UPAVP Ganga Yamuna Enclave: Resale market kitna active hai?
Budget finalised, loan pre-approved – now looking at UPAVP Ganga Yamuna And Hindon Enclave for an investment. Currently in a 2BHK, thinking of upgrading to a 3BHK or villa for better appreciation. This project is completed, so possession ka tension nahi hai. But I'm wondering about the actual resale potential. Is there an active secondary market here, yaar? Price movement since launch ka kya scene hai? I saw some listings around ₹70-80L for a 3BHK, but I'm not sure if that's the real deal. Also, investor ratio kitna hai? Don't want to invest in a ghost society, you know. Any real experiences with reselling properties in this project? What kind of capital appreciation have people actually seen? Need some honest opinions before I make the jump. Is the premium justified?
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I checked the RERA portal (UPRERAPRJ11354). Possession date was 2019-02-28. So it's definitely complete. Total units are 639. The price range from ₹48 L – ₹1.6 Cr is quite broad. Does anyone know the average price per sqft for a 3BHK now? And what about maintenance charges, are they reasonable?
For a 3BHK, I was quoted around ₹4500-5000 per sqft recently, but that was for a higher floor. Lower floors might be cheaper. But this was from a broker in Ghaziabad, so take it with a pinch of salt. Current market is a bit slow for resales.
Maintenance charges are around ₹2.5-3 per sqft. Not too bad actually.
Dekho, I know someone who bought a 2BHK there for ₹48L at launch, that was back in 2017-18. Now they are struggling to sell it even for ₹60L, which is hardly any capital appreciation in 6-7 years. The listings might show high, but actual transactions are usually lower. The investor ratio is definitely high, I've seen many vacant flats. It's not a ghost society, but occupancy is not 100% like other private builders. Just check the water and electricity bills of common areas, that'll give you an idea of occupancy.
Hey, I'm also looking at UPAVP Ganga Yamuna Enclave! The location near Hindon river is good, and it being completed is a huge plus. No RERA delays, that's a relief. For 70-80L for a 3BHK, it sounds decent if the build quality is good. What's your budget range exactly for this upgrade?
Resale potential? Bhai, UPAVP projects ka track record toh mixed hai, especially for investment. In that price range, getting buyers can be really tough. I've heard stories about liquidity issues in similar government projects, people struggling to exit even after years. Are you sure about the appreciation part, or is it more for self-use long term? Don't want to get stuck with an illiquid asset, that's my biggest fear as a first-time buyer.
I think the appreciation depends on the specific project. Ganga Yamuna is in a good spot.
Sahi kaha, UPAVP projects are generally for self-use buyers. Investors don't see quick returns. The premium for being completed might not be justified if the appreciation is slow. I'm also nervous about this, thinking of holding off.
Exactly! My uncle bought in another UPAVP project near Abhay Khand, and it took him ages to find a buyer. Liquidity is a real concern.