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Why Sector 143 is a Buyer’s Market

The sector has a good mix of commercial space and residential space, making it self-sustaining for residents in the long run

Facing the Noida Expressway and the upcoming FNG Expressway, Sector 143 has witnessed remarkable development in the last few years.

“There really is not much of a difference between Sector 143A and B in terms of property offerings and infrastructure development,” says Akash Mehta of TMR Realtech. “Both have two key approach roads in the form of Noida-Greater Noida Expressway and Faridabad-Noida-Ghaziabad (FNG) corridor. And because of these two key developments, Sector 143 as a whole is a prime location for investors.”

The other advantage is the good mix of commercial space and residential space, making it self-sustaining. MNC offices are also a short drive from Sector 143.

“Connectivity-wise, the sector is ideal as the proposed ISBT bus station is expected to come up here in the future, which will be the terminating point for many city and state buses,” says Anurag Aggarwal of AJ Estates. “This factor with the upcoming FNG Expressway places Sector 143 in an ideal location when it comes to residences.”

Currently, the property values in Sector 143 range from Rs 3,900-5,500 per square feet. While properties in Sector 143B were previously priced slightly higher as compared to Sector 143A, according to industry experts, the price difference between the two today are not very big, especially with several projects at various stages of construction.

“Currently it is a buyer’s market, which means that a genuine buyer can get a good price irrespective of whether he/she buys in A or B,” says Mehta.

In terms of social infrastructure, there are not many schools close by. And this has been a deterrent for those looking to buy a house to live in.

But industry players are optimistic about the development of this location.

“In 3-4 years, as the FNG expressway develops, Sector 143 can be expected to grow in value based on its location,” says Aggarwal. “The state government has allotted a land bank for IT and ITeS companies near the sector. Given this, the location can prove to be an excellent asset from a larger perspective in terms of investment.”

Existing offerings
Sector 143 has a range of offerings catering to a wide section of buyers, from 2BHKs to luxury apartment complexes.

Thus a 2BHK with a unit size of 900 square feet is priced around Rs 47 lakh in a high-end complex.

In contrast, a 3BHK with a unit size of 1,295 square feet can be bought at around Rs 41 lakh at a moderate project.

In the high-end segment, a 3BHK with unit sizes varying from 1,695-2,000 square feet, the prices range from Rs 62-85 lakh.

A luxury 4 BHK apartment of 2,750 square feet is available at around Rs 1.43 crore.

Several established developers have several ongoing projects here. These include Victory Group, Gulshan Homz, Logix Group, M2K Group and Antriksh.

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Apartments Vs Plots in Noida

While a plot requires a longer period of 6-7 years to show increase in value, an apartment can report a marked increase in value in 4-5 years

Though property investments are personal decisions, there is a fundamental waiting period that is required to book profits. And this differs when it comes to investment in plot versus investment in apartments.

Given that Noida is one of the few places in Delhi-NCR that has a healthy option of both plotted communities and apartments at relatively affordable rates, HappyKeys takes a look at some of the aspects to keep in mind while deciding.

“The primary difference between investing in plots and apartments, apart from the prices, is the waiting period for them to appreciate,” says Pranav Sharma of Gayatri PropShop, a real estate expert in the area.

“While a plot requires a longer period of about 6-7 years to show appreciable increase in value, an apartment, if bought in a developed area with good amenities, can report a marked increase in value in about 4-5 years, if booked at pre-launch or launch stage.”

“When investing in plots, people need to keep in mind that they are also expensive to maintain and prices vary on several other factors as well,” says Prashant Aggarwal of C Lal Realtors. “These include factors like size of plots in the surrounding, presence of parks in the vicinity (in which case price is more) and distance from social amenities within the complex.”

In Noida, according to industry analysts, almost 90 per cent plots are developed by Noida Development Authority.

“In case it is a second sale, the chances are that the plot will have at least 25 per cent construction done within the area, as this is one of the requisites when buying land,” says Sharma.

While a buyer planning to put his/her money in an apartment has a much larger set of options, choice of plots is relatively limited.

