Hiranandani Rodas Enclave, Mumbai - FlatGradings Opinion

2/27/2016 FlatGradings 0 Comments


Project Details

Project      : Hiranandani Rodas Enclave
Builder      : Hiranandani Builders
Locality     : Thane West
City            : Mumbai

Analysis

Builder & Project Review:

Rodas Enclave is not just another attempt by Hiranandani to give Thane with one more residential township. In fact, it is the harbinger of a new era of living and lifestyle in Thane.Rodas Enclave will give the concept of spacious living a formidable shape and new dimension. While all the towers would be built on podium garden, the apartments won’t just be smarter in looks but larger in size too. The Group is known for its projects of Hiranandani Gardens, Powai, Hiranandani Meadows, Thane, Hiranandani Estate, Thane, Hiranandani Business Park Powai & Thane.

Quick Fact Check:
It has 18 majestic buildings of 18, 24, and 28 floors, lavish 2, 3, 4 and 5 BHK apartments, a floating clubhouse, a magnificent green zone, numerous avenues of recreation and entertainment all of these perched on an elevated podium. Add to this the amenities offered by an integrated township and it becomes a good option.
Connectivity:

Patlipada was the village located on Ghodbunder Road, Maharashtra state in India. It is now a part of Thane city. Now this small village has grown into a most promising place with major Residential Complex and Official Residence of Thane Municipal Commissioner located in this area. Patlipada is Located on the Ghodbunder Road which is 6 – 7 km away from the Thane Railway Station. As Patlipada was Village mostly land was covered with agriculture fields and quite near to the National Park. Now this has changed the village is transformed into a town and it can be said that it is in competition with the main Thane City itself. The project boasts of excellent social infrastructure in forms of schools, malls and shopping centres.

This location has a Walk Score of 62 out of 100. This location is Somewhat Walkable so some errands can be accomplished on foot. Nearby parks include Nisarg Garden, Nisarg Garden and Hiranandani Park. Nearby schools include Arun Muchhala Inst Of Hotel Management And Catering Tech, Dr. Ashok B. Karnik and New Horizon Scholars School & Neo Kids.The closest grocery stores are Bhankharia Tea Stationery & General Stores, Hypercity and Vagheshwari Kirana Store. Nearby coffee shops include Cafe Coffee Day - Hypercity, Ghodbunder Road, Pet Puja and L.K. Caife & Foods. Nearby restaurants include Dominos, Dominos Pizza and Kailash Dairy Farm & Restaurant.

Master Plan:

The layout though not an even shape is still planned to utmost perfection. Most of the apartments will get views of the garden and the clubhouse (a separate clubhouse for exclusive for Rodas Enclave residents). In terms of external amenities the product has it all, The only hitch is there are almost 18 towers in the plot. A little overstuffed? Privacy in some apartments might be compromised.


Floor Plan:
There are 18 different set of floor plans and it will be difficult to evaluate them all, so we have randomly picked up a typical floor plan in Bankston; let's see what the product has to offer.Y-shaped tower, a big advantage since there are no common walls and the apartment gets cross ventilation and natural sunlight. There are 2 variants of 3 BHKs.Flat 1 & 2: The apartment has a foyer which opens up into the living room (ensuring privacy in the apartment). A spacious 21 * 12 living dining space with an attached deck ensures luxury! Bedrooms sizes of 15 * 11, 13 * 11 & 12 * 11 ensure you have enough room in your living space. Flat 3: These apartments come with similar bedroom sizes. The only difference is that you enter into a grand living dining space which further extends to the deck area.Overall these are well planned efficient apartments.

Our Opinion

Pros:
1. Almost Everything

Cons:
1. Density
2. Godhbunder is growing yet it’s a little far away from the city - Poor connectivity by public transport is a major concern

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
If you are an end user this project is a winner, the range of choice begins from 2 BHK to 5 BHK, all bigger by measure than the standard norm. There are 18 towers in the project. The project has excellent location and boasts of top of the line amenities that come with an integrated township. Although it is being sold at a premium to the market, it comes with the concept and the brand name of Hiranandani. Buyers should look at individual floor plans before their final decision and location of individual towers in the overall complex. If you are an investor with a horizon of 5 to 8 years - Look at options closer to Balkum & Majiwada, kalpataru and Lodha are coming up with township products here.

