2026 Update: Bhartiya City Has Grown Far Beyond This Original 2012 Post
The original coverage below is from 2012, when Bhartiya City had just opened bookings for its first Nikoo Homes phase. Since then the township has expanded considerably — pricing, phase count and amenities below are all out of date. Here’s where things actually stand as of August 2026:
- Now on Nikoo Homes Phase 8 (“Bhartiya Garden Enclave”), at Bellahalli on Thanisandra Main Road — part of the same 125-acre township, roughly 500 units across 6 towers on 11.35 acres, currently at EOI/pre-launch stage.
- RERA: registered under PRM/KA/RERA/1251/309/PR/070526/008628 — verify current status on the Karnataka RERA portal before booking, as pre-launch details can shift.
- Current pricing is nowhere near the 2012 figures below. Nikoo Homes 8 listings show 1–4 BHK units from roughly 93 lakh up to 2.9 crore (703–2,228 sq ft), reflecting both years of appreciation and larger/premium unit formats than the original phase.
- Track record: the township now houses 6,600+ families across its earlier Nikoo Homes phases (2 through 7), which is the more useful signal on execution risk than the “still in planning” concern raised in the original 2012 post below.
Treat the pricing and phase information below this line as historical context from the original 2012 launch, not current figures.
Bhartiya City @ Thanisandra Road
Bhartiya City an integrated township spread across 125 acres has opened the booking for their residential apartments called NIKOO homes. The integrated township will host a high end hotel, hospital, school, entertainment & shopping facilities apart from offices.
Bhartiya City Options (2012 launch)
- 1 BHK
- 2 BHK
- 3 BHK
Bhartiya City Location
On Thanisandra Main Road, near Sobha City.
Key Distances
- MANYATA Tech park – 4 km
- Hebbal Fly Over – 8 km
- MG Road – 13.5 km
- City Railway station – 18 km
- International Airport – 23 km
Bhartiya City Price (2012 launch price — see update above for current pricing)
- 1 BHK – 29 Lakh
- 2 BHK – 39 Lakh to 47 Lakh
- 3 BHK – 64 Lakh
Bhartiya City Investment Plus Points (2012)
- Thanisandra Road is fast developing with a large number of residential projects being launched in that area.
- Integrated townships are a good investment, the township will also host an SEZ offering about 3.7 million sft office space
- Basic Price looks good
Bhartiya City Concerns (2012 — largely resolved; see 2026 update above)
- The project is in planning for about 2 years now
- Being a large project the project execution would be a challenge and one can expect delays in completion of the residential units
Kharab land is so called because it is not cultivable and is classification made for purposes of revenue exemption, Kharab land is also capable of ownership and cannot be regarded as an adjunct to cultivable land which gets transferred along
with the cultivable land. Acquisition of title to the kharab land is similar to acquisition of title to the cultivable land.
The word “Phut Kharab” and ‘pot’ kharab mean and have reference to a land which is
included in an assessed survey number but which is unflit for cultivation. Every pot kharab land does not belong to government. For the purpose of assessment, the uncultivable portion of the land or phut kharab portion of the land is excluded from consideration on the ground that it is cultivable. But it does not cease to belong to the owner of the survey number. In volume I of the Mysore Revenue Manual, the word kharab is explained in this way. The expression ‘phut kharab’ is similar to the expression ‘pot kharab’. That is so, is clear from the Mysore Revenue Survey Manual where at page 68 the words ‘pot kharab’ land is defined thus: “(13). Pot kharab means a piece of pieces of land classed as unarable and included in a survey number”.
The words phut Kharab, therefore, mean and have reference to a land which is included in an assessed survey number but which is unfit for cultivation.
After coming into the force of the Karnataka Land Revenue Act 1964 the word phut Kharab has been defined under Rule 21(2) as under- “during the process of classification, land included as unarable shall be treated as “Pot Kharab”. Pot Kharab land may be classified as follows.
(a) That which is classified as unfit for agriculture at the time of survey including the farm buildings or threshing flours of the holder;
(b) That which is not assessed because, (i) it is reserved or assigned for public purpose; (ii) it is occupied by a road or recognised footpath or by a tank or stream used by persons other than the holders for irrigation, drinking or domestic purposes; (iii) used as burial ground or cremation ground; (iv) assigned for villager potteries.”
Therefore, it becomes clear if the land falls within the category of 21(2)(a) (A KHARAB) it is not a government land, it belongs to the ownership of the land owner. If it falls under 21(2)(b) (B KHARAB) then it belongs to the government and the land owner cannot have a claim over the said land.
CASE LAW ON PUBLIC PROPERTY, KHARAB
Under Section 67 of The Karnataka Land Revenue Act 1964 all Public Roads, Streets, Lanes, paths, bridges, ditches, dikes and fences on or beside the same, the beds of rivers, streams, nallas, lakes, tanks, canals, water courses and all standing and flowing waters which are not property of individuals are the property of the state government.
In Saudagar asul vs State of Kar, reported in ILR 1973 Kar 56. The title to kharab land is clarified by Karnataka High Court. “ Kharab land is uncultivable land classified for the purposes of revenue exemption. It cannot be regarded as adjunct to adjoining cultivable land, which gets transferred along with cultivable land. Kharab land is also capable of ownership which must be acquired in the same way as cultivable land.
Under Section 68 of Karnataka Land Revenue act 1964. Deputy Commissioner is entitled to declare any Public street, Path, Lane, as stands extinguished with suitable notification and prescribed procedure.
Dear All,
I am writing this mail on my personal basis,
All this remind me of those kids playing with one toy and every one wants to play with it, finally one of them pulls the toy and breaks it, and says when I cannot no one should.
Friend as I said earlier also there is nothing illegal, fooling, or any legal dispute.
I would suggest if you have any issue please visit the site or office meet the seniors and clarify the same, please refrain from writing what ever come to your mind or heard from someone ( he could be the one above referred).
Kharab land :
Please check with the legal support available online the definition of kharab land,
if it is true as said by someone then every agriculture land around Bangalore will have something underneath.
When the BDA approves the project it has to be A khatta, rest every thing looks like nursery rhymes.
Every project which is bigger then 10,000 sft will have some kharab land,
resale value goes like this :
Prestige Shantiniektan launch year 2005 1845 today 4750,
PrestigePalms launch year 2004 1425 today 4500,
Brigade Metropolice launch year not know price not known today 4800/-
Purva revirira launch year 2004 1525 today 4250,
Purva Fountain Square launch year 2004 1600 today 4750,.
The list goes on……………………………………………
Why will big builder come to BC for support, they have have their own thing to do which they are not able to,
just go back to history every builder who has done this size of project had never done it in life, how did they do it, and now they are doing multiple of the same. We had never heard or seen it in Bangalore this size project and now…..
Even when a builder ( corporate leisure) got 10 % of the size, he could not market as a whole he started in the year 1997 as phase manner and now also he is selling.
Investors :
Day one BC said transfer can happen only after 2 year, so the investors are out from that day, had the builder given the option of transfer after the agreement I think it would have been a sold out project
Can they compete the Project :
Firstly this project is pre-approved by few banks as project funding, even if they don’t sell they can complete by taking money from the banks who have approve the project, after completing they can sell at a better price.
Folks,
Do not get confused on kharab land. Kharab land will be just left open by developer. Many project has kharab land like PT.
Worry on other things like –
1. What is the penality clause on builder if it got delay.
2. Time of compleltion
3. Is connecting road able to take traffic load once entire city is function ?
Despite, its a nice city and i booked it. I am sure its a flag ship project in Blore if completed as per vision and plan. Delay is fine……
Cheers
Hi everybody
A general question, pertaining to any project. Can you tell based on your experience in Bangalore, the room dimensions mentioned in drawing, are those actually available area excluding wall thickness. I saw some statements saying wall thickness included, like SJR. Please reply.
If so the carpet area calculated comes down drastically further. Credai had a initiative that carpet area should be mentioned, but only few builders do that. It would be good if somebody give their experience.
room dimensions includes the wall thickness.
This is just a brain storming as I get confudsing information. May be many are not bothered about this. May be Harsha can throw some on this further.
I went on further and asked a senior civil engineer who is in apartment construction himself in Bangalore since couple of decades. He says, as per design norms, the room dimensions shall be actual and are the ultimate truth disclosed to the customer and the difference between that and SBA is the loading. The loading shall have all the area that customer is not aware of and wall thickness is one of them. He says, 10ftx10ft mentioned as minimum bedroom size in most projects if it includes wall thickness, then what is the use of that room.
If we takeout 4 feet wall thickness is included, then just as an example the BC carpet ratio will be minus 50 to 70 sqft (we do not know exactly how much) i.e. 66 to 64% ratio. This keeps customer under darkness.
Also see a link below and quote from that blog.
http://harshasagar.com/2012/01/30/sjr-regent-park-location-price-review-concerns-public-opinion-more/
ruchan says:
September 5, 2012 at 11:37 am
Carpet area is good if they are really giving the room sizes that is mentioned in their plan.
But if you measure their model flat and other SJR Watermark Projects, it looks like in actuality they are reducing the both length & width by around 4 inches in all rooms/toilets.
So if you take that into account probably it would come around 70% or may be less.
I didn’t find this issue with other builders though.
On carpet area I got another reference from Credai Nagpur. Link and contents below. Rarely any builder is following this. The customers at Bangalore have become highly flexible hence Credai bangalore does not feel the need to enforce any rules.
http://credainagpur.com/defination-methods
DEFINITIONS AND METHOD OF COMPUTATION OF AREAS (With Revised Explanatory Notes)
1. CARPET AREA
: (For the purpose of mentioning in the Document related to Transfer of Property)
Carpet Area would mean and include all the wall to wall areas within the Apartment (i.e) the inner measurements of the Flat at Floor Level (Excluding the Wall thickness) but including, Column Offsets, Cupboard Space, Accessible Internal Projections, Door Jams, and, would also include the areas of Balconies attached to the Apartment, and, the detached habitable area, if any, such as- Servant’s Room etc; given under exclusive ownership along with the Flat. In case of Residential Apartments/Duplex Apartments, if Mezzanine Floor is provided, it should be included in Carpet Area. In case of Commercial Space, the Carpet Area shall also include Mezzanine/Loft area, if any. Note: i) Sale Transactions should be made only on the Carpet Area Basis and in the
Agreement/Sale Deed, it should be clearly mention that – “THIS SALE TRANSACTION IS
BASED ON THE CARPET AREA OF THE UNIT AGREED TO BE SOLD/SOLD”. ii) The ‘Carpet Area’ of every unit should be mentioned on all the Brauchers & other
Literature prepared for Promotion & Sale of the Units. iii) Undivided Share of the land pertain to the Unit should be calculated on the basis of
Carpet Area. (Also refer Computation of Undivided Share of Land)
2. BUILT-UP AREA
: (For the purpose of Computation of Stamp Duty)
Would mean and include the total area of the Apartment including its wall thickness. It will also include the area of excess balconies counted in FSI, and, common premium Built-up Area share in proportion to the carpet area relating to the Apartment. (This would include the areas of passages, approach staircases and other premium built-up areas as per sanctioned plans). Note: i) Permissible Balcony Area, as per norms, whether open or covered, (which is not counted
in FSI) should not be counted into the Built-up Area, but, Excess Balcony Areas (open or
covered) which are counted into FSI should be added to the Built-up Area. ii) The Excess Balcony Areas which are added into the Built-Up Area should be specifically
mentioned in the Deed of Declaration. iii) IN AGREEMENT /SALE DEED there should be a specific mention that the
PURCHASER/s has/have verified the Deed of Declaration in detail and is/are satisfied with all the contents given therein.
Its wall to wall (carpet area) …. and not builtup are which includes wall thickness
Always, any room dimenstions shown in plan is clear dimension between unplastered wall. To get the clear dimension between plastered walls, deduct about total 1 1/2 inches from the dimenions shown in the plan
@NKS
I have been reading u’r concerns from day one. R u buyer or belongs to other builder.
Since u have raised one after another Qs… if you are interested in buying one… by this time u would have invested or dropped investing idea… But you keep on rising Qs after Qs.
For some of your concerns, BC had ans.
