Acme Oasis, Kandivali East - FlatGradings Opinion

6/17/2016 FlatGradings 0 Comments


Project Details

Project      : Acme Oasis
Builder      : Acme Group
Locality     : Kandivali East
City            : Mumbai

Analysis

Builder & Project Review:
Acme is familiar with reaching out to the aspirational segment and creating affordable yet trendy housing for the same. They are like the Mahindra Motors of real estate, working hard to create a product line which connects with the TG is affordable for the aspirational segment yet has a contemporary feel!

ACME Oasis consists of 2, 2½, & 3 BHK Premium Residences. It is supposed to be built on 10% of the space. The remaining 90% is occupied by areas of landscaped gardens and natural environs.


Oasis comes with basic privileges making it an aspirational home. Elegant vitrified tiles flooring, Premium bathroom fittings, Laminated wooden flooring in the master bedroom, amphitheatre, cricket pitch to name a few.

1. 27 storeyed Luxurious apartments
2. Modern amenities
3. Flexible payment modes
4. Plush and well-connected neighbourhood


Master Plan:
The master plan looks good, buildings are well spaced out all units offer privacy and good views all across. The project has a well-appointed club, swimming pool and cricket pitch.  

Floor Plan:
The overall bedroom sizes are smaller than our liking. Also, the toilets are relatively smaller. Right next to the entrance, we have the kitchen which opens into the entrance lobby. As a result, privacy is compromised. The living and dining room are sufficiently sized and the space wastage is relatively less in terms of design. However, the room sizes are an issue.

 Location:

As the name suggests, Oasis is in a calm location situated in Kandivali East.  It is well within 15 minutes of all important destinations such as the Kandivali Railway Station, Western Express Highway, Prominent Malls, and Restaurants. Although, there are slums around, the location offers the advantage of great connectivity


Our Opinion

Pros:
1. Nicely designed layout plan
2. Good connectivity for the location

Cons:
1. Construction Issues
2. Privacy concerns in the floor plan
3. Sizes of the rooms

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
One thing you cannot complain in the project is the location; it's excellent for both end users and investors. Had the apartments been bigger in size this product would have been a complete winner.

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Raj White City, Mumbai - FlatGradings Opinion

6/17/2016 FlatGradings 0 Comments


Project Details

Project      : Raj White City
Builder      : Rajesh LifeSpaces
Locality     : Akurli Road
City            : Mumbai

Analysis

Builder & Project Review:
When Rajesh Lifespace launched White city, they took up the biggest hoarding in Mumbai to advertise the launch, Needless to say, the project received sufficient attention from the target group. At the same time with the decent brand name that Rajesh commands in the market, the project looked like a sure shot winner. Located in Kandivali east, the white city boasts of some of the best amenities available in the suburban region. Let's do quick fact check of the project

Quick Fact Check

1. Split AC in living room and bedrooms
2. Italian marble flooring in living & dining room
3. Anodized aluminium windows
4. Granite kitchen service platforms along with water purifier
5. Anti-skid marble/vitrified tiles in bathrooms
6. Premium sanitary fittings in all bathrooms with vanity counters
7. Segregation of wet and dry areas
8. Wi-Fi enabled lobbies
9. Well-equipped gymnasium
10. Exquisite cabana
11. Dedicated jogging track
12. Lavish swimming pool
13. Contemporary deck with lounge seating
14. Superior clubhouse
15. Badminton
16. Squash
17. Table tennis
18. Gymnasium
19. Games room

Master Plan:
If we look at the project layout we can see project buildings laid out in a curvature with the clubhouse in the middle. The rest of the amenities are relatively well spaced out. With the entrance of the project on Akurli Road, the buildings on east side of the plot will be closer to the national park. The layout looks well- spaced out with sufficient spacing between the buildings.  

Floor Plan:
White city offers the whole gamut of 1, 2 and 3 bedroom apartments

If we look at the typical floor plan of 1 bedroom apartment, we can see that the entrance is in 3 and a half feet wide lobby. The bedroom is a bit smaller to our liking. Although the size of kitchen and toilets are sufficient and the second toilet is a plus, living and dying areas are quite small

Coming to the 2 BHK plan, although the master bedroom is sufficient the second bedroom size is small again. The same issue which is there with one bedroom floor plan that is off kitchen right next to the entrance which will ensure lack of privacy for residents exists here too. 
The three bedroom plan is less efficient as compared to the previous two with the good amount of space wasted in the entrance lobby. Again, the master bedroom size is sufficient but is seriously lacking in others. Overall, White city boasts of decent floor plans which could have been more efficient and spacious.