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Sunteck City, Mumbai - FlatGradings Opinion

2/27/2016 FlatGradings 0 Comments


Project Details

Project      : Sunteck City
Builder      : Suntech
Locality     : Goregaon West
City            : Mumbai

Analysis

Builder & Project Review:

If this would have been a Bollywood movie, it would have been an instant hit! It has everything, it's got the pricing right, the location right, right brands (partners), product configuration. But this is not a real movie it’s a real case scenario, the product in discussion here is Sunteck City. An under construction mini township project which promises to change the outlook & skyline of Goregaon west. The question in contention here is, should you invest here or not?

Quick Fact Check:
The developer is new, we had not heard of Sunteck realty till 5 years back, however, the company is listed and trades on BSE. Coming to the project it is loaded.
1. Swimming pool with kid’s pool
2. State of the art Gymnasium & Health Club
3. Exquisite Landscaped Garden with Children’s play area
4. Basketball & Badminton Court
5. Speciality Coffee Lounge
6. Launderette
7. Cutting edge security systems
Connectivity:
If you have visited the site from SV Road you will note it is in a midst of industrial area and close to the slum zone. The road leading to the project is so small that 2 cars find it difficult to pass through. The builders claim as part of MMRDA plans that area has been considered as Oshiwara CBD and plan to develop like BKC. No doubt the location is upcoming, close to the SV Road & an almost ready Osshiwara station. With the proposed 10 minute connectivity to Western Express Highway, things will only get better. Premium projects of other builders like Kalpataru, Lodha, Ekta in the vicinity are currently priced much higher (which is a major advantage for Sunteck).

Master Plan:

The idea is to create a mini township with a huge land parcel of 23 acres. They are launching the project in a phase wise manner. Though the complex is supposed to be self-sufficient, it would be only fair to judge the same once the entire master plan is shared by the developer.

Floor Plan:
I would like to start with the bedrooms, a master bedroom of size 12.8 * 10 sqft & second bedroom of size 8 * 9 sqft. is small; if you try to slot in a 6 * 6 ft bed, and a 2 ft wardrobe you will realize that there would be virtually no space to walk around in your bedrooms. Moving to the living space; an area approx. 150 sqft. would mean you can either have a lavish living room or a nice dining space, but not both.



Our Opinion

Pros:
1. Connectivity and future infrastructure leading to price appreciation
2. Amenities
3. Construction Partner is L&T (makes up for the lack of construction experience)

Cons:
1.Presence of industrial area and slums around the project
2. Current access road
3. Room sizes

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
This is an investment product as on date keeping in mind the pricing and size of the apartments, this area will develop if you have a horizon of 4 to 5 years this might be a good bet. If you can wait a bit...please do so and see construction reach a certain level when you can enter the project even if it means paying a little extra.

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Ekta Tripolis, Mumbai - FlatGradings Opinion

2/13/2016 FlatGradings 0 Comments


Project Details

Project      : Ekta Tripolis
Builder      : Ekta World
Locality     : Goregaon West
City            : Mumbai

Analysis

Builder & Project Review:
As we stand today Goregaon is bustling with Real Estate activity, with construction happening across this suburb of Mumbai. To understand what caused this sudden spike in infrastructure development let’s take a step back and look at what has happened in this area in the past 10 years.

Bracketed on either side of the railway line by the Western Express Highway and the Linking Road, Goregaon was primarily a middle-class residential neighbourhood, nestled with slums and small towers across. But 2006 was the year when everything was about to change.