Only few things left of…
1) UDS & carpet Area
2) Past development history – Big projects
Rest all things answered like all Approvals for plan, Bank approval for projects, PRR pass through project or not, land belongs to them or not, kharab land etc.
I like this projects, since they worked with top most architects across globe to come up with some nice concepts….
I am ok with less UDS and carpet area.. Either they would have increased carpet area &UDS with high price or launch with current price.
About paying 25%, I paid around 35% without seeing agreement in DLF bangalore.
It is trust or no trust investment option…. if one wanted to see agreement copy and then book …. then wait for new tower release later… so that you will have clear picture with little bit high price to pay for same units.
@Sateesh, there is no harm in raising concern by whosoever the person may be. It helps buyers in making good decisions. No body shall feel offended from the concerns raised by anybody, because the concerns raised do not harm any home buyer. This is the reason why bthe heading of this discussion is “Bhartiya City – Location, Price, Review, Public Opinion & More” This is Public opinion & not Buyers opinion.
@lal
Don’t just post things without doing atleast some generic verifications on the said statements.
Just jumping on something and making it somthing bombastic issue without basic verification doesn’t make correct analysis of project.
I am not saying it is one of ideal project or best project in bangalore. If you ask me my best choices in integrated projects are as follows
1) Brigade Gateway
2) Prestige Shantiniketan
3) Brigade Metropolis
etc… Even I like RMZ Galleria
But did you have access posting of issues faces by owners of that township from launch of project till it get completed…
You just do through analysis and then post…. it least new buyers will know how things happen in bangalore real estate.
I agree with you on posting views on both side… but you shouldn’t hide issues in other projects while highliting positives of that while commenting….
End user should get overall picture of projects in bangalore.
There are a lot of problems with the Brigade Gateway project. Firstly till date they do not have Cauvery water connection and they are buying water. Secondly the Reticulated gas chamber has been built in the wrong place and it is likely that they will never get approval for the same. The club house which people thought was for the exclusive use of the owners accepts non resident members. The Orion Mall which is next to the Luxury blocks has regular programs in the amphitheater making life hell for the occupants. There are many more problems though the residents are a nice lot of people but the builder has taken them for a ride.
Satheesh,
If you had seen all my posts you would have understood that I am a buyer who wanted to buy and later gave up. But you have written as if you have not read them at all, and if I tell you that you are a BC representative, would you enjoy it? may be.
Just discard my mails, it is not for you, it is for those who care about and respect their hard earned money, not for those who boast about it. It is for those who want to buy and stay in it, not for those who who try to make houses a remote possibility for the first time home buyers.
The builders get spoiled because of ignorant investors, they do not even bother to answer such questions. There are so many readers who are interested in knowing about good and bad aspects of projects. Let them understand.
If you are real buyer with some knwoledge, then better find answers to my hard questions and post it. You will be blessed.
And at the end, please do not take it as an offense. Please take it constructively and answer to my general questions (not on BC) on carpet area (wall dimensions) and UDS so that we are able to understand what we get at what rate, very well knowing that project to project cost will differ, but we have the right to know.
Thanks
Hi NKS,
First be dare to put your proper name instead of short form(NKS).
Neither I am BC representative nor investor. I am planing to buy my hard earned money to stay in BC. Neither I have black money or extra money to be care less.
I don’t wanted to answer any mail directed at me after this. I am not interested in promoting anything, I have my own things to look after.
About UDS and Carpret area, I said it is concern area(if you have read my post properly). Also BC being first project, one need to cautious before investing.
Before closing things, I will share one past experience with DLF west end height.
In 2009, when I invested people spread similar concerns about low carpet area and land concerns and lot more, I took risk since price was 1850 sq ft at that time.
Now people ready to buy at ~4000 sq ft.
Every project will have some pros and some cons, one need to evaluate before opting for it.
Also there exist some people who spread wrong infos( positive or negative). One need to judge guys from their posting and their own findings.
Please don’t write any mail addressing to me, I am not interested in this conversations.
thanks,
sateesh
Satheesh,
Please try to get the spirit of my this and earlier post and also all blogs. I do a lot of study and get it vetted by others and that is it.
When you point finger at somebody please remember that it comes back to you, and have the guts then to accept it, else stay away from it. And it pained you strongly when I put the thing back on you, so did it hurt me when you did. BUT I APLOGIZE TO YOU NOW FOR HURTING YOU, I would not hesitate to say that becuase I did it. I acknowledge that you are a buyer and I wish you a great life in BC and to all others as well.
I am a very serious buyer looking for first home, then felt painful about the ignorant investors running after the wortd “pre lauch” without looking at economy and wrote about analysis requirement. And if you do not want it, just ignore it, that is what I meant. But do not go to unnecessarily questioning what is actually a good observation. If you do not mind that issue, it is for you, but let others understand it and resolve it.
I also told you that please reply to technical queries than bothering to reply back to me. I just do not know whether you are Satheesh or Saroj, it is just a user ID which I need to respect. It is how internet blogging works. So ever do not bother others to disclose, because you also have NOT. You are free to reply to this mail.
Harshsagar has arranged a good blog for people to discuss in good spirit, please keep it that way, look at the matter, take good things out of it and leave the bad.
I would suggest Harsha should not delete this post from me as it is a word to all those who indulge in saying ” this guy seems to be a rival”. How can all those write negatives be rivals, means everybody should write about good aspects only!!!
Thanks
NKS,
Thanks.. post what ever you want. I am not afraid to argue with you on real value of BC vs other projects you consider good one.
Why to waste my time on this on it. I am convinced and my 8 more friends convinced to book we all planned to stay together.
We did our verification, on documents and got clarified answers from BC and now We don’t want to read further reviews and hence wanted to out of all such forum accept owner’s google group.
Thanks
sateesh s a
I have booked a 1BHK + study at BC. Saw some negative comments recently about huge number of cancellations. Does anybody know if there is any grain of truth in it? Like many here, I realized later that 25% of sale price would have to be paid before the agreement is signed. kinda confused what to do….
Newbie
don’t go by the comments( most of the negative comment are coming from people who have not booked/or they never got a chance to buy) There is no truth in it. you have to pay 25%, if you are going for home loan then the difference will be paid by the bank to you later
Thanks Sait.
Agree with Sait. I myself am a buyer and have found BC quite reasonable and approachable. There is no truth in the comment that you have to pay 25% before agreement.
And regarding cancellations, my guess is that there might have been one or two cancellations, but these are likely to be for personal reasons. BC seems to have a long list of people who’ve expressed interest for upcoming phases. I myself had a first hand experience of this. I wanted to book one more flat for a relative of mine. I was told that flats are not available in Phase 1. If at all the rumor on cancellations was true (or artificial demand had been created like many other builders do in B’lore), I would have got a call in 2-3 days, saying that ‘one last’ flat is available. No such thing happened. Which essentially means that the demand is real and there is no truth in the cancellation rumor.
Does anyone know what is the proposed size of the retail space in BC?
Hi Harsha,
There were some ‘not so good’ comments about this property yesterday by Mr Krishann and one other fellow. My Krishnan has wrote some thing about the land being a ‘Kharab land’ and the other guy was saying that till date only 100 apartments were sold.
But I can see these are removed. So did you verrify that the comments are false and hence you have removed them as I can’t see them any longer.
Check Page 3, this is the 4th page.
HI Harsha, Looks like there is some error on page 3. when i click on page 3, it shows only 433 comments. where as if i click on page 4, it shows total 465 comments (page 4 has only 6 comments showing)
I am searching for the comment made by someone regarding the Kharab land in Bhartiya City. just wanted to verify if that is true or just a false story.
Please let us know if you find those comments and also guide us on what do you think about those kharab land comments.
Thanks.
Check: http://harshasagar.com/2012/10/25/bhartiya-city-location-price-review-public-opinion-more/comment-page-3/#comment-7610, could be a cache issue
On the Kharab land portion you are not allowed to construct anything, check the master plan the Kharab land portion should be marked and should have been left open.
It could be owned by Bharatiya group and still be kharab,
please find details below.
i am not sure about the conversion issues. if its 21(2)(a)
it could be made to residential property
if the land falls within the category of 21(2)(a) (A KHARAB) it is not a government land, it belongs to the ownership of the land owner. If it falls under 21(2)(b) (B KHARAB) then it belongs to the government and the land owner cannot have a claim over the said land.
Classification of (a) and (b)
(a) That which is classified as unfit for agriculture at the time of survey including the farm buildings or threshing flours of the holder;
(b) That which is not assessed because, (i) it is reserved or assigned for public purpose; (ii) it is occupied by a road or recognised footpath or by a tank or stream used by persons other than the holders for irrigation, drinking or domestic purposes; (iii) used as burial ground or cremation ground; (iv) assigned for villager potteries.
Sowmya dont jump to conclusion so fast… People from other project are also commenting on this thread..Ask BC guys/Lawyer about it and than take informed decision.
Now iam confused :(…i jus made a booking for 2 BHK and the loan process is on with Axis…not sure wht to do …???
Let me know if anyone cancelling any 2BHK or 2.5 BHK, my friend got very much interested in this project and would like to book, sales guys are telling tower 7/8/9 completely sold, so let me know your flat number.
hey thanx niraj..
Please guys help me in this regard…as this is the first time iam investing in an apartment.
need inputs on the following things –
1. BC is asking us to pay 25% within a month…is it the same with other builders??
2. if i have to take a legal opinion..then what are the docs i need to collect from the builder?
3. explain the delay penalty clause and how it works?
4. some light on UDS as well?
5. BC Vs Prestige tranquility…which one is better?
i know i have a lengthy list…sorry 🙂
Hi Somya ! Don’t get worried , it’s a very nice project . It’ s better than prestige tranquility . I met one of the prestige guy project, he himself recommended me about Nikoo homes . As if in banglore this is the best project . So cheer up . I guess u r in our nikoo home group too. Today few guys clarified about the kharab land . My sales agent came to my resident and gave me the cd and described about the agreement and rest of the stuffs. U won’t believe I paid 25% on 11 th of nov only . And they encased it yesterday itself. Cheer up!!! 🙂
>> It’ s better than prestige tranquility
IMO, there is no comparison. Totally different locations
thanks payal,,
I hope I wont regret on this decision later…keeping fingers crossed:)
You will not regret it. Cheer up
Hi Ms. Payal,
I understand your feelings about Nikoo Homes, and with all the due respect i would want to request you to atleast think before you write anything.
First of all, how can Prestige will recommend BC??? are you OK? You think people who are buying houses worth Rs. 50L are fools and cant understand that how can one builder will recommend another builder. that too….Prestige who is one of the top most builder.
2nd thing about you paying 25% amount already before seeing the agreement… I know its your personal decision…but I guess… You must be not a genuine buyer but a Sales agent from the builder.
So please stop fooling around ppl here as this is really serious and its our hard earned money. we work hard to earn this money and we have all the right to know where our money is going.
Do not take it personal but learn it as a lesson.
Nope prit it’s right , that guy himself booked a 3.5 bhk . B’coz when I met him, he got very less options to choose . He booked for commercial purpose .I am not a sales person I am a genuine buyer. Problem is why u guys always think -ve . I too invest my hard earn money , Any way it’s my way of thinking, plan was really good I was waiting for this project from long time, and I knew how BC guys have gone step by step to acquire this land . This was planned almost 6 years back . Any way whatever I said is 100% correct . Whether u believe it or not . And btw there are so many problems with those so called famous builders also . It’ s up to u whether u buy it or not , it was my opinion so I shared with everyone . Never mind :))And I didn’t mind at all.
Hi all, cool done don’t take personal whatever is said by Ms Payal is her opinion and knowledge,
yes the location is excellent, this will be one of the best of all in this location and close to the Old town,
Prestige has Pre-launched a project on Dodaballapur price is 3900/- currently, also Tranquility is currently selling at 3600/- , look at the location of both the project you will definitely choose this.
Regarding documents: Please contact the seniors at the BC explain the reason why you want the documents they will be happy to share with you the copies ( these documents are public documents can be obtain from the department any time so nothing personal for not to share.
So don’t conclude so fast on your life time saving, after a very long time you have got an opportunity capitalize it, you will regret you life that you canceled a unit in this project.