Location:
White city is located in Kandivali east very close to the national park. The location will ensure that the project gets very good views and is close to nature. Lokandwala’s project is also located very close to it. There is no problem of social infrastructure as well. The only issue is that the distance from the western express highway is relatively more. At the same time, it's a quite far suburban rail network. In addition, the project is very close slums as well.


Our Opinion

Pros:
1. Location
2. Brand name of Rajesh Life spaces
3. Decent master plan
4. Social Infrastructure around the project

Cons:
1. Slums around the project
2. Distance from WEH and Railway Stations
3. Relatively small carpet areas

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
It is a decent project from a reputed developer and can surely be considered as an option if you are more focused on amenities and can do away with relatively smaller bedrooms in the apartments.

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Runwal Greens, Mumbai - FlatGradings Opinion

6/17/2016 FlatGradings 0 Comments


Project Details

Project      : Runwal Greens
Builder      : Runwal Group
Locality     : Bhandup Village Road
City            : Mumbai

Analysis

Builder & Project Review:
Launched almost 5 years back Runwal Greens faced tough competition from HDIL, Nirmal Lifestyle and Marathon in the early stages of construction. Runwal which was not known at that time for using the best of the technology surprised one and all by using Mivan technology for construction of this project. It was a runaway success keeping in mind the scale and magnitude of development. However, the original plan which was communicated by Runwal in 2010 and the one presently in place is different. The project is already delayed by 2 years and the current possession date has moved from Dec,13 to Dec,15 – Apr 16.

Quick Fact Check:
1. Largest garden in Mulund
2. Landscaping by an International designer
3. Largest Clubhouse in Mulund - 3 Swimming Pools including kids wave pool and exclusive ladies pool
4. Air-conditioned apartments with 11 ft. ceiling height
5. Italian marble flooring in living room & Wooden flooring in bedrooms
6. High-end CP fittings and sanitary ware – American standard or equivalent 2, 3 and 4 bedroom
Master Plan:
Runwal Greens has a very interesting layout. With an almost rectangular plot shape, the building placement has been done in a very efficient manner. This means that common area will house all the amenities and give a feel of grandness as so much of open space is really a luxury in Mumbai Real Estate market. As per the layout, there are 8 buildings in the complex but the placement ensures that there is sufficient space between the buildings while the common area is concentrated in the centre of the plot. 

Floor Plan:
The small 2 BHK comes in 2 specific variants: 689 sq ft and 732 sq ft (carpet), which is a little too small for my liking. In an effort to reduce the ticket size developers today have been cutting on the most important thing in the apartment which is space (a big crime!!!). When you ask me to pay more than 1.5 crores please don’t give me a kitchen which is 42 sqft (6 ft *7 ft in this case) and a bedroom which is 110 sq.ft. (11 ft * 10 ft.). It’s a basic layout which would interest pure investors and not end users.

If you are an end user the 2.5 BHK is something we would suggest. The living is nice and spacious and it comes with a separate dining area; a 40 sq.ft. deck attached – a luxury of some sort. The master bed with attached deck, spacious toilets, and kitchen with a separate utility to store goods are pretty spacious. Nicely laid out apartment. It gets a thumbs up from our side. Ideal setting for a young family.
There are 2 categories of 3 BHK: we will call them 3 BHK (1095 sq.ft. carpet) and 3 BHK grand (1218 sq.ft. carpet) for our reference
The 3 BHK is nice – not extravagant but it is nice and roomy for the aspirational category. The fact that all apartments have a clear height of 11 ft (claimed by the developer) give the apartment an expensive look and feel. The living room is voluminous (more than 200 sqft) with a separate deck and dining area. Wow! In lines with the 2.5, BHK’s the 3 BHKs also come with spacious bedrooms (14*11), (12*10) & (13*10) and a nice kitchen with a separate utility which acts as a storage zone for you.

Would we buy them – YES – Big Yes!!