1. Year: 2006 - HDIL picked up whopping 45 acres land in Goregaon under the SRA scheme and decided to jointly develop it with MHADA
2. Year: 2008 - By 2009 HDIL started feeling the heat with multiple cases bring filed against them due over land ownership & allotment issues
3. Year: 2009 - Cash crunch hit HDIL and they started liquidating their assets.
4. Year: 2010 - On Tuesday, 8 June 2010 a leading newspaper reported that HDIL recently sold 20 lakh sq. ft. of floor space index generated through the redevelopment of Siddharth Nagar in Goregaon for a total consideration of approximately Rs 1,025 crore.
5. Year: 2011 – 2012 - Soon all hell broke loose Goregaon was gearing up to be one of the most exciting suburbs in recent history. Developers started launching projects in this prime area which was deserted for years. Though they had the smallest land parcel Ekta had the first mover advantage, they rolled out a pre-launch offer their project Tripolis

Quick Fact Check:
30 storied dual towers structured to have 2 and 3 bedroom classic and platinum apartments with the first four levels being elite car parking. The 2 BHK Gracia and 3 BHK Eleganz are for those desiring a fair amount of luxury and the 3 BHK Grande for those desiring super-sized luxury. This top speculation comes with the high-tech fitness centre, health club, swimming pool and all-inclusive premeditated visual landscaped boundaries etc. that this exact value for money. The apartments in EKTA TRIPOLIS are intended to come operational with a chic modular kitchen, Hob & Chimney for that graceful cooking and imported granite flooring throughout the apartment along with split AC's in all rooms.

1. 4 Levels of Podium – So the first floor starts from the 5th floor of an average building.
2. Stretching 36 residential storeys into the rapidly transforming suburban skyline.
3. Control lighting, fans, music, AC's, curtains as well as other gadgets and appliances in the entire home using an integrated digital panel.
4. Welcomes you with premium luxury residences in a choice of formats
5. Imported modular kitchen with accessories
6. The combination of designer tiles and imported marble flooring.
7. Goregaon in the backdrop for this project acts as an added advantage for Ekta Tripolis
8. Facilities for sports, children's play area, swimming pool, reflexology zone etc accentuate the benefits of this place.
Connectivity:
Goregaon area was once considered to be remote, both in terms of accessibility and lifestyle but it has gone a metamorphic change! With an incredible array of amenities in retail, entertainment and education area for businesses, the infrastructure is flawlessly strong to provide a backbone for modern day living concepts. Thus having Goregaon in the backdrop for this project, acts as an added advantage for Ekta Tripolis, as it renders great accessibility and conveniences to the residents. Thus, schools, colleges, malls, Multiplexes, and other lifestyle amenities are all located close by to this place. Located in the heart of Goregaon west with excellent connectivity to SV Road and Link Road.

1. 15-minute drive from the western express highway, 25-minute drive during heavy traffic
2. Under-construction flyovers at Oshiwara & JVLR to reduce travel time to 10 minutes. A new bridge
3. 400 Meters from the project is planned which will be ready in a few years for East West Connectivity to the Highway
4. Proposed Oshiwara railway station within a 2 km radius
5. Proposed Metro Rail Phase-II to connect you to Chembur and Colaba in 25 minutes
6. Infrastructure with leading schools and hospitals in the vicinity
7. Prominent Malls in the vicinity: Inorbit Mall, Oberoi Mall, Hypercity Mall, Mega Mall
8. Prominent schools in the vicinity: - Swami Vivekanand International School & Junior College, Amity
9. Global Business School, Oberoi International School, Yashodham High School
10. Prominent hospitals in the vicinity: Cooper Hospital, Ever Shine Hospital, Kokilaben Dhirubhai Ambani Hospital, The Children's Hospital Mumbai

Master Plan:

There is a limitation the architect had here, lots stuffed into this small 3-acre plot. The designers have tried their best to give everything at one go, however, privacy will be compromised. Pick the lower floors and you will get a good clubhouse view. Else the layout is average. The amenities consist of:
1. Automated homes
2. Modular kitchens
3. imported marble flooring
4. Imported wooden flush doors with premium hardware fittings
5. Clubhouse and amphitheatre
6. Party lawn, maze garden, children's play area
7. Basketball, tennis, squash, snooker, table tennis
8. Swimming pool, Jacuzzi, gymnasium, meditation, reflexology zone
9. Large water bodies, garden walkway, interactive fountains
10. Video door phone, intercom connectivity, guard house, CCTV
11. 4 elevators per tower
12. Special no vehicle zone

It’s fully loaded.