Yes i am a sales man, all my life i am been selling one or the other so i will not get upset if someone says i marketing BC, i own more then 1 in BC, also i have more then 1 in Prestige, i am happy i bought BC & Prestige.
My suggestion please write negative but think once, i am writing what is true or ………….
negatives will make us more strong but false information will lead us to ……………
Hi,
don’t get influenced by those who do not want or afford to do that. since the price is increased, negatives, tend to arise. It is one of the prestigious projects, only thing is, we have to wait for sometime to optimize the result.
One of my friends brother has joined BC in finance dept and as per him BC has been able to sell about 150 flats till date as against their claim of having sold 3 towers . And even out of this there are over 50 cancellations (most of these are due to fact that BC is not sharing agreement draft before taking the 25% payment and few are due to investors losing confidence in the capability of a new team to handle such a mega township.). The net bookings till date is less than 100!!!. Also a large number of flats in towers 9,8,7 are internally blocked for selling at higher prices
with so few bookings would they be able to start the project? The 700 Cr that has got sanctioned would go mainly towards SEZ which BC has to make at their cost and then rent out…
Dear Amit,
Firstly, data posted by you has no authenticity. Either you think you have no knowledge about this development or a competitor who is trying to bring BC’s reputation down. In both the cases you are committing a big mistake by placing the buyers in a panicky situation. I have very good contacts with the top guys in this company who have previously worked with top class builders of Bangalore & have invested my hard earned money like other buyers.
Please refrain posting such baseless & unauthentic comments. BC is not brainless to send back their clients for non availability of stock. Moreover the next towers are being launched shortly. Your deliberate efforts of bringing down BC’s reputation would not work as buyers on this forum are not fools.
Raghu,
It seems you can help other investors. The concern has been that whether BC can manage this big project successfully. It would be good to put across the names or posts of the people in BC with their experience in big construction companies, it will convince people like me to invest, to some extent. I am fence sitter now for lack of faith.
Somebody (not sure an insider!) posted here saying prestige/brigade are managing some part, I tried to quote that and asked people to check, but nobody replied on that.
Kharab land, if only due to old drainage, is there passing through Provident Harmony also. It is there in their drawing, they said they will leave it as it is. May be it is not an issue. Experts should comments on this further as it has impact on many projects.
Thanks
I was planning to invest in BC as it seemed a good project on papers. I have used my connects in BDA etc to verify the documents shared by the BC sales team.
There is seemingly problem with land title of BC. While they have the BDA approval (cross checked this with my connects in BDA) in place, as per revenue dept records a portion of the land is what’s called “kharab land”. This basically means the land had a drain flowing through it long back (more than 50 yrs back) and as per revenue dept this land is not converted into residential land. Please note that revenue dept approval is not required to start construction – this is a flaw in our process to give project approval.
The impact of this is that flats in BC would NOT get “A” Khatta once the possession is done. As per govt rules, the building would be “illegal” though they would register the flats in name of owner. I am aware of couple of Purva properties at Marthahalli going through this issue and banks are no longer giving loans for resale flats there. “kharab” land is a serious issue and needs lot of will power and connects on part of the builder to get it rectified… If local builder like Purva is struggling, we can imagine what BC mgmt. would go through.!!
As an investor of hard earned money and having friends in BDA etc (one of my uncle is at sr post in BDA and related to new projects approvals) to guide me, I feel its best away to remain away from properties having kharab land issue.
Kharab land wouldn’t impact the construction etc but impacts the re-sale in big way. If the builder is not able to get the kharb land rectified, the consequences can be serious….
Has anyone enquired why a flat in Diamond District on Airport road – one of the best locations in Bangalore with nice amenities, can’t be sold? The main issue with the land there is its kharb land.
I have decided to search and explore other options for investments and thought would share this scary information with people here…
As i have booked a flat at BC, They have shared a title document CD which has Khata A, title documents & all approvals. Also they are one of the very few builders who have paid betterment charges as well. Please go thru the same. Dear buyers contact the sales guys of BC & then take ur own decision.
Raghu,
See my earlier mail also. I am with you. You appear to be a serious buyer. Better get it checked with a lawyer, may be every thing is good, but it will give peace of mind and sleep to all. I hope you have done it already.
pull down all survey numbers in the project(nickoo homes),
check “a” khata for all.
if its there then u should be safe.
Is any one Who booked the Flat in BC have asked about SBI home loan Approval ??
I checked the SBI Home Loan website. It mentions Purva Riviera, Purva Fountain Square and Rohan Vasantha as pre-approved projects.
Most of the discussions appear to be written by sales persons. It is desirable that the company upload the various approvals on its web site, because those are not confidential documents.
what is price & other charges
Hi All,
I have verified with BC nothing in dispute, they are not even fooling, be cool and be happy with your investment, all that said by few has no base, our money is safe.
I would agree and I am happy with my decision to go with Bhartiya City.
Hi Rishi,
May I Know how much it coseted you and when did you book?
Thanks,
Mukthi
3970+50 = 4020 psft, on 6th floor, from 6th Nov they had raised 100/-, i booked on 7th Nov.
Did you get receipt for the booking amount and sale agreement copy.
Do you know UDS
Yes, got the receipt for booking amount & intimation letter. Haven’t got the agreement copy yet. UDS is low as this is high rise, your choice.
Rishi,
have you paid balance of 25%, wihtout legal opinion how can we pay the balance. without all documents & sale agreement draft legal opion is not possible?
25% not yet, waiting for the agreement draft. Legal opinion is going through already obtained documents, yes final say after the agreement draft.
Dear folks, Do U have any Idea abt Bhartiya Internationmal, a company in BSE & NSE since last 25years the promotor of Project Bhartiya city. NO. Uno in leather apparel exporter Delhi based co. with units in Chennai & Bangalore. They may be new in Reality business but they are not new in Business. They have already generated 700crores as loan from consortium of Banks for their residential project. Now, as we all know no builders are doing any charity how reputed are they and it is open fact that all builders are doing business with minimum profit of 40% by keeping in view this fundamental fact BC collecting 25% from U in advance it will be very easy for BC to complete the project for U. Entire project will be completed in 10 yearsof time frame. First they are starting with Apartments a very assured way to make 40% income and plough back the profit in commercial projects like hotels, commercial etc. Thus generating a fixed long term income for the company. They hav land and U pay money advance for them. This is business. Don’t worry they won”t cheat U. CRISIL has rated Bhartia International on a very high note 3/5 and their feature as 5/5. After the launch of this project their stock value has jumped to Rs.150. Bhartia is in Business and they no how to do the business. Be feel safe of ur investment. Nothing wrong in taking a calculated risk in life. Best feature for the one who are lucky to get one.
Anyone has seen sale agreement , is it agreeable.
If that’s the case why NONE of the ads of BC say approvals in place… Even reputed and established builders mention that in the ads…
only reason is BC mgmt. is playing safe… they handed over some documents to investors to fool them. Tomorrow if some issue gets escalated, the BC mgmt. would say “we never said we have approvals in place”
In that case how did SBI approve the project ?
I think Bhartiya city is fooling people. Yesterday 25th Nov, I went there so show the model flat for my wife. I like everything about model flat I feel a common man is put at very high risk with already premium pricing.
1. NO BDA / BBMP approvals
2. NO SBI, LIC approvals
3. Waiting period is 3 year which will surely be 4-5 years… Builders like shooba & nitesh delays their project by 1 -1.5 years so forget about Bhartiya city 3 year committment.
4. Maintenance is 70K- per year which too high..
5. Today they told me all 3 towers are booked & price has already raised from 3870 to 3970… & next day they call me that we have one 3 BHK available. I have share with them a Expression of Interest paper. I guess they are playing “pressure tactics”
A 3 BHK at end will cost 75 L + 10 L ( Service tax, vat, Registration & other misc ) = 85 L after 4 years then why should I go with Bhartiya city when I get 85 -90L in Prestige shantiniketan ( just an example ) with immediate possession…
Guys, Europe economy is unstable, I am sure this builder tactics & flats escalated prices cannot sustain… I just met on UK fellow who told in UK real estate price is on decline….
Commit that much which you can afford… else play safe..
Hi,
Firstly, correct your comments like :
Fooling people : are they saying buy 1 take 1 free,
No B.D.A. / B.B.M.P approvals : how did the banks approve their project
your saying a 3 bedroom with cost 75 = 10 L, how did you get this, even if you take 3970 X 1595 it is 63,32,150+2,50,000 = 6582150 = 682730 deposit, vat, service tax & registration can work around 7,50,000, all put together is 8,0,14,880/-
You are saying Prestige shantiniketan is available for 85 to 90 get me one for 95 and you can take home 5, today shantiniketan is 1.10 for 1830 sft min on desperate sell otherwise it is 1.15, i was there on this sunday.
Waiting period : builder is saying 3 years it could be 4 to 5 years: let that be we are not paying money as per the date, we are paying construction wise, which no builder is doing today.
Maintenance they are collection 66990 it works out to Rs 3 app. per sft, which today any builder is charging,
You say Europe is bad, that way Dubai is good should we see that, we are in Bangalore lets see around us.
Please don’t take personal i am writing this as i have put my hard money like money others, so let give them some comfort.
BC has all approvals in place. I have seen all documents you are talking about (and much more than that). SBI loan is available.
Hi RUP,
thanks for your inputs.But your allegation that they do not have approvals is not true could you please give proofs of your statement coz bharathi city has given proof for having approvals .
you are right when you said maintenence is high every project has few good things and few bad things .Its against law of nature if everything is good or evrything is bad .
It will be welcome if you please upload the copy of approval documents. It will help us a lot in taking decisions. Hope you will like to help all the confused people like me.
HI
When evereyone is saying there r approvalas and there are 100’s of people who have booked what is there to be confused abt ?. I know its abt the safety of money but its everyones hard money tooo.Why would they lie telling there is approvals in a forum like this.I think you should have some trust and if you are serious can go to the site and get all the documents after knowing their compnay policy
I think it is not necessary to go at the site for taking decision to buy and booking any property. I have to occupy the property after 2-3 years & why should I incur expenditure of 30-40 thousand in travel & stay at Bangalore. I can take decision online & book any property online. So I do’t think that the builder should have any problem in uploading the approval details on their website.
So you are telling if 100 people booked, you should also book without asking any questions. Close your eyes and just follow the herd.
I got a call from my broker that few 2 BHKs apartments are available for sale at 3970 because of some cancellations. Anybody interested?
which block & floor
Oh my god ITS DISPUTED !!
What?
what dispute, kindly clarify
I am interested. Pls let me know the details.
Hi,
Anyone has taken 2BHK duplex ? I see the Carpet Area calculation is coming very small: It is max 64% . that too lot of space goes in Stair and two Balcony … Any thought :
2 BHK Duplex ( 1276) Sq Inches
Dining/living 16.10 * 10 24240
Foyer 5.1 * 4.5 3233
Deck-1 10*5 7200
Utility 5.8*4 3264
Kitchen 8.1*7 8148
Study 7.3*6 6264
Vestible 5.2*3.7 2666
bath-1 8*5.1 5856
Room-1 10.8* 10.2 15616
Room-2 11.5*10.3 16851
Deck-2 11* 6.7 10428
Bath-2 8*5.1 5856
Stair Assumed 7200
Extra 2880
Total 119702
BUA 183744
Effeciency 65.1460728
Hi, I am planning to buy a residential apartment in BC, I called up the sale person and asked for details and price list. In end of the discussion I was asked for 10lakh cheque to block the apartment.
As i see few comments in the thread it’s looking like this is not professional since few have already come across cheque placed for encashing without customer notice. I am scared on there future dealings.
Since the whole project idea is looking good, can you all suggest if I can still gohead blocking the apartment.? Or need to stay away from it?
Is it only me or others also feel that some of the folks posting here appear to be inordinately biased against the project?
There is no bias but some very important questions being raised as most Nikoo home purchases were done based on marketing campaign. I am a buyer in Nikoo and will love to get answers for questions being raised in this forum.
@Analyzer,
Why do you think it is Biased against BC ?
Don’t you think BC is acting too smart with out providing required details to its customer ?
