Upgrading to 3BHK in Pune is a massive overpay.

Panchshil ka track record toh theek hai, but their premium is always high, especially for new projects. Have you checked other builders in the same vicinity like Kolte-Patil or Godrej? Sometimes even 500-700 sqft extra space can cost a fortune, and you're paying for the brand and amenities, not just the carpet area. My friend bought a 3BHK in Akurdi two years ago for almost 1.5 Cr, and he thinks he overpaid, even though it's appreciated. So, it's not just about NIBM, it's about the overall market sentiment and builder's pricing strategy

I was in a similar boat last year. Ended up buying a 3BHK in Amanora Park Town. It was slightly less than 2 Cr then, but now prices have also shot up there. The issue isn't just NIBM, it's Pune's overall premium segment. Builders are holding firm, and with input costs rising, they aren't dropping prices. For me, the extra space was a necessity, not just an investment for appreciation. What's your primary driver for upgrading?

Bhai, market abhi theek nahi hai. Hold karo thoda.

See, it depends on your definition of 'worth'. NIBM Road has a certain premium attached due to its proximity to IT hubs, good schools, and generally better planned infrastructure compared to Pimple Saudagar's older pockets. Appreciation might be slower now due to market saturation, but long-term, it holds value. Just don't expect a quick flip. Have you checked other areas like Undri or even further out towards Ambegaon Budruk for similar configurations?

Totally agree. NIBM Road prices have gone insane. 2 Cr for a 3BHK? That's almost what you'd pay in some parts of Mumbai! I'm also in a 2BHK and looking to upgrade, but this makes me rethink everything. Pimple Saudagar is still much more value for money.