S
Sunita Oberoi
My Greater Noida West property hunt: prices & reality check
Greater Noida West — been looking at properties here for months. My budget is around 70-80L for a 2BHK, maybe a small 3BHK. Builders like Gaursons or ACE are coming up. Prices seem steep, honestly not sure if they're justified. Is the appreciation potential real with Jewar airport, or is it mostly hype for first-time buyers like me? What's the actual vibe living there day-to-day, especially with infra still developing? Any long-term residents can share their experiences? Also, worried about project delays.
#greater-noida-west#first-time-buyer#property-prices#investment-potential#project-delays
Comments
Just to add, check the builder's reputation for maintenance post-possession too. Some builders wash their hands off after handover, and societies struggle with common area upkeep. It impacts your living experience directly.
Overall, Gr Noida West is a mixed bag. Good for long-term hold, decent value for money compared to Noida proper, but be prepared for infra development to take its sweet time. And vet your builder like your life depends on it!
So, U1, what's your next step? Any specific projects you've shortlisted after all this discussion? Don't rush into anything, research is your best friend here.
My advice: if it's your first home, don't overstretch. The EMI burden will be huge. Look for a project that's already 70-80% complete. That way, you reduce the risk of delays and can see the actual build quality.
U7, that's solid advice. Ready-to-move-in or near-completion projects are always safer, even if they cost slightly more. The mental peace of not dealing with builder delays is priceless.
What about the 5% GST on under-construction properties? Does that make ready-to-move-in properties more attractive now, even with a premium?
U9, yes, absolutely. The GST component adds a significant chunk to the cost. For ready-to-move, you save on GST and also on rent if you're currently paying. It's a no-brainer if you find a good RTM unit.
One crucial tip for first-time buyers: Don't just look at the carpet area. Check the super built-up area and the loading percentage. Some builders have very high loading, which means you pay for a lot of common space. Also, confirm amenity completion before possession. Swimming pool, gym, club house - often delayed.
Thanks everyone for the insights! So many good points to consider. The RERA check and builder track record seems paramount. And the infra issues are more widespread than I thought. Maybe I need to recalibrate my expectations or stretch my budget a bit.
U1, recalibrating is key. Or look at resale in slightly older but well-maintained societies. Sometimes you get more value there, plus the infra is already established. No surprises.
Exactly U2. Resale can be a good option if you are okay with slightly older construction. But check for structural issues and society maintenance charges very carefully. Some older societies have very high maintenance.
Is anyone aware of the status of the Noida Extension metro line? Last I heard, it was supposed to connect to Sector 71. If that comes through, it will change the game for daily commuters.
U5, FNG kab se ban raha hai! I wouldn't hold my breath for either of them to complete soon. It's always 'under progress' for years. Better to plan assuming no metro for the next 3-4 years.
U4, metro ka toh pata nahi, but the DND-FNG link road is progressing. That will ease traffic to Noida and Delhi significantly. That's a more tangible development right now.
For the original poster: 70-80L is tight for a new 3BHK in a good society. You might get a resale 3BHK in some older societies, but check maintenance and amenities. Also, consider the specific sector. Some are better connected than others.
Infra developing toh hai, but it's like a never-ending saga. Metro connectivity is still a distant dream for many parts of Gr Noida West. Bus service is improving, but not reliable enough for daily office commutes to Delhi. You'll be spending a lot on fuel/cabs.
I moved here 2 years ago from South Delhi, and honestly, the air quality is much better. Space is a luxury we couldn't afford in Delhi. Yes, infra is behind, but for a family, it's peaceful. My kids have open spaces to play. It's a trade-off. For 70-80L, you can get a decent 2BHK. Don't expect miracles on appreciation, but it's stable.
Day-to-day vibe? It's improving, slowly. Roads are better now, some local markets have come up. But for bigger shopping or entertainment, you still need to drive to Noida Sec 18 or Vaishali. Public transport is still a pain, car is a must. And power cuts are still an issue in some areas.
As an NRI looking to invest, I see potential in Gr Noida West. The proximity to Jewar and proposed metro connectivity makes it attractive for long-term hold. But rental yields are not that great yet. Most people buying are end-users. For 70-80L, you can definitely get a good 2BHK if you negotiate hard.
U10, true that. Rental yields are 2-3% max, not ideal for pure investment. But for capital appreciation, it's decent. I'm holding a 3BHK in a society near Kisan Chowk, bought for 55L in 2017, now market is 75-80L.
U11, Kisan Chowk is good. But the issue is the sheer number of unsold units. That keeps a lid on price appreciation sometimes. Builders need to clear inventory first.
Project delays are a HUGE concern. My friend booked with XYZ Builder (won't name but rhymes with 'Bliss') 6 years ago, still no possession. RERA has helped a bit, but enforcement is slow. Always check the RERA dashboard for project status and complaints before even visiting the site.
Absolutely! Aur sirf RERA registration number dekhna hi kaafi nahi hai. Us builder ke baaki projects ka bhi history check karo. Kitne projects time pe diye hain? Kitne complaints hain?
U15, good point. I also recommend checking online forums and Google reviews. Not just for the project, but for the builder group as a whole. Sometimes the smaller projects get completed on time, but the bigger ones get stuck.
U13, haha, I know exactly which builder you're talking about! Their track record is abysmal. Always check the RERA completion date vs. actual construction progress. Builders often get extensions.
Bhai, you've hit the nail on the head! Exactly my dilemma. I'm also looking in that budget, maybe a bit higher, and the 2BHKs feel overpriced. Jewar ka buzz toh hai, but for end-use, I'm worried about the daily commute to Noida/Delhi. Infra is definitely a concern. Kya lagta hai, 5 saal mein settle ho jaayega sab?
Honestly, 70-80L for a decent 2BHK in Gr Noida West is now the new normal, especially for societies closer to Crossings Republik side. Gaursons aur ACE ke projects toh expensive side par hi milenge. For a small 3BHK, you might have to stretch to 90L+ ya fir thoda andar ke sectors mein dekhna padega.
U3, 90L+ for a 3BHK? That's almost Noida Expressway rates! Is the connectivity really that good to justify it? I thought Gr Noida West was supposed to be the affordable option.
U4, exactly! Affordability is a myth now. Builders have hiked prices significantly post-pandemic, citing construction costs and demand. Jewar airport has just added fuel to the fire. Ab toh investor bhi soch raha hai itne price mein kya return milega.
Appreciation potential is definitely there, but it's not a guaranteed 2x in 5 years. It's more of a steady growth market now. For first-time buyers, focus on RERA registered projects with good track records. Delays are real, my brother is still waiting for possession in a project launched in 2017!
U6, which project is that? Name and shame, bhai! We need to know who to avoid. Builders play with our hard-earned money.
U6 is right. Don't fall for glossy brochures. Check builder's past projects, talk to current residents. I bought a 3BHK in Sector 10 for 65L in 2018, now it's valued around 85L. Steady, not spectacular.