 Floor Plan:
2BHK: Constructed as per new DCR rulings, these are compact 2 BHK’s. The living & dining room is one of the smallest in its category 211 sq. ft. Master Bed is 143 sq. ft. & the kids room 121 sq. ft., bathrooms are pretty small for me to call them luxury, measuring 35 sq. ft. & 40 sq. ft. Honestly nothing special about the layout, the fizz is missing. I wish the designers had provided extra space in the house.

3BHK: The 3 BHK’s are relatively better spaced out, but still remains fairly standard, the master bed which is 168 sq.f.t and living room 240 sq.ft. are the only aspects of this layout you will like. Else it’s a disappointment on the overall.





Our Opinion

Pros:
1. Amenities
2. Location (basis future infra development and connectivity)
3. Overall this project looks good offers good connectivity to western express highway and western line and a good view of Aarey greens. This would be a best buy property in Goregaon. Also, this project is offering a wide range of amenities starting from a clubhouse to party lawn, tea corner, amphitheatre, sports section and many more. Looking at the overall project, this would not be a bad deal for all the amenities, location, quality and the consistent appreciation seen in this area.

Cons:
The floor plan, it's too cramped for our comfort

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
It’s a good product, Ekta as a developer has a reputation for completing projects on time. It’s a good investment however if you are still in the market do have a look at Kalpataru Radiance. It seems from info online, the he project has IOD and CC. Bank Approvals for loans from ICICI, HDFC and Axis Bank already in place. Definitely a smart investment option. For Investors/Exit Period/Infrastructure Impact: The Lock-in Period of 2 years and 2 subsequent. Transfers are free. This gives an investor an easy exit option without hitting on the returns. 

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Kalpataru Radiance, Mumbai - FlatGradings Opinion

2/12/2016 FlatGradings 0 Comments


Project Details

Project      : Kalpataru Radiance
Builder      : Kalpataru Limited
Locality     : Goregaon West
City            : Mumbai

Analysis

Builder & Project Review:
Kalpataru Radiance is the latest challenger from this leading western region brand to launch into an ever more crowded market of Goregaon, but this time, the product has focused on what users might actually want rather than useless gimmicks. Kalpataru Radiance takes the DNA of traditional Kalpataru designs and improves on it in most areas. It delivers on consumer needs for space and amenities which the market was craving for.

Quick Fact Check:
Launched in April 2013, this was one of the most anticipated products in Goregaon. It received a tremendous response in the pre-launch phase.

1. Contemporary multi-storeyed towers
2. Designed with emphasis on optimum natural lighting and ventilation
3. Spacious 2 & 3 BHK apartment in tower C; 3 & 4 BHK apartment with servant room in tower A
4. Spacious apartments complemented with floor to floor height of 10 feet 10 inches
5. Sun deck with aluminium and glass railing in living room with full height window
6. Clubhouse with world class gymnasium
7. Landscaped podium of around 1.6 acres for recreational facilities
8. Large swimming pool with ozonised water, kids pool, splash pool and open air Jacuzzi with pool decks
9. 4 tier advanced and integrated security system
10. Wi-fi system in every apartment and in common areas
11. LEED certified project
Connectivity:
The project boasts of a very good location. It offers excellent connectivity. With new infrastructure projects in the form of flyovers and metro coming in, the location is poised to become one of the most sought after locations in Goregaon. With projects like Ekta Tripolis, Sunteck City, The Imperial; the area is going to have a facelift in future as well.