The 3 BHK Grand is definitely meant for you if you believe you want that extra space in life – There is a difference of almost 120 sqft which is reflected in the living and kitchen areas. It would be money well spent if you can afford this for sure!!!
There are 2 variants in the 4 BHK: 1890,1988 Sq. Ft

Both of them are large opulent and expansive in design. Well laid out. Especially the one in Cypress has a huge living area of more than 250 sq ft and it comes with a deck attached more than 100 sq ft which will surely ensure your friends and family envy your lifestyle. Large bedrooms with huge toilets ensure these homes look like palaces in the sky. A must buy if you can afford it, they don’t make such apartments anymore!!
Location:
Contrary to popular perception Nahur is actually a reasonable location in terms of social infrastructure. Its seamless integration with Mulund and Bhandup give it a thumbs up. Runwal Greens, located a stone throw away from Nahur station and 10 minutes from Mulund station, has an advantage which hardly few projects in the central suburbs would have (Aurum Grande being an exception) in terms of connectivity. Located on the Goregaon-Mulund link road, you can get a quick get away to the eastern express highway connecting you to the city. With D Mart and Nirmal Lifestyle within a 2.5 km range, it all seems pretty good. Having said that Nirmal Lifestyle which is almost 15 years old is losing its charm so you might rather want to venture out to a new shopping destination.


Our Opinion

Pros:
1. Location
2. Project Layout
3. Floor Plan design

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
Overall the project is a winner, with 7 acres of open space for greenery, a world-class clubhouse, lifestyle amenities, clear views of hills & creek and location advantages, it offers a complete bouquet of luxury lifestyle. I think apartments here are under priced. The apartments are fully loaded in terms of amenities, marble flooring, AC’s, high-end sanitary ware.

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Kalpataru Sparkle, Mumbai - FlatGradings Opinion

6/17/2016 FlatGradings 0 Comments


Project Details

Project      : Kalpataru Sparkle
Builder      : Kalpataru Limited
Locality     : Gandhi Nagar
City            : Mumbai

Analysis

Builder & Project Review:
Kalpataru group launched Kalpataru Sparkle in Bandra east as a part of the redevelopment of buildings in MIG. This area has been the massive facelift in the past due to the growth of office spaces in Bandra Kurla Complex. To fulfil the growing needs of working professionals in Bandra Kurla complex a lot of projects have come up in this area including project life Rustomjee Oriana.
Quick Fact Check:
1. Spacious 3 & 4 BHK apartments
2. 3 towers of 18 stories
3. 2 levels of parking
4. Clubhouse on the podium level
5. Vastu Compliant
6. In close proximity to shopping arcades, schools, hospitals, etc.

Master Plan:
If you look at the layout of the project, it can be seen that the project has very good common amenities. Since the overall area of the plot is limited the open spaces are also constrained by it. Kalpataru has tried to load this area with all top of the line amenities which can justify the premium positioning of the project.

Floor Plan:

 In a quick review of the project floor plans, we see that the size of bedrooms in 3 BHK is relatively less. Although the size of the master bedroom is sufficient, the other two bedrooms don't live up to the mark. The size of toilets and kitchen is sufficient. It has one of the most sought after features in Mumbai that is sundecks which are available with every bedroom and living room. If we look at the floor plan of 4 BHK, the issue of the smaller bedroom is addressed. The sizes of all the kitchen and bathrooms are sufficient. In addition, it also showcases design efficiency which is a hallmark of Kalpataru projects.


Location:

The location open project is very interesting. Not only has it offered excellent connectivity to western express highway butKalaptaru Sparkle review also central business district like Bandra Kurla Complex. The project does not have very good access road in terms of location but it is still one of the most premium projects in terms of location.


Our Opinion

Pros:
1. Kalpataru brand name
2. Excellent location
3. Good Connectivity
4. Efficient floor plans
5. Proximity to BKC

 Cons:
1. Smaller plot area limiting the open spaces
2. Redevelopment project
Ratings:
    Location     :     


    Layout       :     


    Amenities   :     


    Floor Plan   :     

Final verdict:
We believe that Kalpataru Sparkle is one of the better property which has come into development in Bandra east. Couple that with the brand name of Kalpataru, its design and execution quality and this project has all the making of becoming a landmark in future. So, if you are looking for a project which offers very good living spaces and is from a to a developer and are ready to compromise a bit in terms of common area, this is the project for you.

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Lodha Venezia, Mumbai - FlatGradings Opinion

6/17/2016 FlatGradings 1 Comments


Project Details

Project      : Lodha Venezia
Builder      : Lodha Group
Locality     : GD Ambedkar Marg
City            : Mumbai

Analysis

Builder & Project Review:
Venezia by Lodha is located at Parel, in Mumbai. It is among the well-known Projects of Lodha Builders Pvt Ltd. The landscape is beautiful with spacious Houses. Lodha Venezia offers 2 BHK and 3 BHK luxury apartments with Jain Temple includes various amenities like Swimming Pool, Gymnasium, Kids Play Area, Sports Facility, and much more. A series of 65 storey residence towers, will set new highs in luxury living while pioneering the concept of 'responsible ' luxury. Designed by globally renowned names like Sitectonix.

