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Deepak Negi
Shapoorji The Dualis leaves zero upside for pure investors
Been tracking Gurugram launches since late 2023 from Dubai, and ticket sizes have gone totally crazy. I'm evaluating Shapoorji Pallonji The Dualis, quoted around ₹5.85 Cr to ₹7.39 Cr. Since I'm based abroad and can't do a site inspection myself, relying on broker promises feels very risky. Brand track record is decent, but under-construction delays hamesha tension dete hain. Main worry exit liquidity ki hai. In 5 years, who will buy this unit in the secondary market when rental yield is barely 2.5%? Honestly not sure if the appreciation is already maxed out... Am I the only one seeing this risk?
#shapoorji-pallonji#the-dualis#nri-investor#rental-yield#exit-strategy
Comments
Sahi baat hai, numbers sunte hi darr lagta hai. Did you finally decide to drop the plan or are you still negotiating with them for a better payment plan?
I am also in two minds yaar, broker is pushing hard saying price revision next month aane wala hai. But seeing everyone point out the 2031 date, I might just look at ready-to-move options instead.
Mere ek relative Baliawas side dekh rahe the luxury segment mein, and even HNIs are hesitating with this endless under-construction horizon. Aap 2031 tak money lock kar doge, inflation adjust karke calculate karo toh zero real return bachega. Upfront 10-20% dekar fasna is my biggest nightmare, so your doubt is 100% valid. Har koi broker bas 15% annual appreciation ka sapna bech raha hai aaj kal.
5.9 Cr entry price dekh kar hi nervous breakdown hone lagta hai, being a first-timer this is way beyond my comfort zone.
Honestly I was also considering this project because brand name Shapoorji Pallonji sounds reliable. But total units are only 198, which keeps density low, so my broker argued it will stay exclusive. Still, my anxiety is peaking with these luxury ticket sizes in Gurgaon right now. How does this compare to other stretches nearby?
Wahi toh dar hai! We checked properties near Baharampur Naya also, and local brokers were admitting that re-sale for anything above 5 Cr is moving at a snail's pace right now. Investor upside truly looks completely squeezed out.
Airport Road (Gurgaon side) has seen crazy price hikes recently, but mostly people are buying for self-use there. 198 units sound nice on paper for exclusivity, par agar 5.9 Cr se 7.4 Cr laga kar exit hi na mile toh exclusive luxury ka kya karenge?
Bhai you literally said what I was scared to say out loud. 6 to 7 Crore for a first home or even an investment feels crazy, especially jab secondary market mein buyers milna itna tough ho raha hai. Did the sales rep give you any timeline for actual structural work starting?
Dec 2031? Yeh sunkar toh meri saari himmat khatam ho gayi bhai. Being a first-time buyer with strict budget limits, itne saal EMI plus rent bharte rahe toh hum toh road pe aa jayenge.
I spoke to their team last week, they showed me the RERA document RC/REP/HARERA/GGM/939/671/2025/42. Possession date listed on it is 2031-12-01, so nearly 6-7 years away! Sunte hi mere hosh udd gaye yaar.
On one hand, Shapoorji is a massive corporate name so completion risk might be lower compared to shady local builders. But on the other hand, locking in ₹5.9 Cr to ₹7.4 Cr right now leaves literally zero room for error if the Gurugram luxury cycle cools down in 3-4 years. Did you finally decide to drop the idea or are you still negotiating with your broker on payment plans?
Baharampur Naya side bhi rates are soaring, but paying 7 Cr for an under-construction unit makes me extremely nervous. Has anyone here actually visited the site recently or spoken to people who booked in the initial phase?
Aapne bilkul sahi kiya visit karke. Even I was feeling FOMO seeing all the ads, but hearing this ground reality makes me want to pause and rethink.
I visited the general area last weekend. Honestly, ground level pe it is still very early stage since it is registered as ongoing under RERA just recently. Sales team was very confident about elite crowd and exclusivity, but seeing mostly empty land with a 2031 date gave me cold feet. I asked them about realistic rental figures and they had no clear answers, just vague projections about high-net-worth tenants.
Low density sounds nice on paper, but only 198 units also means high monthly maintenance costs later on since expenses get divided among fewer owners. If you are sitting in Dubai without local family to inspect progress, this is too high stress. Better to look at near-possession inventory.
To answer your question about the timeline, I just checked Haryana RERA website today. RERA number is RC/REP/HARERA/GGM/939/671/2025/42 and the registered possession date is 2031-12-01. Matlub almost 6 to 7 years from now, not 5 years. For an under-construction unit in the ₹5.9 Cr to ₹7.4 Cr bracket, waiting till late 2031 while paying EMIs feels scary for a first-timer like me. What if construction gets delayed further?
Sahi mein, 2031 is way too far. I made a huge mistake two years back listening to an agent who claimed connectivity near Baliawas would double prices overnight, and my money is still stuck in an ongoing project with zero movement. Agar brand delay karta hai toh home loan interest hi saara profit kha jayega. Is the low density of 198 apartments really enough to justify paying this ₹5.9 Cr base price?
2031? Baap re, that is almost 2032 practically. Meri toh himmat hi toot gayi yeh sunke lol.
Bhai 6-7 Cr is huge money, and looking at the current Gurugram frenzy, every builder is pricing in 2030 rates today itself. Honestly I am also very confused because my broker was pushing this so hard last week saying boutique luxury project hai with only 198 units total. Par agar 5 years baad exit nahi mila toh pura capital block ho jayega na?
Wait, did anyone check the exact possession timeline on the portal before calculating 5-year exit? RERA pe date kya likhi hai?
Exactly what keeps me awake at night yaar. I was checking around Badshahpur and SPR recently, and secondary market mein itne high ticket pe buyers dhoondna bahut tough ho jata hai. If yields are 2.5%, no sensible end-user will touch it at a premium from an investor.