Master Plan:

It’s a small 4.3-acre plot yet it has been designed well, a C-shaped design where 4 towers are slotted in. The good thing is that there is the distance between all 4 towers allowing cross ventilation within the complex. The plot is a rectangle and is Vastu compliant to a lot of extents. The elevation at this moment is not finalized though it seems. Recommended flats are on the lower floors if you are going to a garden facing flat or higher floor if you are going for a non-garden facing view. Mind you there are MHADA towers coming up next to the Radiance site so views might get blocked. As on date, the same are open. Where you might see the sea on one side and lush Aarey green from the higher floors of these towers. The project boasts of top of the line amenities:

1. Air-conditioned apartments
2. Imported marble flooring.
3. 8 feet high laminate finished entrance door and paint finished internal doors
4. Synchronised light at the main door & Home automation system comprising of mood lighting in all rooms.
5. Granite flooring in kitchen with Granite main platform
6. Imported marble/European designer tile dado up to door height
7. Premium international sanitary and CP fittings

Floor Plan:
A look at the 4 BHK plan (a rare typology in this Andheri, Goregaon belt) and you will be pleasantly surprised. It’s majestic. It opens into a huge 500 sq. ft. living room with an additional deck space. This is Luxury! Need I say more, 4 spacious bedrooms, a servant room, and huge kitchen? These are places in the sky if you have the budget go for it.

Now before we look at the other floor plans let me tell you that there are 2 wings having separate configurations. The 3 BHK’s follow the same pattern, they are well designed and spacious. Decently sized bedrooms 140 sq. ft. and a living cum dining room of 330 sq. ft. Its good space provided by the developer in a cramped city like Mumbai.

There are multiple types of 2 BHK’s. The ones in A wing are highly recommended for end use, they are spacious and designed well, the ones in C wing are small and seem to be designed only for investors.

Our Opinion

Pros:
1. Brand
2. Amenities
3. Facilities

Cons:
2 BHK bedroom size

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
Definitely one of the better projects in Western Suburbs. Since the project is from Kalpataru Group, there is a certain brand equity associated with it. It has top of the line amenities and will offer excellent connectivity in future.

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RNA Exotica, Mumbai - FlatGradings Opinion

2/12/2016 FlatGradings 0 Comments


Project Details

Project      : RNA Exotica
Builder      : RNA Corp
Locality     : Goregaon West
City            : Mumbai

Analysis

Builder & Project Review:
Styled by leading architects and designers Space Matrix Singapore, RNA Exotica is intended to meet the needs of the urban commuter by providing convenience of location, amenities that are above par: a residential monument with four wings including two basements, ten levels of podium parking, e-deck and 30 floors of dwelling space as stated on their website with a ticket size of 2 crore for a (3 BHK).


Connectivity:


Master Plan:


Floor Plan:


Our Opinion

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
There is no argument that the Exotica offers value for money. The problem is the question about its delivery and construction issues. We have visited the site and find the project value for money.

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Peninsula Celestia Spaces, Mumbai - FlatGradings Opinion

2/12/2016 FlatGradings 0 Comments


Project Details

Project      : Peninsula Celestia Spaces
Builder      : Peninsula Land
Locality     : Sewri
City            : Mumbai

Analysis

Builder & Project Review:
Peninsula land, a part of Ashok Piramal group, launched its long-awaited project Celestia Spaces in Sewri in collaboration with Bhattad group. The project is very close to the other landmark project Ashok Gardens and is spread over a plot of 18 acres. It promises to be another substantial addition to Mumbai’s ever expanding skyline and another luxury project on the eastern side of Mumbai.


Peninsula land, a part of Ashok Piramal group, launched its long-awaited project Celestia Spaces in Sewri in collaboration with Bhattad group. The project is very close to the other landmark project Ashok Gardens and is spread over a plot of 18 acres. It promises to be another substantial addition to Mumbai’s ever expanding skyline and another luxury project on the eastern side of Mumbai.

