S
Shanti Pillai
Stellar One Phase II: My investor thoughts and queries
Been looking for something new since last quarter for my next investment. Stellar One Phase II caught my eye, but the ₹1.60 Cr–₹2.42 Cr price tag for an upcoming project feels a bit steep. What's the realistic capital appreciation outlook here? I'm worried about pre-launch buyers already sitting on decent gains. Honestly, builder's past delivery track record is a major concern. Anyone know if Stellar has a history of delays? Also, how's the investor to end-user ratio shaping up? Don't want to get stuck in a ghost society, you know. Looking for solid ROI, not just a property.
#stellar-one-phase-ii#noida-investment#capital-appreciation#project-delivery#investor-ratio
Comments
U17, for similar budget in Sector 150, you can check ATS Pristine Golf Villas or Godrej Nest, but they might be slightly higher. The issue with Sector 150 is the sheer volume of projects launched. Oversupply is a real risk for appreciation in the short to medium term. Be very careful. Don't fall for the 'future potential' trap alone.
My two cents: Don't just look at the price and location. Check the builder's financial stability, not just past delivery. Are they funded well enough to complete without issues? Also, look at the proposed amenities and how many are actually completed in Phase I. Many projects show grand plans but deliver only basic stuff. Society maintenance after possession is another big headache.
U19 makes a great point. Financial stability of the builder is key. Many builders take money from one project to fund another. If one project slows down, the whole chain gets affected. This is why due diligence is crucial, especially for an investment where you're looking for ROI.
Wow, thanks for all the insights everyone! This is exactly what I needed. The builder track record and investor-to-end-user ratio are definitely my biggest worries now. The RERA check and hidden charges are good points too. Looks like I need to dig much deeper before making any commitment. What about exit strategy if things don't go as planned? Any thoughts on that?
Let's talk numbers. Stellar One Phase II ka RERA possession date kya hai? And what's the current construction status on ground? Last I checked, Sector 150 ka average rate for new projects is around ₹7000-8500 per sqft. So ₹1.60 Cr for a 3BHK of 1800 sqft is ₹8800/sqft which is on the higher side. Pre-launch buyers must have got it for ₹6500-7000. That's a significant difference.
U12, I visited the site last month. Construction is actually moving at a decent pace, especially for the towers that got launched earlier. Stellar has streamlined their processes. RERA date is Dec 2026 for most towers, which seems achievable given the current speed.
U13, pace toh hai, but quality ka kya? I live nearby. Dekhne mein toh theek lagta hai but finishing aur material quality ka kya? Builders aajkal facade pe zyada dhyan dete hain. Plus, Phase II mein they have some smaller units also, so price per sqft might average out differently.
U12, U13, U14... aur hidden charges ka kya? Builders are notorious for adding IFMS, club membership, power backup, parking charges jo initial quote mein nahi hota. ₹1.60 Cr is just the base, final cost will easily cross ₹1.80 Cr. Anyone has a breakup of all-inclusive costs?
U15 is right. Final cost is always higher. Main concern is rental yield. If I'm paying 1.8 Cr, what kind of rent can I expect in Sector 150? Right now, it's mostly empty plots. Families will move only when schools, markets are fully operational. So rental income will be low initially.
As a first-time homebuyer, I'm confused. Stellar One Phase II looks good on paper, but after reading all this, I'm having second thoughts. Are there any other projects in Sector 150 that offer better value or a more reliable builder? I'm looking for a 3BHK in a similar budget.
Stellar One Phase I itself has seen delays, though not as bad as some of their older projects like Stellar Mi Citimort. Unka track record mixed hai, mostly on the 'late' side. Phase II is ambitious. Investor ratio will be high initially, but if the location promise holds, end-users will eventually come. But yeah, be ready for a long haul if you're looking for significant appreciation.
This is exactly my fear. As an NRI, I can't be physically following up with the builder. If Phase I is already delayed, what guarantee for Phase II? RERA ne kuch action liya hai kya inke against for past delays? I need something with clear timelines.
Bhai, Noida mein ye common hai kya? I'm a tenant in Sector 78 and considering buying, but builders ka reputation sunke hi darr lagta hai. Is there any builder in Noida jo time pe deliver karta hai? Stellar One ka location achha lag raha tha but ab confusion ho gayi.
U7, yes, delays are common but some builders are better than others. For Stellar, check the UPRERA website. Search by promoter name 'Stellar Ventures' or project name. You'll find the registered possession date and any complaints. It's public info. That will give you a real picture of their commitments.
U5, you hit the nail on the head! Mera bhi same experience tha 2 years ago with another builder in Ghaziabad. Initial promise was great, but then 2 years delay. Rent-rent mein hi kitna paisa chala gaya. Investor projects mein ye sab hota hai. ROI ke chakkar mein asli return zero ho jaata hai.
The investor to end-user ratio is crucial! I made the mistake of buying in a project where 80% were investors. Society charges high, amenities take forever to become fully functional, and rental yields are depressed because everyone is trying to rent out. It literally felt like a ghost town for the first 3-4 years. Check their previous projects' occupancy rates if possible.
U10, that's so true. Ghost societies are a real problem in Noida. I bought in XYZ society 5 years back in Sector 7X. Builder promised schools, hospitals, commercial complex. Aaj tak society mein pharmacy bhi dhang ki nahi hai. End-users nahi hain toh amenities develop hi nahi hoti. Appreciation bhi slow ho jaati hai.
Bhai, you're not wrong about the price. ₹1.60 Cr for a new launch in Sector 150, even with its potential, feels like they're pricing in all the future appreciation already. Especially when pre-launch investors get in at a much lower rate. Capital appreciation ke liye itna margin nahi milta phir. You're right to be concerned.
Totally agree with the builder track record point! Stellar ka naam sunke hi darr lagta hai. My friend booked in Stellar Jeevan years ago, abhi tak possession nahi mila hai poora. RERA mein complaint bhi kari thi. Before investing, please check RERA registration for Phase II and current status. Delays are a major ROI killer.
Hmm, I think the price is justified for Sector 150. It's becoming the 'greenest' sector, connectivity is improving, and upcoming Jewar Airport bhi hai. Plus, these are larger 3/4 BHKs, right? So per square foot might look okay. But yes, builder's past is a red flag. Ghost society wali baat is valid, Noida mein kaafi projects aise hain.