It had been 3 week since I requested details on UDS and other questions to BC team and they are yet to respond.
If the behavior of the developer is like this during begining then you can imagine how it will be in future after you get locked into the project.
Thanks
Nav
@Analyser
BC is just like kid in Realty space…No hope letus see
has anybody done the sale aggrement and got the cost break-up which is required to apply for SBI loans?
as of now the BC is collecting the application forms, sale agreement should happen in next 30 days app. Since SBI has approved you can proceed with your documentation with them
they are yet to collect the application forms only after that they will start the agreements, but you can get your loan documentation from SBI
Please let me know the detail… Btw what about the overall project feedback ?
Hi,
Anyone in the forum r u looking to swap for higher floor (24th floor, 8th tower, 3bhk) ????????
You want to switch for 3 Bedroom or you are ok with 2BHK as well?
Only 3bhk………
Mine is on 23rd floor… If you want we can switch … Call me on 7760532754
Hi,
Thanks,
But I am looking even lower floors from 4 to 7th floor……………..
what is the price
Guys…..Shock of life to me today.. Seroius breach of trust…
1) I visited the Site
2) Good Setup Model Flat etc..
3) Comment for booking : We are fully sold out on 3 towers
4) Way Out : Please give us cheque and we will keep you on waiting
5) They gave two options
6) Both are non-prefered location ( First No sunlight and other on ground floor)
7) In the discussion : I was clear – Please do not deposit unless confirmed (Agreed by sales Person)
8) Today they Encashed cheque without any information
9) Called Sales person : Sir i dont know – but i will check
I am sure i will take this money back (Any Mean) – But serious thing is that this is Gimmick of Hype – take cheques – and catch customers like this
Second : If these guys are so unorganised – dont know about the later communication, transations, progress, co-ordination of electricals, water fittling, quality standards (Bay Window!)…etc etc…
I am scared !!!!!!!!!!!!!!!!!!!!!!!!!!!
The same happened to me as well today morning. Only when I got the SMS from the bank I came to know that they are trying to en cash the cheque. I called up the salesperson and he says he’ll check and get back to me.
They had told me at the time of giving the cheque that it’ll be processed only after consulting with me. I received no calls at all from them at all after giving teh cheque. This is a serious fraud!
cool guys, u get your money back, generally this will happen in this large projects and specially when the response is so positive which the builder himself would have not expected.
lol!!! good builder should not do like that, specially when as u said if they r getting very good response..
oh guys,
i agree they should not take anyones money without confirmaton… this is bad.But they are excellent in customer satisfaction even the guy at chairman level acts as sales person if there is noone to handle the customers .I liked that and they treat people like family once you are a part of their project…. but i think this is a sales persons mistake so just bring it to higher ups notice i am sure they will give your money back.
where r u mam. sales person can’t do anything on this, it’s done by higher officials only.
aNAMIKA AS PER YOU ” they treat people like family once you are a part of their project…” ha ha ha are you in your right mind posting such advertising here , dosent cut much ice .
I would agree that Sales team in Bhartiya City is treating there customer as family members and are giving there all efforts towards customer satisfaction. I felt they were not expecting such a huge response, and it would be likely that pressure to attend more customers than one can take at a time would be high and hence unable to cater to our high expectation. I felt when i was patient they took some time and responded to everything i have asked for.
Hi i am not advertising it was my experience so i felt i should be honest.thats it .If you think thats untrue .its a world of freewill
My cheque was also presented by BC even after cancellation of booking, but luckily i had done stop payment on that cheque.
i hope they won’t charge you cancellation fees…
I had a doubt that’s why I did not submit the check .
Can you please tell me which options they gave you ? I visited on
18th nov and they didn’t give any option to me.
Surprisingly , we have given them the cheque dated 3-Nov which is still not enchased.
Hi,
Did they return your money?
Beware of BC : BC people have been changing their statements from day 1. First they said 62% carpet area, then it was 65 and now its 69% – not sure how an important detail like this was missed by a builder who is supposed to have eye for details.
They said 17.5 acres of land for residential area on day of pre-launch, then it was 17 and now is 16.5 acres. If you see the area where they are doing excavation, it hardly looks 12-13 acres. Even if u add surrounding areas where basement wouldn’t be there, it still seems less than 16.5 acres.
Look at the kitchen size… for any Indian family of 2 kids and 2 adults, the kitchen in 3 BHK is simply 2 small. Try to fix a 400 L fridge (u need that size with 2 kids) and u would hardly be able to move around in the space.
They are advertising 125 acres but have they openly said that 17 acres of this land is already taken by govt under the name of PRR!! so effectively they have only 107 acres and not 125 as they advertise. This is really wrong publicity. Details & location (have heard 3 different locations from them since the launch of project) of PRR are just now there… If PRR comes, its tons of pollution for almost all people.
Till date they have not been able to look at their master plans and confirm the location for STP, gen set and other such stuff. the standard answer is “its there madam, we can confirm later”
I think all they have is a bunch of very smart sales guys who talk very innocently and that’s it.. rest all is in might exist here and there but final plan is yet to come up. In view of so many uncertain details, While we did book due to initial hype, I have decided to cancel my booking – managed to stop my cheque just in time.
Hope good sense prevails on people who have hard earned money. For risk takers, it might give a good return if the project takes off..
You are right! its not 125 acre..its 106 acre of land. Total plot area: 4,29,068.00 Sqm; Total built up area: 8,41,870.27 Sqm; (1acre = 4046.856 Sq meter)
at least some of you have realized ~ guys use ur brains and don’t let the developers overpower you
kind of price they are asking arnd 86-88 L for 3BHK is very high for the credibility and reputation they have in real estate market…..doing on paper and advertising does not make sense for investors too to spend and expect decent returns .
another thing which i wanted to add is many are saying they will get there money back…its not that easy to get money back from these developers once they encash ur cheques
2500 apts in 17 acres !! means minimum 3 persona per apt on an average ! ….leaving compulsory land to be given to bda left over is 16 acres
so min 7500 people sharing 16 acres ! this pigeon hole will become a mess ..i shudder to think abt the ground water issues and traffic issues in this v high density project.
Its not 17 acres. As per the latest updates from the sales team, its only 16.5 acres.
you seems to be leaving in a resort to feel that this is a pgeon hole.just look around you will find 20-30 flats constructed on a 5000 sft plot.17 acres is huge by any standard i feel
Those projects in 5000 sft of plot are either at the middle of the populated area or comes very cheap. It is not a question of congestion alone, what size of land you get as your share is what matters (UDS). The UDS of those small projects are very high as they have only a few flats, UDS is lower in bigger projects. It is very very low here at BC. I get a feeling (i must be wrong) that UDS here may be shared with some other buidings also, may be that is the reason it is not disclosed. It is futile to justify basic things by comparing with those irrelevant projects, without getting to facts or class of the project.
I would suggest all you that accept the project BC saying “Yes, BC features is low in all respects, but it has a city in it and it has a bay window to look at it, he may become a class A builder in 10 years, so I am ready to pay him that extra high price. And if he fails, which most of them do, then it is my money and I do not bother”.
well said NKS. Some one wants to compare BC with 5000 sqft plot C-Grade apartments but still paying high premium. This shows maturity in them. I would advice people to do their own research and if you are happy you go ahead without listening to anyone. After all, its your money and if you are happy investing with BC then why bother anybody else. But please accept the facts with your open eyes.
hi all,
just checked the sale deed of Prestige shantiniketan, for a 1297 sft flat you get uds of 421, the total residential land is 66 acres, it has 3000 odd apartment
@Sait,
Thanks for the details
so 421/1297= 32.45%
That means Prestige Shantiniketan is giving you 32.45% UDS
Let BC reveal the same.
Thanks
Nav
I don’t agree that 17acre is huge for 2500 unit project. Look at PRestige Shantiniketan, just residential land area is 50+ acres for 3000 units and the place looks very full, not congested by any standards. I shudder to think of a place that is 1/3 the land area for almost as many units!
To add to your point, Prestige Tranquility is 38 acres for 2300 apartments with a carpet area of 74% with a separate building for club house. 14 Towers with 19 floors and 3 towers with 27 floors.
Brigade Golden Triangle, 690 flats in 10 acres.
260 apartments in 4.5 acres at Krishna Shelton, Bagalur Road. I bought it at Rs.3600/sq ft. 300 m from new airport road.
25% amount, without sale agreement is a big hurdle for me to thinking about this project.
it will be better that i should wait for possession and then that time will purchase with 60-70% cash and else loan then even it will same as i will purchased now,and no risk and lot’s of think will clear by that time about this much hyped project.
This a Mega proposal and builder is new, how one can believe, what is their credibility!!!
Is that possible for someone to collect money and vanish ???
Have any one has seen the approvals.
Some positive thoughts…
1. The builder is new in this business. Also every property launch in Blr is almost like this. As this is a huge investment for people like us, we worry too much. Try the same thing in any other pre-launch kinda property and most likely you will experience the same.
2. Roughly 33.33% are number of flats which are 1 BHK (Assumption based on types don’t have time to find out exact %). Hence think about it as most likely the occupancy will be ONE in such flats. Also those who are booking for investment or rental sake, need not to worry too much on 17 or 16.5 acre. Hence in total I won’t think that this is going to be a pigeon hole.
3. If they complete 70-80% of what is promised, I think it is a better option then going to establish builders like Sobha/Purva or Prestige. All other A class builders are also charging premium of being A rated. Some of Sobha properties are Hope Farm junction or Hosa road (which actually have no locality around neither full of amenities in comparison to what BC is proposing) asking rate is around 5000 and some case more then 5500.
Hope this helps
Rita
Rita, when did BC become A class builder to compare against Shobha, Prestige?
thank you rita ji for the eye opener…..overwhelmed by ur help.
1 BHKs are just one per floor. That means out of every 13 flats, only one is 1 bhk. That makes it roughly 7.7%. How did u get the figure of 33.3%. And there will be minimum 2 people living in such kind of flats.
25% downpayment is what is seems to be everyones concern.suggest that all shud get to convey this strongly to the builder
Hi,
Anyone paid 25% of the amount for BC?
Anyone can let me know why BC asking for 25% of amount in early stages? why it is not included in the floor construction slab?
Can all of us can request BC to move the 25% along with floor construction slab?
You would have come across the below statements earlier also in BC brochures. In an interview to Magicbricks.com published on Nov 08, the BC chairman Snehdeep Aggarwal has reiterated it as below.
Quote start “We need to look beyond 2 BHKs and 3 BHKS and focus on everyday lifestyles. The lifestyle should facilitate, children walking home from school in a safe environment, climb trees for fun, have access to ice-cream truck, the driver of which everyone knows. A place where people can cycle to work, return home early to catch up with neighbours on the lawns just outside their homes
To achieve this Indian developer industry needs to focus on quality and design that will meet the aspirations of new Indian customers” Quote ends.
Great thoughts which none of class A builders have!!! And we have to believe this? I think there high salary employment and class A schools also is guaranteed for all. Utopia?
Thought process is really very good. Atleast they dare, not like other builders who are just focussed on minting money, no open space. In a long time I have not seen new projects with lot of open space and green space in centre.
Plan looks focussed on what they said couple of months/years back.
They did hire talented architects across the globe, I read about the companies they mentioned and no doubt drawings do justice.
Now it depends, on your apetite of risk. No one knows if they will be able to deliver what they say, even they wont know. My point is all major builders outsource actual construction, also when do a thing the first time you put your heart and soul.
One can only pray (that only one can do after booking) and hope that BC will come up in a bigway and may succeed in the risk all have taken. Even if he fails, I do not think BC has much to loose. They have enough margins. The project may deliver in 8 years, as BC has told in interview. Also, I do not know if anything can prevent them from saying (please correct me if somebody has any assurance otherwise) that the whole project could not be delivered and only Nikoo could be completed for lack of demand or land owners not parting with land or due to land owners raising price or due ro no approval. Till they have presented any approval, any U turn is possible. So no way they can be Nikoos only we can be Nikoos. This is the most congested project FSI wise, 2500 apartments in 17 acres!!! Did anybody confirm whether people can walk on sky garden without any obstruction, what width you have, would you prefer to walk in open area without obstruction or would like to walk with more than half of the route in narrow corridors.