Quick Fact Check:
Celestia Spaces comprises of two towers, offering a mix of 2 BHK, 3 BHK and 3 BHK Majestic apartments designed as per international standards. The complex is spread over 5.50 acres of which 60% has been assigned for recreational activities, clubhouse, lushly landscaped gardens and a multi-level car park

1. Two Sky high Towers offering panoramic views of the harbour, sea and city
2. Multiple levels of covered car parking
3. More than 60% of the plot area allocated for recreational activities along with roads, paved walkways and jogging track
4. Extensive landscaped gardens and children's play areas at height of 70 feet approximately
5. Ample car parking space
6. Automated car recognition for controlled access to residents' parking area
7. 4 Apartments per floor
Connectivity:
The location is very good, right behind Ashok Gardens and is in a quiet area of Sewri. Being the part, of undiscovered Mumbai, it is ideal for working professionals who want to live near the commercial centres of South Mumbai and BKC. The plot is also apparently freehold and is quite large. The main feature is the unobstructed harbour and western views which the apartments will offer. The lack of any major tower for a few kilometres on the front side will also add to the icing on the cake.

Given the prospect of development of the Sewri Nhava Sheva Mumbai Trans Harbour Link, Phase 2 of Monorail (with the close proximity to Bhakti Park Station) and redevelopment of MBPT, the project should command a significant premium in the coming months. I can imagine price appreciations similar to escalations in the landmark Ashok Gardens (which incidentally shares a common wall).

Master Plan:

The current phase of the project will be spread over an area of 5 acres of the overall area of 18 acres. It consists of two towers overlooking clubhouse with green amenity space between them. The plot shape for the current phase is relatively square with 2 adjacent roads which go well with the master plan. The project boasts of a lot of amenities which should be in line with the other marquee developments like Ashok Towers and Ashok Gardens by the developer.

Floor Plan:
The project consists of 2 and 3 bedroom apartments. Let's look at the floor plans for detailed understanding.

Overall, Peninsula has come out with decently sized apartments which go with the premium attached to the location. Although the sizes of master bedrooms in the apartment are good, the other bedroom is relatively smaller to our liking for a luxury development. There is a space about 40 square feet in the foyer which could have been used more productively. Except this, the two bedroom floor plan is relatively efficient and there is a provision for common toilet and a common sink as well which should come in handy if you ever have to entertain guests.

The three bedroom plan boast of very decently sized bedrooms, kitchen and toilets. They have huge living and dining area as well. There is a separate maid’s room as well which is accessible from the utility area. The only problem that we have with the floor plan is the fact that there are no common bathrooms. All are attached to respective bedrooms which should not be a big issue in case one of the bedrooms is converted into a guest room.

Our Opinion

Pros:
1. Good location
2. Excellent view
3. Good delivery record of the developer
4. Freehold land
5. Future appreciation potential
6. Decently sized open spaces
7. Future infrastructure potential
8. Excellent amenities
9. Views

Cons:
1. Presence of slums around the area
2. Present access road

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
If the past record of Peninsula Land is anything to go by, this project should be one of the landmarks in the vicinity. Usually, their launches are done only, after all, permissions are in place, so our suggestion will be to seriously consider the option if you are looking for a spacious and luxury apartment in the heart of Mumbai.

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Omkar Alta Monte, Mumbai - FlatGradings Opinion

2/12/2016 FlatGradings 1 Comments


Project Details

Project      : Omkar Alta Monte
Builder      : Omkar Realtors Developer
Locality     : Malad East
City            : Mumbai

Analysis

Builder & Project Review:
Before I begin this review let me tell you this is perhaps the best-marketed redevelopment project ever… and this makes this review VERY interesting. I remember meeting a friend who suggested this property to me at 7000 PSF. almost 4 years back. I heard Omkar and I was like.. “you know this is a 10-year-old developer, I don’t know if he will deliver”. Fast forward to the present: Omkar Alta Monte stands out and competes with the best brands in the market. Let's look at the reason as to why this is happening!

