhai, Feb 2024 hi hai. Maine suna hai abhi 20-30% hi occupied hua hai.
To be honest, ROF Amaltas was always going to be a tough investment. The price range (₹38 L – ₹77 L) for that location, especially for 700 units, creates an oversupply. And let's not forget, the builder's track record might be 'good' but secondary market performance for affordable housing projects in developing sectors is notoriously slow. Capital appreciation usually takes longer than 5 years unless there's a major infrastructure boom. Liquidity will definitely be an issue for a quick exit. I'd say, manage your expectations.
Still, 5 years is a short timeframe for capital appreciation in affordable segment, I guess.
Sahi baat hai, U3. But what's the alternative then? For first-time buyers with a budget of ₹38-77L, options are limited. Everyone says 'invest in prime locations' but woh budget mein nahi aata. We take calculated risks, hoping for the best. My friend bought in Baharampur Naya, even worse liquidity there.
U3, I agree with your point on oversupply. But ROF is generally considered reliable, that's why many of us chose it. The RERA number GGM/338/70/2019/32 gives some confidence on delivery.
Bhai, exactly my thoughts! I was looking at ROF Amaltas too, but rental yields in that area seem really low compared to the property price. Mere ek friend ne Badshahpur mein liya tha, usko bhi same issue aa raha hai. It's tough to make sense of the market now.
Yeah, it's a tight spot. EMI jaa rahi hai, aur rental income utni nahi hai.
Totally, U2! Badshahpur ka bhi same haal hai. Builders promise the moon, but ground reality is something else. I'm just worried if I'll even recover my principal in 5 years.