If you have high risk appetite, better buy some value company shares, you will get much better return.
I just feel that in Bangalore a real estate bubble is buidling up due to investors only interested in new projects assuming that somebody will buy it at higher price later. If you see around, a couple of years old apartments of class-A builders are bing sold at discount compared to new one price, also you get good rent immediately. I am planning to go that way. It will pay divident.
I get a feeling that in Bangalore, the artificially inflated price presented by builders (10 % rise every 6 months or lesser within same project stages) and also the rush by investors if exceeds certain % of total apartment owners, the bubble is going to brust. The apartment price after completion is not really increasing on its own, but driven by the artificail rise in same area, which is dominated by the mentioned investors. And once price trend reverses, only god can save.
First time home buyers or those who can buy only one house, please look at projects by experienced builders does not matter class A/ClassB, but who has delievered some what in time.
U think bangalore real estate is inflated then u really need to check out mumbai, pune n NCR. I m sure cats are going to catct ur tongue my friend
Yes AKS,
You would remeber my words. The bangalore real estate investment is dominated by prelaunch bookings and after which those booked wait saying now they will raise the rate. It is all a game. You look around, there are number of flats now available with discunted rate. Just take name of an apartment which is 3 years old by class A builders, you will get 20 to 30% much less than new price including all charges. If you do not find I will tell you which are those, it is only a questioon of looking around. Those flats are required only for end users. In Bangalore, still plenty of land is available in vicinity, this is not the question of bangalore, Pune and NCR. Gentle man, I have stayed in all these cities and then reached bangalore, not just reading.
The other day I came across two separate cases, where decent gentle men trying to sell one of their flats booked in a leading devlopers house reaching 50% construction, interstingly for the same type of flat in the project one of them was quoting 10% lesser than other i.e. around 6 lakhs cheaper. I did not take it for the reason that I did not like plan. They were trying to sell since 3 months, and now getting urgent as 20% installment gets due. Now they are finding difficult to find end users. It is not investors stabilizing the price, but those who pay it fully and utilize it for long time. So it is just a word of cuation.
A correction I meant “….this is not the question of Bombay, Pune and NCR. Gentle man, I have stayed in all these cities and then reached bangalore, not just reading….”
And my dearest freind AKS, do not take things that seriously, internet community is for sharing thoughts, not for cats to catch tongue, if so no body would have tongue, as it so happens when they go to BC office.
Man! it needs guts to say NO to temptations with money in your pocket when the whole lot of young investors is running after BC.
let me correct you there:they land is fully owned by the developer so no question of failing to acquire the land.Also to ur experience of comming across someone trying to sell something at a cheaper rate now thats sometime to do with an indiviual who may be wanting to sell this and invest in nikoo
dear aks I m from delhi and know the prices there but do you know the rpices are high because there is no space in delhi so whatever sells is on v high price and mind it delhi market is dominated by businessman and most of the amount is cash not on paper.
while in bangalore most buyers are IT professionals and lot of new deveoplment happening and price shld not be that high
In Bangalore big builders are charging exhorbitantly, reputed builder near to this project quoted much more than BC one & half year ago, still has flats for sale !!!
BC starting price seems to be reasonable.
BC is not talking about UDS and carpet, these are two critical points. All big builders deilvers 40% UDS.
25% at intial stage is too high, it can be apportioned over period of time, this will reduce the risk of investor.
SPS,
I can tell you that if BC raises by 10%, they will not sell half of their remaining flats as they will be then charging equal to Sobha City where one has no concerns. In that case you will find BC in even worse situation than class A builder you mentioned. The whole hype now is as they give a feeling that it is prelaunch, so people want to get beneift of prelaunch. If quality is the consideration, one would be able to justify BC after one year even at 4500 (after +10%), but that is not the case.
would like to mention that looking at the track record of the promoter and the way they have done up the land presently,he is sure to deliver close to what is promised if not fully
Anshu,
I think FSI, % open space per owner and UDS are the key parameters which decide whether project is congested or not. In BC all seems low. The space for Water treatment plant, Sewerage treatement plant and other common facilities are still not marked in project. If that also marked to include in 17 acres, it may be even surprising.
Dear friends i respect your concerns about safety and security of our money and the dream. Having said that lets compare the project with other A class builders which is discussed in this trailing messages. I can see someone delibarately trying to hit the image of bhatiya. To share with you, i had a enquiry i was so happy to see thier GM himself came as that time the concerned sales executive was not available. Hence i can suggest speak to the concerned people of bhartiya which will give you required details, i am very happy to see that a real estate company who think positive for thier customers. Thanks
Hi Priya,
What you are saying might be true. Maybe competitors are trying to hit Bhartiya city’s image.
We also booked 3BHK in Bhartiya city and know that rsponse this project is getting is far better than some A grade builders in vicinity.
However, basic things like approvals, bank loan, power back up planned (I read somewhere its .5KVA) etc we should get on official communication. Its our right.
I so hope they come out clean in public and I do not need to cancel my booking as I really like thier concept.
Plus I did my calculations on carpet area: Its 67.773% including bay windows as per my calculations.
Not sure if its possible but as a group can we approach the builder to reduce loading? Again I am naive in this area and do not know if its possible. But i feel such less carpet area is cheating.
Hi Anshu,
I agree to your points that we should differentiate this discussion in to Image of Bhartiya & our rights.
Sparing apart image of Bhartiya, what concerns me are below points
1) As we speak there is no confirmation on UDS of land. I hope its not a big surprise tomorrow that we get ridiculous percentage of land and by then we would have ended up paying our money as well and we loose cancellation charges.
If a builder knows how to make apartment plan, how many acres allotted, area of each apartment sold or planned, why cant they just inform the buyer. By not annoucing it, it gives a buyer feeling that there is some thing hidden and therefore they want to disclose it only after we make payment
2) What is the big deal if Bhartiya announces proof of getting approvals. By delaying that too, it brings in negativity and doesnt give a good feeling.
3) Bhartiya with all the good things they done so far is more to do with creating a good concept and a dream for future. That benefits Bhartiya as much as buyer. However they have to do some things which benefits and gives basic security to the buyer. Its like having a great city without security. That bothers me.
I feel that Bhartiya is good or bad will depend on their actions and not what image we have in mind. If a company is transparent, all these questions doesnt arise. THey are adding fuel to the fire by delaying what can be easily given. gives a feeling that they want people to commit their money and helplessness before they announce what looks like a disastour. What do you feel?
I am not sure how you guys have done the calculations for carpet area.
Here is my calculation:-
X Y Area
Dining 13.75 9.50 130.63
Living 12.25 12.00 147.00
Deck 12.00 5.75 69.00
Foyer 4.75 3.00 14.25
Vestibule -1 5.25 3.58 18.81
Bedroom -1 15.00 12.00 180.00
Bathroom -1 8.25 5.00 41.25
Bay Window -1 10.50 2.33 24.50
Bedroom -2 11.00 10.25 112.75
Bathroom -2 8.00 5.08 40.67
Bay Window -2 7.58 2.33 17.69
Vestibule -2 5.25 3.58 18.81
Bedroom -3 12.25 10.00 122.50
Bathroom -3 8.08 5.00 40.42
Kitchen 10.17 7.08 72.01
Utility 10.00 4.00 40.00
5.00 3.58 17.92
2.50 3.58 8.96
Carpet Area 1117.17
Total Area 1595.00
Factor 0.70
YG,
Your calculation is correct. But Ozone Urbana which is a simmillar project has carpet ratio in excess of 75%. So what you pay net for BC is around 4400 psft plus other abnormal charges, that too for a new builder. I am seriously thinking of deciding otherwise on this project.
true we need to ask in “group” to increase the carpet area to atleast 5-10 % , and other thing we need to ask the roof height , as I came to know that the roof height is very less in comparison to other builder.
I think only if we ask in group then only it is possible they will rethink…
They can’t increase the carpet area as that would result in complete change in the plan which they can’t afford to do at this point in time. Also, by doing so, they will have to again apply for approval which may take a long time. Moreover, financially they will have to lose a lot of money. Do you think they will come down just because of a small number of buyers, may be 10-20, put pressure. They have a long list of buyers. So even if you cancel someone is there to grab your flat. The demand is really good. So, just forget any change in the carpet area. If you are not happy with the carpet area, you should have not booked. It looks like people booked in hurry without analyzing anything.
I see a lot of wrong notions here, shows lack of experience. Has anybody come across a project where the carpet ration has changed after project launched. Though there are no concrete guidelines here (which will come once Real estate regulator steps in), generally there is some concept on this, carpet ratio is a refection of the design. You like it you take it, else just reject it, nothing in between.
The most popular filler used a million times on this forum for lack of a proper defense when confronted with a valid -ve argument “COMPETITORS TRYING TO MALIGN IMAGE OF THE PROJECT “…it makes me laugh going thru each thread and seeing people accusing every -ve argument or point of view as “from competition” lol
I have also booked one there. Let’s catch up to discuss more.
Are you from marketing or Sales team of BC?
I agree with u , yesterday I checked in few websites , this project is planned long time back .In october 2011 almost all approvals r done , few issues were there regarding sewage and school, BDA has asked them to change some plan otherwise everything is cool.I think deliberately someone is trying to make panic, so that few of us cancel it, and they can have apartments in current price, b’coz for 6th towers definitely they r going to raise the price almost upto 4500 / sqft.
priya ji…aapka apartment appko mubarak…par thoda research karna bhi zaroori hai 🙂
payal ji…mistake 🙂
Payal, you are over ambitious and greedy. Trying to increase the market value of your apartment by speculation. Good keep it up.
Payal and Priya,
Let us assume for a while it might be true As you said some one (who ever commenting -ve things on BC) is deliberately trashing BC image or competitor is trying to trash.
Do you think the people who had put -ve comments here didn’t ask any valid things ?
I myself went with a cheque book and an intention to book apartment, but the way they were giving answers were hopeless or not proper.
Both sales guy and their manager promised that they will get back to me with respect to UDS, approval and further details, but it has passed 5 days and no sign of any response.
Do you know where exactly the Peripheral ring road comes in that city ?
Do you know that PRR from BDA is 300 feet road and it is a Toll road ?
I asked them how are you tacking the traffic flow between apartment block and other end of the PRR ? they said we will build a fly over !!!
Do you know that part of those survey numbers are notified by BDA for PRR and they have to leave that margin road and build further ?
Why all these confusions we should have … why not BC openly give the details to customers.
I’m not asking BC to give approval documents to each and every one who go in. At least for those who are ready to pay 10% and give EOI they should reveal proper things which they failed as of now.
I’m also planing to again visit them on coming Saturday and seek more details, of things are positive then it is good to consider or else definitely it is a concern and it is hard earned money we are putting in this project.
Also carpet area of 70% calculation is right, that is what I did get when I converted entire area into Inches and calculated.
As some one suggested let us ask BC to reconsider increasing the carpet area.
Regarding the height yes when I checked they did mention height is 9 Feet per floor including A/C duct.
Hope if some one from BC is also in this forum and watching these conversations they will take it in +ve sense and try to publish all the details in their web page.
Thanks
Nav
Hi,
I agree that 70% carpet area is less. But have you checked lately other builders as well?
I have checked following projects… so far..
Sobha City – 70%
Prestige Ferns Residency – 71.8%
Prestige Park View – 69.6%
Brigade Metropolis – 72%
Pashmina Waterfront – 70.7%
DSR Sunrise – 72%
YG,
To reach their class, BC has to go a long way. Look at Ramky one north it is 81% on paper and 79% when I calculated. Ozone it is 76% and many more.
If I have to close eyes to bad things, it is my wish.
Once the real estate regulator comes in, all these factors would be streamlined. When to launch in market, price rise norms, payment terms, documents to be produced at launch stage, FSI/UDS/Carpet ratio, penalty for late delivery, booking amount, cancellation norms, transfer charges, investor/owner differentation and owner protection etc would be stremlined. Class A builders are more or less already following this, hence they would not feel the burden when regulator comes in. But it will filter out the BC kind of projects, so CREDAI would oppose it for some more time. Is BC CREDAI certified?
