NRI trying to invest in Bengaluru remotely – this is hard
₹97.73 lakh for a 2BHK in Subram Jade Gardens, Bengaluru – is this a good entry point for investment? I'm based in Dubai, can't do site visits easily, so relying on community insights. My main concern is the builder's track record on delivery timeframes for under-construction projects. Subram Builders ka reputation kaisa hai for timely handover? Any experiences with their past projects? Also, what's the realistic rental yield expectation for a 2BHK in that area? I need to factor in property management costs too. Is capital appreciation still strong, or have prices reached their peak? Not sure about the liquidity of the resale market for this project. What does the community think about this as a long-term investment, especially considering remote management and power of attorney requirements?
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It's a tough call. The price range of ₹98 L – ₹1.2 Cr suggests 97.73L is at the lower end, which might be a good entry point if the builder delivers. But the delivery risk is real. For long-term, Bengaluru real estate usually holds value, but don't expect crazy returns overnight. Have you checked reviews specifically for Jade Gardens?
Yaar, capital appreciation in Bengaluru has slowed down a bit post-pandemic boom. Prices haven't exactly peaked but the super-fast growth is gone. Liquidity for resale in under-construction projects is always tricky, especially for projects with 175 units. Plus, if you're in Dubai, selling it remotely with PoA can be a nightmare. My friend tried selling his flat in Adigara Kallahalli remotely and it took forever, plus he had to fly down for registration.
I've been tracking Subram Builders for a while. Their project near Akshayanagar also faced significant delays, almost 1.5 years beyond RERA date. So, delivery timeframe is a genuine concern, especially for an NRI. What's the per sqft rate coming out to be at 97.73L for a 2BHK? Also, for remote management, have you looked into property management companies? They typically charge 8-10% of rental income, which eats into your yield. What's your expected rental income after these costs?
Yes, property management costs are a big factor. I used one for my flat in Whitefield when I was abroad, they charged 10% of rent plus a one-time setup fee. My 2BHK was giving 28k rent, so 2.8k gone right there. Plus, maintenance charges. It really cuts into the 'passive income' dream. For NRI, it's almost a necessity though, especially for finding tenants and dealing with repairs.
If it's a 1000 sqft 2BHK, then 97.73L is almost 9773 per sqft. That's decent for Bengaluru, but not a steal. I saw a similar project in Aishwarya Crystal Layout for around 9500-9600 per sqft.
Actually, that RERA number (PRM/KA/RERA/1251/309/PR/210804/004238) means it's legit, and 2026-12-01 possession date is still a bit far, so there's time. For NRI, remote management will be an issue, but rental yields in this area are decent. I know someone who got 30k for a 2BHK nearby.
Bhai, 97.73 lakh for a 2BHK in Subram Jade Gardens sounds a bit steep, especially if it's under-construction. Subram Builders ka track record, from what I've heard, isn't always the best for timely delivery. My cousin had issues with their project near Aavalahalli, got delayed by almost a year.
RERA helps, but penalties are often small compared to builder profits. They still delay.
But bhai, RERA is there now. Builders can't delay as much as they used to, right?
Totally agree. My brother booked in their Agrahara Layout project, same story. Delays, delays, delays.