MMR The Orabella: What's the real resale story?
Secondary market liquidity is often overlooked by new investors, especially for completed projects like MMR The Orabella. I'm trying to gauge its actual resale potential now that it's delivered. From my experience, a builder's track record is crucial; it impacts future capital appreciation and exit strategy. Is anyone here actively tracking real transaction prices for Orabella units? The listed prices are one thing, but what are the actual closing deals like? Also, what's the general sentiment about MMR's project delivery consistency for their other developments? I've seen some mixed reviews. For an investor, knowing the true resale-value and liquidity is paramount. Any insights on price-trend for specific BHKs or preferred blocks would be super helpful. Hope this helps someone looking to invest.
Comments
So, the general consensus is that Orabella isn't a great investment for quick returns. What about for end-use? Is the living experience good there?
Noida's current market conditions are also playing a role. While some premium sectors are booming, projects like Orabella in areas slightly off the main expressways often face liquidity challenges. I've seen similar issues in projects around Alistonia Estate where buyers are stuck. What are the actual per sqft closing prices people are seeing? Is it even touching ₹5000/sqft?
Sahi kaha U7. For a 1BHK, the effective per sqft often looks higher but that's because of the smaller ticket size. Larger units, like 3BHKs, are even harder to move if the project's overall perception isn't great. People are getting desperate sometimes.
U7, ₹5000/sqft toh mushkil hai. Most deals I've heard are in the ₹4200-₹4500 range, maximum. And that too after a lot of negotiation.
The post makes a crucial point. For MMR The Orabella, I've tracked some listings. A 2BHK (around 900 sqft) that was initially bought for ~₹55 L is now struggling to sell above ₹58-60 L. This is barely 5-10% appreciation over 4 years since possession (2020-12-01). Considering the total units are 150, the market isn't that deep. This is a common issue with projects where the builder doesn't have a strong resale reputation. It's not just about the listed price, it's about what actually closes.
Sahi baat hai, liquidity is key. I almost invested in one of MMR's earlier projects near Alpha II, Greater Noida, but backed out after hearing about delays. For Orabella, since it's COMPLETED (Possession date: 2020-12-01), the question is more about post-possession appreciation. Are people actually getting good returns after 2020?
Absolutely, U3! My friend bought a 1BHK in Orabella for around ₹38L in 2018. He's trying to sell it now, but the offers he's getting are barely ₹40L. That's a very low appreciation for 6 years, especially with inflation. The RERA number UPRERAPRJ7156 is there, but real market value is different. He's worried about getting stuck, saying the market in Ajayabpur area hasn't picked up much for smaller units.
U3, returns toh door ki baat hai, kai log toh apna principal bhi nikalne mein struggle kar rahe hain. My cousin bought a 2BHK there for ₹45L, now listed at ₹48L, but no serious buyers. Builder ka reputation ka asar dikh raha hai.
Yaar, MMR The Orabella ka resale potential toh mujhe bhi doubtful lagta hai. Builder ka track record mixed reviews wala hai, isliye thoda darr lagta hai. Kya actual deals mil rahi hain wahan, ya sirf listing price hi high hai?