BC cannot be CREDAI certified ‘cos one of the prerequisites of CREDAI membership is that the builder should have a track record. and BC is a maiden project by BCDevelopers Ltd.
i dont agree with you, EZZEE groug is a CREDAi member and he has no track record
I got one more update from BC team..
Sir our project is approved by SBI !!!
My next question to them is what is your UDS %
Answer is sorry sir, we will get back to you.
I know most of us think if SBI approves a project then it is all proper, yes it is true to some extent.
I’m not confirming any thing unless they clarify all the queries.
Regarding the availability of flats…. there are many it seems, all they need is you to give cheque.
Thanks,
Nav
I did meet them last week and was told that the PRR will be elevated. This will help movement underneath it.
Hi Priya,
You are correct. Look at only the good things and close eyes to the bad side, may be that is what you are suggesting. A person who bought and later realizes uncertainities would feel the pain. He would try to see how much he is in trouble. So that is a debate. Unless some thing real the builder has to counter or till he presents some thing of that kind, you cannot stop one from thinking. This is all what is happening. Why the builder does not give a reasonable terms or why does not he give clear answers to justify the hype created and high price quoted for the project. A class A builder does not take birth over night, it is years of effort and success gives him that cadre. So these responses are natural and builder has to prove he is right, so the ball is his court (may be for years !!!).
I know this project in and out, was impressed and just inches away from closing deal, but just then kept it pending for lack of clarity. If the builder gives clarity, I may consider but only at reasonable price. So I am part of the project till I decide otherwise.
to NKS.
Are you really end customer wanted to buy an apartment in Bhartiya city?
I have read all your comments posted. I have observed that you posted some negative message for every positive message assumed by the end customers.
Do you know more about Shobha, Mantri, Prestige and Brigade delivery. I know lot more issues faced by end customers who brought from those BIG guys…
There will be some negatives in every Builder and Projects….
The way you post comments looks it is biased and with some hidden agenda…
I am expressing my observations based on reading all your comments. I may be worng..
Hi Friend,
Image of Bhartiya? what image? Only concern is they are kid to build a castel…
Sahil
Dear Sahil
Everybody starts has a kid , born has an infant Pl see the financials of BC Intl..
they r not bldg a castel(castle), ther r bldg homes .
This is financed by pvt sector banks and crs by public sector banks.
lets not think their economics are wrong
Dear Kumar
Agree with you fully. With the kind of customers in Bangalore, who are trying to convince THEMSELVES that they are doing write, any tom, dick and harry can start as a kid and succeed or fail as well, result does not matter as long as customers are coming in. Nobody would have dared to do this elsewhere, please name an example. And finance, they will never fail, I can bet on it, because with the adavnce of 25% they get, if they have a land agreement they can atleast build Nikoo. Rest city and all that, they are anyway not assuring you. I can tell you that it will not figure in any of your contracts. You should feel lucky if you see all approvals before paying 25% and more luckier if the contract talks about delay penalties, so please insist that. The point is; at that price when you are having N options around, why to take all these trouble. Anyway it is your money and your decision.
I feel carpet area is less and especially kitchen is too small for Indian style of cooking. No utility space for kitchen. with fridge inside the kitchen, there is space for only one person to stand. it is 3 BHK, suppose to be designed for more people, but single balcony.
And regarding the free space.. here is how i have done it.. It is not less than 75% for sure…
sqft in acre 43,560
Bhartiya City
Acres 17
Sqft 740,520
SQKMs 0.0688
SBA 3,312,000
Units 2500
Floors 17
Per Floor Area 194,824
Per Floor SBA 160,000 145,086
% Built 21.6% 19.6%
% Free Area 78.4% 80.4%
SBA will be limited by 5-16 floors where you have maximum apartments
Towers Type Each Type Area Total Area
Tower 1,2,3,7,8,9 6 D 2 1098 13176
Tower 1,2,3,7,8,9 6 D1 1 1056 6336
Tower 1,2,3,7,8,9 6 C 1 934 5604
Tower 1 1 D2 1 1059 1059
Tower 1,2,3,7,8,9 6 F 2 1265 15180
Tower 1,2,3,7,8,9 6 G 2 1595 19140
Tower 1,2,3,7,8,9 6 E 1 638 3828
Tower 1,2,3,7,8,9 6 H 2 1917 23004
Tower 1,2,3,7,8,9 6 C1 2 933 11196
Tower 3 1 A 1 1200 1200
Tower 4 1 F1 2 1265 2530
1 F2 2 1265 2530
1 F3 1 1265 1265
1 F 1 1265 1265
1 G1 2 1595 3190
Tower 5 1 H1 4 1917 7668
Tower 6 1 F1 2 1265 2530
1 F2 2 1265 2530
1 F3 1 1265 1265
1 F 1 1265 1265
1 G1 2 1595 3190
1 D1 1 1056 1056
1 D2 1 1059 1059
1 D 2 1098 2196
1 C 1 934 934
Tower 10 1 I 2 967 1934
1 I1 2 954 1908
1 I2 4 1049.5 4198
1 H 1 1917 1917
1 C1 1 933 933
Total 115 145086
3.331
good analysis , thou u missed a point.
in total 17 acre, some part needs to be handed over to BDA.
the common amenities etc.. (garden/clubhouse etc)
without handing over those space , you wont get approvals..
you might find the area and details in booklet builder usually gives.
Obviously you wont get that area divided for UDS.
IN BC there is no separate club hose i guess , so dont know how this will span out..
Here i was talking about free space not UDS.
UDS percentage will be around 20% like mentioned by somebody else in forum here.
In UDS normally you remove 20% for Club House, Civic Amenities, Kharab land etc of Land Area.
Have you taken into account the corridors, lift areas, stair cases, car parking areas in your calculation. All these comes under super built up area.
Yes. I have taken Super Built Up Area of each apartment which will include all common areas , lift etc.
Vinay,
You are right. When SBA is clauclated the builder considered this, not customer, for him those go in the 100% minus carpet ratio. Carpet ratio is purely area in liue of actual dimension you get to SBA ratio.
Some of the questions and answers during my last meet n discussions with the BC managers..
1. Approvals-Ans- Probably during agreement. Not sure (seemed like he was avading that question)
2. Back up generator- Only for common areas or apartments?(according to nikoo home specificstions, only fot common ares, if required for apts,at an extra price!)- Ans- Will confirm to you,mam. (no calls after that)
3. Water- Ans- 20 borewells for 125 acres. Q-Is that enough for residential, commercial, SEZ, schools and hospitals? Ans- Yes mam, we will dig deep bore wells.
4. Penalty Clause for delay in hand over( most developers give rent for the flat)- Ans- 3-4rs/sq ft.
5. Lifts- only 3. Ans- ????
6. Wall height- Ans 9’4”.
7. Safety for bay window. Ans- its upto the end consumer
8. Commercial places, schools and hospitals exclusively for BC dwellers or general public?(Concerns security)- Ans- Not sure, mam. Will confirm.
9. When will whole project finish?- Ans- 10 years. (By that time i doubt i will have the enthusiasm to enjoy such an active lifestyle.)
10. Only 1 helipad?(High rises need one on each tower)- Ans- all towers are connected, mam. ( so how does it help for emergency evacuation?)
11. Distance betwn residential and commercial area?- Ans- Dont worry, mam. Your tower no 7 is far away. so not much noise.(What about other towers?)
12. Chimney included? Ans- Will confirm
NAV, pls give me your mobile number if possible. I would like to clarify few things on property.
Hi Shashi,
Let us discuss over this forum to make sure every one can understand your views.
You can also reach me on nnav@indiatimes.com
I’m waiting for official confirmation on floor ratio from BC team.
Thanks,
Nav
I booked a 2.5BHK on Nov 3rd…my cheque of 2.5Lacs is not yet encashed. Now I think, it is quite risky to go ahead with this project, as I understand that they are yet to get many of the important approvals. The sales executive of BC said to me that this project has all the approvals in place and we will get all those details once our cheque is encashed. I am really not sure whether to cancel my booking or to go ahead with this.
Does anyone have an idea on what UDS Brigade provided for Brigade Gateway/ Brigade Metropols which are both large scale project.
I have a friend who had brought in Brigade gateway, he is out of station, I will get the details by week end or early.
I know about Sobha they provide around 48%
Nagarjuna developers around 43%
Thanks,
Naveen
Century Real estate is providing 50% UDS in thier Century Indus project at RajaRajeshwari Nagar.
NAV, i checked and verified with Bhartiya after reading your detailed article ( Thanks).
They confirmed me that it would be around 30%. They got pretty irritated when i went deep in to why they are not announcing at the time of booking. They just said that UDS is just a security and has no relavance when it comes to resale of the property, The question will only come at the time of demolition after 100 years or so. What is your final conclusion? Do you feel its worth investing or to let it go.
>> after 100 years or so
One other thread on this site quotes (much) smaller number for buildings in India.
Have also seen lower numbers than this in news papers (+ heard from folks who demolished their building to make a new one).
One may have to make one’s own call on such numbers or talk with some civil engineers
Though it is after 100 years we need to be clear.
I know few apartments in front of marathalli ring road who are worth more than existing apartment price if they demolish today and make it commercial complex.
Thanks
Nav
recently I just visited their discovery centre and site! I was very surprised to see the way they present the project. I liked the entire plan and I think as its their first project; they would do anything to deliver what they promise. Moreover; the site already gives one a positive and refreshing feeling. Of what they told me, I think the sale is very fast.I booked a 2 bhk as the 3 bedroom i wanted; I couldnot get.
With the effort that they have put in in marketing; I am very hopeful about it.
Today I had been to the site location, things look good but over hyped.
Few concerns on the project
What is the Undivided rights (UDS) for the apartments in this project ?
For those who want to know what is Undivided rights, following link gives some details
http://www.indianrealestateboard.com/forums/showthread.php/16670-Undivided-portion-share-of-land-in-apartments
An undivided right is very much important for future and based on the same you will have your property value .. Not because of the hype and marketing gimmick
I had checked with the project executives, none of them including the manager had answer for it.
They started telling sir, we will give the details during the agreement, wow what an answer.
I demanded that before even giving 10% advance I need the details, what if you are giving me very less undivided rights … so they had told me that they will get back to me by tomorrow.
Coming to my undivided rights in the apartment space … I did my own maths
Following are my calculations
Their project is 17 Acres only for apartments
17 Acres boils down to 740520 Square feet (Seven Lak Forty Thousand five hundred and twenty square feet only )
They are coming out with 2400+ apartments, let me consider 2450 apartments
Now they have mix of 1, 1.5, 2, 2.5, 3 and 3.5 Bed room apartments ranging from 820 Sqfeet to 1720 Sqfeet
Let me consider an average of 1100 Sq feet per apartment
1100 X 2450 Units = 2695000 Sq feet (My got Twenty Six lakh ninety five thousand square foot !!!)
Now let us do a ratio of what is available to what is sold
That is 740520/2695000 = 0.2747755102
That is 27.4% only !!!!!
Guys this is far below compared to what any reputed developer gives.
I had checked with Sobha, Nagarjuna etc…, none of them are below 42%
That means in NIKOO homes it is clear that for every 100 sqfeet I buy I get max 28sqfeet real land.
I’m not at all happy with any number below 44% and I know for sure many projects around this are providing all most 45% as undivided rights.
Some more basic questions that I have are below… please feel free to add your thoughts
I asked them what are the approvals you have ?
First they said we got all approval, I asked can you show any, and then there is no answer.
I asked who had given approval for you ? Is it BDA or BBMP ?
They said both….
Not sure how both can give and what approvals are in place
First time in my life as an end consumer I’m hearing that I have to pay 10% for EOI that too not even getting any legal opinion and documents from the seller !!!!
Whom are they making fool … I’m sure there are many veteran buyers and investors who are here even don’t blink and they just go by name and specs … but how about buyers who are salaried people with limited budget ?
The next funny part is even for cancellation charges of 1% … wow very nice scheme by this group to make money ….
I was more surprised by hearing the comment that sir there are no flats available in 2.5 and 3 BHK, but last week there was a huge rush and many people booked 2 flats and they are cancelling and we will let u know !!!