According to a Mid-Day report in Feb 2010, “while rules state that the builder has to return 25 percent of a cemetery plot that goes into redevelopment, the Slum Rehabilitation Authority’s FSI calculation let Omkar Realtors give only 8 per cent in a Malad project”
The project in question is Omkar Alta Monte, being developed by Omkar Realtors. The builder had acquired a plot of 46,993 sq. metres for his project, which included the rehabilitation of 15,000 slums built on it. A part of the land was a Hindu cemetery admeasuring 5,987.60 square metres.

According to Appendix 4 of the Development Control Rules 33 (10), a developer who utilises cemetery land for redevelopment is supposed to return 25 percent of the original plot area after the project. This means for the above plot, Omkar Realtors had to give back 1,496.90 square metres to the SRA.

Omkar it seems wriggled out of this controversy and now, as they say, the rest is history.

A brilliant marketing campaign changed the perception about the product. It's not as if dog creches, large swimming pools and luxurious living spaces were unheard of, it's just the way in which the entire proposition was presented. Add to that Omkar capitalized on L&T’s construction forte and used that advantage to the maximum.

Quick Fact Check:
1. The project consists of 4 towers with a ground + 7 podiums and an 8th-floor amenity level. The towers are 45 to 55 floors plus.
2. An earthquake resistant RCC construction with a flat slab structure.
3. A well designed external facade by International architects.
4. Automated Parking Card reader for security and exclusive access
5. Looks good on paper – Let's see if this is actually validated.
Connectivity:
Malad is a suburb, 34 km north of Mumbai its distant on paper however it's fast becoming an IT HUB with many organizations opening their facilities. A quick check on the location and you will realize its convenient and comfortable but not perfect. The tower is imposing and visible from a distance even in its current under construction mode. Located on the western express highway these residences overlooking the Sanjay Gandhi National Park, are a 5-minute drive from Oberoi Mall and only 30 minutes away from the airport (non-peak hours). (Disclaimer: Apartments facing the east get a very bad view.)

There are at least 5 malls and the largest of them is Infinity Mall in a 5 km radius.

With a walkscore of 88, most of your needs are sorted. Oberoi Mall is your answer to all your questions.

The minuses are that a few grocery stores would have been an advantage and add to that its located towards KURAR village which is a slum zone which invites miscreants.

Master Plan:

The philosophy of the master plan is minimum area maximum amenities. Since the plot area is small the developer has opted for multiple levels of recreational activity, 7 levels of parking, 5 acres of split landscaped area, and I should give him credit for the same. Since the intention is good. 

Floor Plan:
Construction for me is destined to be precise and immaculate since the same is being handled by L & T. They are using Mivan technology so this section is pretty sorted.

On the design bit, I find everything to be force fitted. These are not your regular natural floor plans and designs. The layout is unconventional. Bedroom sizes seem to be a little cramped. (second bedrrom100 sq.ft….. well someone said this is a luxury development?)

Yes, the apartments come with decks which are a good thing but overall the plans should have been better.

On the amenities bit: Move over your regular gardens, swimming pools, play areas…sky lounges, infinity pool and aqua gym, elevated jogging track are aspirational features which today's urban youth would happily lap up. Over and above the project has a tennis court, gym, basketball court. SO that is pretty fair. Agglomerated marble in living - dining room and kitchen, CP fittings Jaquar "Continental" or equivalent should give your house a thrusting look and feel. Each apartment has the provision to keep outdoor A.C. Units which is good additionally the product comes with video Door Phone Provided
internet Wi-fi Connectivity, ready to use home automation, parking Card reader with the proximity sensor.

This is a feature heavy product: Thumbs up on this section.

Our Opinion

Pros:
1. Location of the Project
2. Decks
3. L&T Construction

Cons:
This project is marketed as a luxury project but I find space is missing (the room size’s for 2 and 3 bhk are very small. The room sizes and utility areas are cramped

SRA Development ??

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
This is one of the best Slum rehabilitation product in the Mumbai market. If you want an address to flash, you don’t travel by train and aspire to live a luxury lifestyle this is your project; It works. As long as the pricing differential between this product and Kalpataru Radiance/ Ekta Tripolis/ Lodha Fiorenza is 30 %. If not, go for the latter.

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