Hi all
I want to thank IREF and all members / mods (especially Mithun and RA) for the all help and inputs towards my efforts in house hunting in Pune.
After 2 years of secondary research and primary ground work (despite being out of pune) on forums like IREF, I have finally purchased an apartment in Pune.
I want to put down my experiences so that newer members / those looking for an apartment in relevant areas benefit as well!
My purpose: Initially an investment but possibly an early retirement abode
My focus: Areas in Central / East Pune which are developing well yet are accessible - Hadapsar (around Magarpatta), Phursungi & Kharadi
My situation: After 2 years of research and advice, i zeroed in on the above 3 areas as target geographies for house hunting.
Finally, flew down to Pune with only 2.5 days in hand, not only to zero in on a good project but also book it (so that i could complete the Power of Attorney and other formalities wherein specific apartment details are required)
Day 1: Hadapsar:
I like the area around Magarpatta and thought that it would be good idea too look at periphery (area where DSK sundarban / Amanora etc. are located).
Kumar Purva: i had a lot of positive impression about this project before coming down and it was definitely one of my shortlisted projects. However, was disappointed - the approach road from Solapur highway was narrow and like travelling in a small town. When i reach the place, i saw that the entire area is dominated by some local fellow (lands owned by him / rented out to Pune Bus Transport etc. for depot etc.). Kumar Purva is an ok project, with nice facilities. But what looked fishy to me is that in all the buildings, 10-12 flats were owned by the local fellow! and the land in front of the project hosts his bungalow as well. I was still ok with the project with a decent floor plan and a 2 bhk in the range of 65 l (total package). Was about to leave the building in order to review other projects. But thankfully, happened to speak with a young fellow there before leaving - and realized college hostels are being run in the complex in rented apartments! one building for girls and other for boys. That was it for me and i left...
DSK Sundarban: Again, based on internet research, this was one of one of my shortlists. The approach road was again narrow, semi-pucca and not maintained. The project turned out to be a very old looking complex. The crowd was really mid market at best to say.. And the building corridors reminded me of chawl system in old Mumbai. Affordable (resale 2 bhk in 50s L) but didnt like it a bit.
Another developing project on the same road just before DSK Sundarban, dont remmember the name but it was quite expensive (large flats in the range of 70s Lacs). Didnt find the nearby infrastructure worth it.
Unable to make progress, connected with a broker who took me to Kalpataru Serenity - A great project in a horrible location. Felt like traversing a town to reach the place. But the project was good from inside. The builder was offering stamp duty / reg off so was getting a 2 bhk in 53 L range as a one time offer for bookings for next few days (the offer still continues till today btw). Not impressed with the location and the surroundings, i walked away.
Last visit for the day - Kumar Park Infinia. Drive down the solapur road is good. Even the road from solapur towards phrusingi fine (on which SP infocity is located). The unfortunate part begins when you exit to the approach road of Park Infinia.
Overall, the project is beautiful! I havent seen many projects like this one. Its very green, huge spaces inside, world class amenities and a paradise in itself. However, the key issue is the approach road and surroundings of the project. I visited the approach road multiple times (day / evening / night) and also looked carefully at the surroundings. Unfortunately, i was disappointed... The approach road is mushroomed by lower middle class dwellings and crowd. The shops / people that i noticed were not of type that i would prefer to be surrounded by. Also, the project is surrounded by Basti all around it. I really felt uncomfortable buying a flat there for self stay.
Probably, thats the reason why they have built the project so well from inside. .. a 2 bhk for less than 50L.
My 1st day ended with fatigue and despair!
Day 2: Decided to fall bank to my other option - Kharadi
Left early in the morning and was welcomed by the Mula Mutha river and the bridge to Kharadi from Magarpatta road. Like the smell and sight of what i saw on the road once I crossed the bridge! Nice, clean, wide roads that finally depicted a well planned and developed side of Pune! Impressed by the infrastructure, i moved ahead with enthusiasm and began my hunt with:
Projects on Old Mundhwa road (wadgaon sheri side on the road where Bollywood e square is located) -
Didnt see too many projects here as the area didnt seem as great as what i had expected from Kharadi. Saw this project called Tatva. Decent project, good plans, few flats available at an ok price ( i think around close to 60 lakhs if i remmember correctly). But the area is congested, slightly old and the road worsened as we went further (small industries / garages and a beer / desi bar near Tatva). Kept Tatva as one of the last options on my list and moved on...
Next, a broker took me to to Acolade - Nice but old complex where a resale 2 bhk was costing more than 75 L (without stamp duty registration). Too expensive + the approach road was very narrow. Didnt bother to check everglade. couple of more projects are coming up in the vicinty but too expensive for a location that will be limited by a narrow approach road.