What is this ? Does this mean there are many people who brought 1% returns to this company by just seeing model flats and having cup of coffee, tea and ice cream ??
Come on guys let us be more realistic and demand our rights.
The next funny thing was sir you have to pay 25% total after EOI within 30 days, or else 18% PA interest for it …
Wow what an Idea… even not giving any legal papers, not having any clearance from city authorities they are asking 25%
I asked which all banks you have approval ? Do you have SBI ?
They said no sir only HDFC, ICICI and Axis …. Again all private players
I asked why are you insisting I have to make 25% payment and rest all bank give … why not it be like I make 10% payment now and let bank make 20% then we divide the remaining amount accordingly …
Their answer is no sir that is how the policy is and people are booking.
Great, people are soo blind that even not considering any legality aspects from the booking perspective … not sure, I might be wrong because I look things from both extremes.
Now coming to few more points, I asked him boss tell me where is the Peripheral Ring road coming … they just showed the center road and said that is PRR.
I asked do you know what is its width, they said may be 150 feet ….
Friends as per I know PRR is 300 feet with service road, and also there will be extra margin.
PRR will be a toll road, these guys are saying they will have access from there … might be true but it will be toll.
They said PRR cuts the city, I said how do you connect them, the answer was we will have skywalk !!!
Not to blame the staff .. They are telling what ever they had been trained 🙂
My next question was around pollution board clearance and actions towards environment policy.
I asked them where is your sewage treatment plant ?
For 2500 apartments you need a good Sewage treatment plant according to BBMP/BDA …
Answer was silence and one guy said sir Leela hotel had booked means there will be sewage treatment plant.
I got stunned… wow because hotel is there there is sewage treatment plant!!!
I said can you show where it is in this 125 Acres plan !!!
Answer is sir it will be below the buildings !!!
Then I have to educate him saying what is STP, what activities will be happening there … then answer is sir we don’t know, we will get back to you.
What if STP for entire city come near apartment and I get all bad smell … god knows.
I asked what is your solid waste management plan for 2500 apartments, where is the common location for dumping ?
I want to make sure my apartment should not be near there …
For that no answer …
Guys honestly tell me those who booked on what basis you booked ?
Didn’t you get any of these questions ?
My last concerns are
Key Distances
• MANYATA Tech park – 4 km
• Hebbal Fly Over – 8 km
• MG Road – 13.5 km
• City Railway station – 18 km
• International Airport – 23 km
Please don’t go by above numbers, they are all just Arial distance.
For example distance from Manyatha Tech Park to Site location gate is 7.3 Kms (You can refer to Google maps for this in the link given below)
https://maps.google.com/maps?saddr=Unknown+road&daddr=Manyata+Embassy+Business+Park,+India&hl=en&sll=13.066101,77.637205&sspn=0.050332,0.104284&geocode=FdCfxwAdQcCgBA%3BFZkDxwAd_GKgBCHWcSWvrN2bJSmplxRKbheuOzHWcSWvrN2bJQ&oq=man&mra=dme&mrsp=0&sz=14&t=m&z=14
Similarly search for all, then you will find they are not road distance it is Arial one (You can calculate Arial distance in wikimapia.org)
Now given that we are lining in digital age, no one can fool us soo easily.
I completely agree that this is a new concept, nice concept and good project. Infact today morning I was tempted to book 2.5 bed room unit …
But took a while and started thinking bit more and shooted multiple queries …
So my analysis is think twice before investing your hard earned money.
I also agree with few comments posted here with respect to carpet area, I felt it is too less.
If you consider all the facts the over all price is inflated.
After paying inflated price all you get is amenities that are as part f NIKOO homes, that is club house, theatre, cycle, squash, tennis court, basket ball court, swimming pool etc..,
Rest of the things which are around the fancy looking malls, SEZ etc.. Are all allowed for public too.
So I’m still holding my plan to buy 2.5 BHK and waiting for confirmation on undivided rights, approvals etc..,
Your thoughts are welcome
Nav
Hi,
I agree with you. I cannot digest how can they expect 25% payment before agreement. This is totally unprofessionally. No builders have done this in past. This will set new trend. It is better to stop this bug here… may be some one should take them to court.
BTW, you get answer to UDS only when super build area is finalized, approved by BBMP/BDA which is not yet. Check my other post on this.
For all other concerns like state population control board clearance, STP etc, people can check it online
http://seiaa.kar.nic.in/apprisalcom1.htm
http://seiaa.kar.nic.in/seac_meetings.htm
At above link, you find complete details of new projects who have submitted their plans for clearance. In above link, you can find meeting minutes for every months, go through the October month, you can know the details of bhartiya city.
BTW, clearance from these board are must for BBMP/BDA approval And PPR road will introduce a new bridge constructed by BDA
Prabhu,
Thanks for the links
Excellant Analysis. Don’t worry, as reality will struck, you will see huge rush of cancellation too.. like it was for booking..
The distance from back gate of manyata should be less , thru Manyata villas..
i guess from that gate it should be 5 kms.. still u need to travell 1+ km to reach offices
http://goo.gl/maps/HIeNl
You have asked all valid questions. But do you think all people look into there things before booking apartment… If that is the case then lot of politician elected will be good…. not like current one…. They just need 2500 people out of BIG home buyers….
You go with any builder, you will such lot of one sided rules and lot of unknowns….
I had lot of questions, but booked one thinking concept… it is high risk, but my past real estate risks paid off heavily and just hoping same here…..
Dear NAV,
You have right observations. You can see my post of Nov 1 and Nov 3 on page 1. After decades, you get only land, but that is very less here. Carpet ratio also very low. They charge for every thing they give. So the basic rate is not comparable with other developers. Being first ever project, BC should have given discount for the risk customers are taking, but they are going at premium. But the point is that they have got the nerve of the customers, they know how to be above customers. This is a classic example of how gullible are the relatively young customers of Bangalore, they que up like a ration shop even if builder does not answer any of the queries, matter is I want to be one of the first owners, BC knows this pulse very well.
The issue is whether they will get approval in time and whether deliver in time what “they dream”. I think you do not have to bother about STP it will come, Peripheral road no body is factoring it. People are dreaming about walking in sky garden, really not checking whether there is enough width for so many people to walk! Why you do not walk at the ground level garden (oh! space is less there). It is just hype that drives the whole thing.
Hope we all will get up to see a fresh morning and see the real world.
Nav,
Awsome Analysis. As you said. One should get the complete information on the project before Booking the Appt.
The Actual Reality is, Ppl have some Surplus and get attracted to such pre launch offers, Property shows. But Hardly anyone think about the Future of the construction and the Value it fetches to them.
Every alternate day we have a new developer entering the market with New concepts and Prices. so the run is ON. But what remains common is the Qualuity and value whcih one should not ignore.
BC is a complete Hype.
Nav, you have done great analysis and given critical details. i appreiciate it and agree with you that these are all critical questions when we are investing our hard earned money. thanks for sharing these details. it helps me also to think in right way and allows me to take a right deicison.
Sreepad
And these are to the point questions. As I mentioned sometime back, the PRR will be elevated as per the Sales person. Which sounded logical. Toll and access control would be there. I dont think it will have access from BC, but there will be one for that surrounding which includes Tanisandra, Nagawara etc. PRR is still a concept on paper and will take many years to materialise.
how does a bhartiya city sales guy would know that the PRR would be elevated? Dont believe these sales and marketing people. They are trained to speak lies.
Guys ! Today we submitted application form for my 3 bhk apartment , and paid 25% initial payment . Anyone else , did their first payment ? It was pretty exciting , on the auspicious day of “Dhanteras”. Almost all apartments are booked in tower 7 ,8, 9. Only few 1 bhk and penthouse sort of apartments are left. Now they r not going to do any booking for new tower, they said they r going to increase the price for new towers.
If i am right you are supposed to pay the balance 25% 30 days from the time the booking application form is submitted ! The first payment is the booking amount itself.
This is my second post dated payment . They won’t cash it right now .
congrats!! Did you read the agreement thoroughly? Any surprises? How about home loan? got it approved?
Thanks , they got there own Icici bank and Hdfc bank agent. If u want u can discuss with them.
Why you paid 25%? Currently they are not asking. correct?
I guess as of now they are asking only submission of form and details.
25% to be paid after 30 days?
They asked me to pay 25% after booking amount, I gave them post dated cheque. They won’t cash it before 21 days , even though they didn’t cashed my previous cheque yet – the booking one .
I booked 2bhk,1098, D01. Wanted to book 2.5 Bhk, but as there was no option for corner flats in this category, so choose 2 Bhk flat. I Booked the flat without seeing the model flat, as it was not opened that day. Now when I went there to fill application form and saw model apartment and actually didn’t liked floor plan. Hall, and rooms are on side. Kitchen and bathrooms on another side, seprated by gallery which in my opinion is not optimum use of space. Privacy wise it’s good, but as its only 1098, so space utilisation is important.
Other’s opinions are welcome.
You are right. Each type of apt has some or the other issue. The two br faces open area or rather do not face high rises, but floor plan is not pleasing and carpet area are not adequate. The 2 bhk with study are good, but you can only see buildings from the deck.
I agree with your analysis. Even i felt the same way. 1098 sqft and on top of that only 64 to 66% carpet area, the space is very less. So it is important to use every inch of the carpet area efficiently which they have not done as per their floor plan.
The floor plan is bad its more like a hotel than a home.
It looks there is some confusion/understanding of carpet area calculation. Convert Ft to inches and calculate carpet area. It is coming to 74% for 1098 flats. So, we can put end to the negativity flowing around.
Please show ur calculation, definetly there is mistake.
If I include bay window in calculation(which is ideally should not)
Then even it’s 67 to 68%.
Calculation can’t be posted in right format here. You can do yourself. Even without bay windows it is 71%
12
Ft inch Ft Inch Inch Inch Total
deck 11 3 5 0 135 60 8100
living/dining 21 1 11 0 253 132 33396
foyer 11 3 5 0 135 60 8100
B2 11 1 10 0 133 120 15960
bay window 7 7 2 4 91 28 2548
vestibule 10 6 3 10 126 46 5796
kitchen 10 2 6 3 122 75 9150
bathroom 8 0 5 0 96 60 5760
utility 3 9 4 0 45 48 2160
B1 12 0 10 2 144 122 17568
bay window 8 4 2 4 100 28 2800
bathroom 8 0 5 2 96 62 5952
total 117290
1098*144 158,112
74%
Please recheck with your foyer measurement, its not 11.3 by 5. Its only 4 by 2.9. I don’t know if you have done this deliberately to mislead others or by mistake. Moreover, Bay window does not come under carpet area.
Yes..with correction in foyer size carpet area is coming down by 2%. Without baywindows it is 69%. With baywindows it is 72%.
A simillar project by an experienced builder Ozone Urbana is 76%. Purva Venezia is 76%. And if you want to compare with other class A builder of lower carpet ratios alone, it is up to you. Effective price of BC is around 6050 psft (5500 psft mutiplied by 76%/69% due to lower carpet ratio). If you are looking 15% appreciation every year, keeping another 3% for tax, you need an appreciation of 18% per year, in four years if it gets completed, then it must cost 94% more. i.e. 11780 psft after four years for you to break even. If carpet ratio is better same return you get at 10700. I leave it to you to see whether that price will be achieved there in 4 years.
I just feel that this mathematics may not work out for this project, unless he proves himself to be a much bigger player, not only through this project. When it comes to paying upfront lumpsom of 1.6 crores for a completed house, what one looks at is howlong that building will last and it is largely driven by the builders reputation. And the pieceful surrounding will also be looked at (a lot of construction would be around in that city for another 6 years).
I think BC is lucky to find customers whom they do not have to convince, they get convinced themselves.
Hi,
Thanks for the carpet area calculations.
For 2bhk it is lesss…….. how abt for 3bhk? 1595sqft
Guys, any idea why there was no floor rise charges for 1BHKs alone?
A news in 99Acres . com
Bhartiya International Raises 700 Cr for Realty Project
To make their entry to the Real Estate market, fashion apparel company Bhartiya International has raised 700 crore in debt for a 125-acre mixed-use project in Bangalore. The firm has raised the debt from a group of banks. The debt will fund the first phase where around 900 residential units will be constructed. “The entire project will require close to $2 billion investment,” said Mr Snehdeep Aggarwal, founder chairman of Bhartiya International. The project will take around 8-10 years.