There have been some issues in the construction of the project since launch and there has been a delay in terms of approvals.
Location:
The location has 2 stories.

Let’s look at the positives:

Great potential, with the current government opening up with eastern corridor this often neglected space is bound to grow. It is technically South Mumbai and has close proximity to BKC and upcoming Wadala business districts. The location is such that it would offer great Views (of the Arabian Sea) from the higher floors. Upcoming Mono, Metro, eastern freeway, eastern express highway, sea link to the new airport. It all works in your favour, when these projects are completed, this zone will be the heartbeat of Mumbai.

Now let’s look at the negatives:

1) It’s surrounded by slums as on date. You would hope the same would go into redevelopment someday, if yes – you would hope it’s not a high rise coming up.

 2). You would hope the approach roads are sorted before possession

 Master Plan:


The constraint the developers faced here was the fact that the plot size is very small. So to find a differentiator they have worked really tried hard. And came up with a marketing proposition which said:

‘The project is inspired by Venice, the podium is beautifully conceptualized to incorporate the most dramatic water features, from water cascades and bubbling springs to fountains and pools’

Have a look at the master plan, take a look at the space & the number of water bodies. With the overall sizes of water bodies present, we don’t feel that there is sufficient space for gondola rides which has been presented in the communication for the project.

Looking at the positives the other amenities work for me, the swimming pool, gym, the club are nicely tucked in. A 10000 sqft. clubhouse with a business centre and an indoor games area are a welcome addition.

Floor Plan:
Meant to attract buyers, loaded with very good amenities and features but not just there to call it luxury. Why? Well, the apartment could and should have been a little more spacious, but it’s decent enough for a young family to stay. An entry foyer is always welcome, it helps you stack up your shoes. A decent 200 sqft. living with a separate 100 sqft. dining helps. The kitchen comes with a separate storage area which is very functional in nature. The master bed is 140 sqft. could have been bigger. What’s missing in this Lodha design are typical, built in wardrobes, the luxury of space and the decks.

Having said that let me inform you that the brochure on the Lodha website reads that all apartments come with marble flooring, a Poggenpohl kitchen and premium fittings in the 4 fixture bathroom. Amenities unmatched by any competitor at this price point for sure.
The 3 BHK comes in 2 variants.

The guest and kids bedrooms are of manageable size. The master bed is a little better but the wardrobe space which is a common phenomenon in most Lodha flats is missing for sure. The kitchens in both variants are of decent size and come with a large storage space

Now coming to the big difference. The living and dining space in the regular 3 BHK is good almost 350 sqft. and this gets better in the large 3 BHK’s, its more than 400 sqft. It’s large!

Our Opinion

Pros:
1. Amenities, the product is loaded. Future appreciation of the product keeping the location in mind.
2. The architecture (stunning elevation).

Cons:
1. The floor plans could have been more spacious
2. Construction Issues

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
I have no doubt once the product is complete it will be an icon. In spite of the fact that I think this is a good investment opportunity considering the location of the project and the amenities provided will be better than most of the competitors, I am afraid I can’t recommend this project to you upfront for whatever has happened to the existing customers. You should also consider the L&T project before investing here.

1 comments:

Emerald isle, Mumbai - FlatGradings Opinion

6/17/2016 FlatGradings 0 Comments


Project Details

Project      : Emerald Isle
Builder      : LT Realty
Locality     : Jogeshwari Vikhroli Link Road
City            : Mumbai

Analysis

Builder & Project Review:

AM Naik's realty gambit: Unlocking value of Powai campus can be big opportunity for L&T

Small wonder then that analysts are taking a close look at Naik's latest — and perhaps last — value-creation gambit. According to property brokers, L&T Realty has already sold nearly 300 apartments at a recently launched residential project called L&T Emerald Isle at the Powai campus.

The project that was initially exclusively for L&T employees at an attractive discount was opened to the public on January 31 at Rs 15,500-19,000 per sq ft. The bookings were closed in three days, says one of the analysts. According to them, the project may reopen soon but with a likely upward revision of 10-15% in prices.