“Some of the sectors with the plotted option include Sectors 92, 108, 22D, Tech Zone, parts of 41, 40, 49, 15A, 44 and 36 to name a few,” says Sharma. “These have well-planned layouts and with a wide variety of plotted options to choose from.”

Others found along the Expressway include Gaur Yamuna City located near F1 Racing Track and Night Safari; Supertech Golf Country Plots in Sector 22 D and Airwil Organic Smart City plots in Tech Zone, Greater Noida, to name a few.

“In contrast, apartment buyers have a large option to choose from across Noida, the majority of projects are apartment complexes,” says Sharma.

In terms of pricing, you can get apartments starting at around Rs 32 lakh for a modest 2BHK to those running into Rs 10,000 per square feet in the super luxury segment. Plots too are available at around Rs 32 lakh for a small 900 square feet area to about Rs 2-3 lakh per metre.

“The other main difference you will find is in the demography of people who are investing in each,” says Aggarwal. “While the IT population mostly goes in for apartments, population from the neighbourhoods such as Meerut and returning local population of NRIs mostly go in for plotted land.”

Aspects like security, water and other facilities are taken care of by the builder and later by the society in the case of apartments, while investing in individual plots, all these aspects need to be factored in before investing.

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Interior Designing Tips for 2 BHK Flat

Nikhil Aggarwal of Resaiki Interiors explains how slight changes in the interior design of your flat can bring about great results

A 2BHK flat can be made luxurious and aesthetic values with some imagination. Nikhil Aggarwal, CEO and MD of Resaiki Interiors, list some suggestions:

 

Check Out: 5 Home Decor Ideas for an opulent haven

 

Harmony in colours: Be it walls, floors, ceilings, windows, doors, furniture, carpets, curtains, or any other component of the house, all need to be in harmony in terms of colours. So, while designing the interior, it is essential to choose the perfect colour combination for walls, floors, and ceilings. Likewise, the colour should be in sync with the furniture.

Using mirrors: Decorative mirrors can render instant light to your living space, and if arranged in a smart manner, they can prove to be great elegance enhancers.

Create perfect combination: Everything, including patterns and texture of the room, pieces of home decors, antique and new pieces, cheap and expensive articles, and hanging objects should be in perfect combination.

Covering and curtains: Changing the furniture covers and the curtains can bring about great change in looks and appropriate colours can further enhance the aesthetics.

Use available items: It is not essential to purchase new and expensive items for decoration. Dexterously using available articles can create an opulent look.

Ad-ons: Go green, paint the bookcases, use rugs and add hanging pot holders and wicker baskets.

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Gr Noida: Alpha I, Delta I most happening sectors

There are key differences when it comes to property offerings in these micro markets located just off the Noida Expressway, say experts

In Greater Noida, the sectors that start right after the Noida Expressway ends have become sough-after realty markets. Property experts rate Alpha I and Delta I as the two fastest growing sectors.

“Alpha I and Delta I are doing well primarily because of their strategic location,” says Dheeraj Singh of Shubh PropMart. “While bus connectivity has always been good in these areas, with the Noida Metro expected to pass by these areas, the two sectors have witnessed increased enquiries.”

Both these are older sectors with the number of plotted developments outnumbering apartment complexes. Almost all of them are gated complexes with boundary walls providing high degree of security.

There are however key differences when it comes to property offerings in these micro-markets.

“The plotted communities in Alpha I offer a wide range of offerings, from 40 square metre to about 450 square metre plots. This is because many of the projects here are targeted at the high-end and luxury category,” says Pavneet Singh of Sharan Estates. “In contrast, in Delta I, 95 per cent of project offerings consist of 60 square metre plots with few luxury offerings. Thus making Delta I more affordable than Alpha I in terms of investment.”

In case of apartment projects, Alpha I prices are slightly higher than Delta I. Thus while at an average, a 2BHK in Alpha I is priced around Rs 50-55 lakh, a similar unit in Delta I can be obtained at a price of about Rs 40-50 lakh.

The other primary difference between the two areas is the level of development.