The broker then took me to Uttam Plaza and showed me a resale flat in a 5 year old building on Mundhwa - Kharadi main road itself. Great location and affordable resale flt for 53 lacs. The building seemed old n not well maintained though. And lack of amenities in the project. Yet, the location and the price definitely meant that i shortlist this one!
Finally, i moved towards the area that i was desperately wanting to check - the EON IT park side of Kharadi. Awesome roads from Reliance Fresh onwards... great infrastructure that should sufficiently support quality of life for atleast a decade or two more from now (if not more than that...) Nice, cleanly planned buildings boosted my morale finally.
Saw EON and liked it! Saw WTC too and liked it even more :) . The broker took me to Gera Emerald (North). Old complex but really well maintained! Nice, tall buildings with good family crowd and basic amenities. The best part was the apartment itself - 1225 sqft area, the most spacious rooms that i saw in my 2.5 days in Pune. Great views too. Simply fell in love and thought of closing the deal instantaneously. The owner was asking for 64 L (cost without stamp duty and registration) but i knew that i could bring him down to 60 L.
Greedy for more, i asked the broker to show me a flat in Gera Emerald South which is relatively new project (3-4 years only) but couldnt find any flats there. Left with the Gera Emerald North Flat on the top of my shortlist.
Thereafter, i surveyed the Dhole Patil road:
Ganga Constella : Too old and small flats. Didnt care to inspect
Gracia: only one flat left on first floor + buildng entrance / gate not on the main road but on a very narrow side road. Else, a decent project in the 65 Lakh range (total package)
Mount n Glory: Saw few flats and like them - in the range of 60-62 L (without stamp duty reg. etc). Allright complex with good residents. But they have some issues with one of the building being disputed and the amenities promised have also been not built (e.g. swimming pool). Again shortlisted the flat, but not on the top unlike Gera Emerald.
Vascon forest county - looked like a great project but knew that was completely out of my budget and hence didnt bother to check it
Urban Nirvana: Location slightly inside, near the basti / low cost housing that starts immediately at the end of Dhole Patil road till the Nagar road. Nice complex with decent Amenities - the owner was asking for 65 L (without stamp duty, registration). Overall ok but 3 disadvantages - location slightly off, views were not that great & price was higher than what it deserves... So moved on..
Alcon Renaissant: A pet project that i had my eyes on since the last one year! And boy it didnt disappoint me. One of the better projects on Dhole Patil road with great amenities and construction quality. Loved the project but the price was a difficult one - 72 - 73 Lakhs for a 2 bhk of 1050 / 1070 sqft i guess. So the rate was high. The only other point that was bothering me was the basti / low cost housing that begins immediately after Alcon till the Nagar road ( i think this is called as Tulaja Bhawani Nagar). Yet, this was one of the final shortlists along with Gera! Difference here being that i was getting a brand new apartment in a great project with nice amenities (as compared to Gera which was a 10 year old society with basic / no amenities but a larger apartment at 10 Lacs lower)
Ended my day here and i must say that i was completely drained.
Day 3: Morning, was planning to revisit Alcon and book the apartment. But thought of looking at other 1-2 small projects as well. When i went to Alcon, again i made it a point to speak with one of the residents. He gave positive feedback too but also recommended checking out Vascon Forest County and Kolte Patil Downtown. By now, i only had couple of hours left before i had to return from Pune.
With an never say die spirit, went ahead and ventured onto the fountain road to check Downtown. Fountain road completely impressed me and there was no comparison vs. Dhole Patil road. I think this is a 4 / 6 lane wide road and connects directly from EON on one side to Nagar road on the other.
Beryl and Cheryl were bang on the main road (not sure about Langston / Senona etc.). The sales lady suggested Cheryl keeping in my my budget. Liked the project - nice spacious 1160 sq ft 2 bhk with good amenities.
Some of the key advantages that made it a no brainer for me :
The location and surroundings - Nice views, vast acres of open, nice, clean and green spaces that would at best be developed in a planned way in future. The entire area around this road is open / un developed and free from basti / slums / cheap localities etc.
Infrastructure: As mentioned above, loved the Fountain road. Good roads are the best indicators of an upcoming residential hotspot. There's already an IB school in the township and another ICSE / CBSE school to come up in near future.
Connectivity: Few hundred metres to Nagar road with wide roads all around...
Overall, I could just visualize how this entire area would develop into a prime residential hub in say another 5-7 years. Great not just for investment but also probably a very good place for self stay.
Lastly, Kolte Patil atleast sounded like a trust worthy builder whom i could give a booking amount cheque without too much of a concern.
That's it - booked the apartment "just-in-time"! It did cost me a bomb in the 75 Lac price range (total package) for 1160 sqft apartment. But i personally feel that its absolutely worth it!
I hope that the above narrative and my inputs help prospective buyers / newer members in their house hunt the way a lot of senior members helped me on this forum
Cheers to the spirit of IREF!