Topix, 7th Nov 2012
NKS,
Did you finally booked any flat in bhartiya city or still thinking. It looks like you are very much interested in the project but not able to make up your mind.
Nand,
I am very likely to pull out unless concrete proof of approvals are presented and all questions are answered. I am constantly in touch. No way unless peace of mind is there. It seems this blog will go on for years and may create a record, but I cannot keep myself and my money hanging like that.
Hi NKS,
I’m not sure why you didn’t get the approval documents. We attended the 1st owners meet on last Saturday and got all approval documents in CD and Papers. We are going independent legal opinion now. Please join the google group (group name is nikoohomes) and we are discussing and doing everything together. We have clarified on all questions, and the MOM and action items are available in the same group. Hope this helps!
I also booked an 3BHK Appartment in block-8.
still thay have not encash my Cheque..
This applies tο pretty much аnything
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YES received the same balaram.
Apparantly all the apts except 1bhk are sold out in 3 towers
Hi.. I too booked a 3 BHK+ SQ 1917 sqft.. Hope BC will deliver what they claim.. Any one else booked a 3 BHK +SQ in this forum???
one thing i noticed today (might be i am late) is that the broucher provided by BC has only the plan for 9,8 and 7 tower. The unit open in this tower are almost sold out except a few 1/1.5 BHK. I dont think they have plan to open any more tower in coming day? I also read somewhere that they will construct the resedential unit in phases. each phase will be having 3 tower and will be ready in gap of 6 month with other phase?
Got a call from sale advisor today. Look like BC is putting cheque for clearnce.
Below 2 clauses (cut and paste from form i recieved today) for your reference-
1) The applicant/s agrees to pay the balance towards 25% of the sale value (apartment value + car parking) within 30 days from the date of booking.
2) On realization of the balance 25% payment a formal ALLOTMENT NOTICE will be issued by “BHARTIYA CITY DEVELOPERS PVT LTD” and thereafter, formal Agreements will be entered into.
Any other if some one recieve
Yep ! I too got exactly same call.
Can you please clarify whether 25% of basic cost needs to be paid before agreement signed?. If so, this is not acceptable. BTW, approvals are not in place for this project. State environment board is yet to clear the change in BUA – 8,41,870.27 sq mt to 10,52,209.77. If I am right, BBMP or BDA approval is a long way to go, SEIAA approval is must for BBMP approval.
One should pay 25% only during agreement signing. So please be careful.
As per them, you have to pay 25% before the agreement. They will initiate the agreement process only after receiving 25%. It was mentioned in the cost sheet to make the payment within 21 days from the date of booking.
Just a word of caution amidst all the hype: –
This project has rating of [ICRA]B+ as per ICRA
http://www.icra.in/Files/Reports/CPR/Bhartiya%20City%20CPR%28NEW%29.pdf
Just to clarify, B means : –
Instruments with this rating are considered to have high risk of default regarding timely servicing of financial obligations.
moderate risk, not high risk! Sobha has (ICRA)B++ . I would also advise you to go a step further and read the summary of the assessment and rating of BC by ICRA. That might explain things better.
Sobha developers have a BBB+ rating which means STRONG, B+ means vulnerable. See explanation http://www.bcic.org.in/recentevents/25nov2010/ICRA_Presentation.pdf
My heart beat has started increasing.
This was in Dec2011, also this rating was given for debt raising of 535 cr.
Yes, execution risk is there as being the first project of Bhartiya, and being first of its kind in bangalore.
http://www.icra.in/Files/Reports/CPR/Bhartiya%20City%20CPR(NEW).pdf
Hi Guys,
Any buzzz on BC as the weekend is on the way!
Is the bookings done after the price increase?
Share the thoughts 🙂
I believe BC is a bit differently designed and it is unlike other apartments which have only 2, 3 or 4 BHK. This project has a lot of 1, two types of 2, 2.5 BHK and I think this will settle the equation to a great extent. Therefore, this shouldn’t be a major concern.
Analysis on this project. Comments are welcome.
Pro’s
1) Their USP, ie., “buy a home, get a city”.
2) If planned correctly, can be a good investment.
3) Ideal for a person buying 2nd or 3rd home. My guess is many people who have already booked fall in that category.
4) Awesome marketing strategy by providing model homes, cycling track, good roads, good facilities etc., Good way to lure buyers.
Con’s
1) “Buy a home, get a city”- But at what cost? Has anyone estimated the approximate maintenance charges? I would expect the monthly maintenance to be around 10K.
2) Builder has no history of delivering projects. Big risk always.
3) No approvals on paper yet. No legal documents to show even if you book the flat or make agreement. How can we pay 25% upfront without any of these.
4) No one knows when the project starts nor when it ends. Again Big risk. Apart from this, it’s a gigantic layout, delays are always expected. If the project starts in Feb ’13, possession might be some where in 2017.
5) This project is ideal for people looking for 2nd home. This is because there is no commitment on the project completion and risk of dealing with a new builder.
6) 2 lifts + 1 service lift for 300 apartments!!! Let’s do some math. In the best case scenario, If on an average 3 people stay in each house, we have 2 lifts for 900 people !!! It will be a big chaos waiting for your turn at the lifts.
7) Not enough bore wells at all. The chief personnel at the site office said that they can’t arrange corporation or ground water for all and that the project has to survive mostly on water tankers. 8) The cost of the project is going to be more than what they are showing in their excel sheet. Add VAT+service tax + registration. All 2 BHK’s are going to cost 10L more.
9) Pathetic carpet area to sale-able area ratio. If I include the bay area also, on an average I am getting 65% carpet area. That is way too low by Bangalore standards. The 3 BHK cost in Bhartiya is going to cost same as that of Shoba city because of Bhartiya’s poor carpet area.
Very good observation. At least first time home buyer should think about investing on this project. Given the size of this project, it is going to be a big chaos when people will get the possession.
How are they going to provide the water? How many tankers? God knows..
i second to it. Good analysis JB.
One more thing that most of buyers are investors, to me it is big risk.
@JB, This is good analysis which helps ppl determine more properly.
For maintenance i dont think it will be 10k considering that 2500 apt in 17 acre of land.
@balaji, You have made a very valid point. All project looks very nice in plan but then once you see the empty apt, the project looses its sheen over the time. Many examples even in well developed areas like marthahalli, Whitefield
@nixcy Right! this is my observation as well. Whichever projects Investors/NRI’s are interested most, the final possession to actual buyers may not be fulfilling.
Good Analysis JB, but i didn’t understand how the maintenance cost would be approx. 10k?? i personally feel, if number of apartments are more, the total cost of maintenance will be divided among all the 2500 owners. so it can be less.
moreover, in their cost sheet, they have mentioned the maintenance charges as Rs. 4/SF.
please suggest! Thank You!
Prit,
Rs.4/SF with the water usage charges included or not? Please confirm. The project has to depend more on tanker water than ground water. For the whole 17 acres, they are planning very very few borewells. So, the water usage charges are more. 10K might be an exaggerated number, but to supply water to whole 125 acre project is going to be a nightmare. Do you think 7-8K might be a good number for 1300sft flat including water charges in 4 years time? Thanks..
Rs 4 psqft as maintenance, Its another source of income for BC promoters.
whats the point of living in such apt where you have to pay 5-7k as maintenance.
Just couple of yrs back I was staying in a 2 bhk rented apt (1000+ sqft) in 600 apt residential complex with all faclities and in well developed area, named Vijaya enclave, the rent i was paying is 8K with maintenance as 1.1 K.
Fail to understand the above rationale
>> Ideal for a person buying 2nd or 3rd home
Not sure why?
Mahesh1,
Because, there is no clear data from the builder as to when they are going to start the project nor when is the expected completion date. Secondly, I personally feel that it’s not going to be ideal place for you to live because of the poor carpet ratio, number of lifts. A first time home buyer might not take the risk of staying in the rented house and paying the EMI’s. Whereas a person buying for investment might wait longer for possession. Having said that if the project goes according to the plan, it would be great, but how can you trust an unknown builder with no history??? After having got a good number of bookings, BC is still not clear on the approvals. For a first time buyer, it doesn’t give any confidence. The hype created by this project is similar to reliance power IPO where everyone bought 1 unit for 750rs, today it’s trading at <100rs.
How can a property be attractive for 2nd or 3rd time buyer if it is not attractive for first time buyer? 2nd / 3rd time buyers are typically even wiser (than first time buyer) as they have experience of 5 / 10 / 15/ 20 / …. years with them. They will look at factors such as RoI, ease of re-sale (not easy for high cost units with small areas..), investment for themselves or children, apartment vs plot, life of a building etc.
Today i have got the mail from Bharatiya to fill the form and submit it to them for encashing the amount And interestingly i came to know that proptiger is offering 1 % discount whoever book through them..Just called if i can get any..but he said as i have given the cheque already he cant do anything now.. lucky for those who are willing to buy now…when i asked the same to Bharati people they said no discounts are given to any group and are against discounts….anyways try ur luck..:)
Agents get 2% commission. Some of the agents offer 1% out of that. Win-win for both.
Is there any group formed for BhartiyaCity?
There is a google group. Currently we have 50+ members. You may join the same
https://groups.google.com/forum/#!forum/nikoo-homes
I think problem with them is they are not able to manage the crowd. They didnt expect suge a huge rush other wise they wld hav atleast encashed the cash by now. Dont know if increase of price had any effect on rush. Anybody who has gone recently can comment.
They opened 3BHK in tower7 also. They are allocating it to the guys who have submitted the check. And price is 3970 for 3BHK in tower7.
So true. Usually cheque is encased by companies as soon as its submitted. But I guess they are so busy collecting cheques that they are delaying encashing. Anyways good for us.
I booked 2 Bed + Study yesterday.
Check not encashed. Have not received any receipt or allotment letter yet.
With an average 6 Lakh of Reg + VAT + ST per flat, 2500 flats in 17acres, government gets approximately Rs 150,00,00,000.
Rs 150 Crore !!!!
Thats huge for just doing NOTHING.
No infrastructure surrounding that 17acres, no water supply, erratic power.
Over and above, there are other charges towards electricity board, water supply board, khata transfer, yearly property tax….
I have book 2 flats, now thinking of cancelling one.. any one any idea if there is any cancellation fee involved in this
1% of the basic value of the apartment including car parking, if done before agreement. After agreement its 10%
As of now even cheque is not encashed so one can stop the payment of cheque.
Stopping payment of cheque is an offence. Refer to the following articles:
articles.timesofindia.indiatimes.com/2009-09-23/india/28064851_1_cheque-negotiable-instruments-act-nia-provisions
articles.economictimes.indiatimes.com/2003-03-12/news/27559217_1_post-dated-cheques-negotiable-instruments-act
If stop payment is an offence, then why do banks allow stop payment on cheques? Please clarify.
Refer to the articles above and ask your question to the finance minister because i have no answer to your question. But it was a good question.
i think so stop payment cheques is not a offence. cheque bounce is a offense.
in stop payment cheque u instructed the bank whatever cheque u issued it’s accidently issued or u changed ur mind.
Just search the Net about stop cheque and you will come to know. It is harmful to assume something which can lead you to jail.
What we have given is EOI. There would be no cancellation if one backs out before signing the agreement. PLS call Bhartiya City ppl to cross-verify this.
when i asked they have told me 100Rs./SFT for cancellation.
This does not sound like a valid clause, what if the Bank is not ready to loan on this property due to some legal issues, in this case you may want to cancel the booking, Do you still need to pay the 1% penalty with no fault of yours. I think we need to get it cleared from the Bhartiya group.
Let me know the type.
@Pooja : We are interested in 2bhk 1098sqft appartment, but when we enquired, they told 1098sqft flats are not available in any towers. please let me know if you are cancelling 1098sqft 2bhk appartment
Pooja,
Just make a stop payment if cheque is not encashed.
No will go to court for 25K ….and he has too many jumping buyers… Do nt worry. Just if you want to cancel
Cheers
You are encouraging crime.