“While Alpha I is an almost self-sustaining area with commercial and retail establishments clearly allocated in identified areas in larger land areas, Delta I is still developing. This is not to say that there are not sufficient lifestyle stores or local commercial establishments there. But that they are not as developed as in Alpha I,” says Dheeraj Singh.

What is further adding to the quality of life in Alpha I is its strategic location, viz., opposite the golf course, with several educational institutions and lifestyle offerings nearby. In contrast, the offering of smaller plots has resulted in high population density in Delta I.

In the final analysis however, industry experts talk about the cost-vis-à-vis-lifestyle advantage.

“A 2BHK in an area like Dwarka is today priced at about Rs 1 crore. In these areas in Greater Noida, you can actually get a plot of land for the same price, which also includes a better lifestyle. The fact that these two areas are still developing in certain pockets even though others pockets have well-settled communities actually works in their favour,” says Pavneet Singh.

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Noida or Ghaziabad: Where to invest?

While Ghaziabad has more affordable property options, Noida seems to promise a better lifestyle for home buyers given the city’s well-developed infrastructure

Noida and Ghaziabad are connected by NH 24 and are about 45-minute drive from each other. And both the destinations have been hot property centres for prospective buyers.

To help you choose between the two, HappyKeys gives a lowdown on what to expect when investing in these two cities.

The basic difference

While on the one hand Ghaziabad has more affordable options, Noida promises better lifestyle.

The basic cost in Ghaziabad comes out to be around Rs 30-35 lakh while projects in Noida are priced around Rs 40 lakh,” says Sued Shakeel of Sai Investors & Finance. “However, Noida has seen better infrastructure development in terms of roads and civic amenities. Plus, with more number of high-end projects, the numbers of retail options are more. Thus it gives Noida a better livability quotient as compared to Ghaziabad.

Affordability

With Ghaziabad offering more options in the affordable and low-income housing category, if budget is a key factor, then the micro-markets here are a good option.

According to HappyKeys research, with locations such as Raj Nagar Extension, Crossings Republik, Ankur Vihar and Bhopura still offering properties in a price band of Rs 2,300-4,000 per square feet, Ghaziabad comes as an ideal choice for those with a limited budget.

In case Noida is your location of choice, the area does offer attractive rates primarily due to the ‘absorption’ rate. Some areas like the Yamuna Expressway and Noida Extension have large inventories and absorption seems to be continuing to be slow. Homes in areas with low absorption rate are less costly.

Real estate brokers however have a word of caution for prospective buyers in this market.

Buyers need to keep in mind homes in areas with low absorption rate but are suitable only for long-term investors and have a time frame of at least 5-10 years,” says S Rostogi of Rastogi Home Services. “Thus, ideally you should invest in such properties only if you are an end user with no plans to dispose the property in the near future.

Infrastructure

Ghaziabad has been marked for development as a smart city. The development authority of Ghaziabad plans to put up informative LEDs running on solar energy, free Wi-Fi access to residents of Ghaziabad for a limited period in the future. Also currently, Ghaziabad is going through infrastructure development — from metro connectivity to flyovers and roads.

Noida on the other hand has already got fund allocations and several infrastructural projects are underway and nearing completion. This includes the likes of The Noida Metro Rail Corporation (NMRC) which has started work on the Noida-Greater Noida Metro.

Simultaneously, Greater Noida Industrial Development Authority (GNIDA) plans to set up its own power plant, which will provide uninterrupted power supply to the region, which has already started the land allocation process.

The primarily difference between Ghaziabad and Noida today is that though the developers are offering similar projects, the latter has more established,” says Rastogi.

In Ghaziabad, large infrastructure development is either underway or has been planned.”

Availability of properties

Some of the established names with projects in Noida, according to HappyKeys, include the likes of Wegmans, the Lotus Group, Apex, Supertech and Jaypee. Broadly, the projects available begin from a rate of about Rs 37 lakh for a 2BHK and go upwards for luxury projects.

Well-known names with projects in Ghaziabad include ABA, Shipra, Amrapali and Wave City. The price range for a 2BHK starts from as low as Rs 27 lakh and goes as high as Rs 5-6 crore and above for high-end properties.