 Quick Fact Check:
1. Total Area of Project of 16 Acres
2. Total Blocks: 8 Residential Towers of 30 Storey and Level Elevated Podium
3. Tennis court & Cricket bowling machine with net
4. Yoga and meditation centre & Multi-purpose hall
5. Reading lounge & Golf simulator
6. Children’s play area for different age groups
7. Clubhouse with Swimming pool & Gym
8. Sauna, spa & Jacuzzi
9. Traffic-free podium

Connectivity:
It's next to Hiranandani, opposite Powai lake & very close to L&T Business Park. It's perfect, don't think you can find a better location in Powai. The only hitch is you will have to rely on buses/ autos / your private vehicles for transportation since the closest station is Kanjurmarg which is a good 4 km away. In terms of social infrastructure, you have everything around. Powai as a location works thanks to Hiranandani, Powai. It's amongst the top 3 suburbs of Mumbai and is home to the best restaurants, schools, and hospitals. So that is completely taken care off.

Key distances:
1. International Airport – 6 km
2. Eastern and Western Express Highway – 6 km
3. Bandra-Kurla Complex via Kurla – 11 km
4. Domestic Airport – 11 km

Master Plan:
Coming to the project layout the entrance is from Saki Vihar road and not lakeside, you could experience some traffic jams while entering and exiting. The layout is not ideal and is a major disappointment. Views will be blocked/ compromised on the lower floors since there is a huge Mhada complex on the rear end of the project and L&T business park on the front. Tower 1 is the only tower assured of Powai lake views with the rest getting partial views from upper floors. If you are looking at towers T5, T6, T7 consider lower floors (garden side) it would be better.

 Floor Plan:
2BHK: A living space of 20*11 with a separate dining space of 12 * 4 is really good. Both the bedroom sizes are fairly sizes. Approx 145 sq ft master bed and guest bedroom with size 120 sqft will ensure you have decent living space. Kitchen though not ideally placed (right at the entrance is of a good size of almost 90 sqft, there are 2 counter tops which is well planned and there is a separate dry balcony. Overall it's excellent.

3BHK : The 3 BHK’s are even better. In the floor plan above you will note there is a spacious (approx. 48 sqft) deck attached to the impressive living dining space (approx 280 sqft). Again the kitchen of size more than (approx. 90 sqft) comes with 2 counter tops and a separate dry balcony area. Spacious bedrooms and a well thoughtfully planned layout is how we can describe this product.

Our Opinion

Pros:
1. Developer brand name, quality assured
2. Floor plans & amenities are good
3. Delivery timelines as it is L&T project
4. Location and connectivity
5. Apartment sizes

Cons:
1. Layout plan
2. Lack of clarity on the proposed future development
3. Mahada development right next to it to block views

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
If you are a young couple, want an investment home, looking to purchase an under construction apartment in Powai go for L&T, if you are still not convinced you to have options like Nahar, Raheja, Hiranandani. Having said that with L&T for you know you will get a good quality product in time.

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Hiranandani Zen, Mumbai - FlatGradings Opinion

6/17/2016 FlatGradings 0 Comments


Project Details

Project      : Hiranandani Zen
Builder      : Hiranandani Builders
Locality     : Jogeshwari Vikhroli Link Road
City            : Mumbai

Analysis

Builder & Project Review:
I am soon going to be an unpopular person in Powai. Why? Well, I might just end up saying a few harsh words against Mumbai's number 1 developer.

The reason being the very basic and core fundamentals on which the Hiranandani brand was built (i.e. design, space, trust) are relatively amiss in this latest product offering by this luxury developer; the only constant being premium pricing!

The product was first launched in around 2013 wherein brokers were collecting a booking amount of Rs. 5 lakh; however the developer failed to get the required permissions and the project was stalled. A year later the same product was offered, similar proposition but higher price point. I was one of the eager few who were interested in picking up this product however this is what I found.

 Quick Fact Check:
1. 4 towers coming up.
2. 1 BHK carpet at approx. 360sq. ft., 2 BHK approx. 740 sqft.
3. All close to Delphi/ HFS
4. Possession in 4.5 years.

 Connectivity:

 Well if you ask anyone about Powai, you will realize that this is the most charming and amazing suburb of Mumbai. Bandra, Powai, and Andheri west are the heart of Mumbai where you have the best schools right from Bombay Scottish to Hiranandani school to Sm Shetty to the prestigious IIT and KVIT & NITIE

A walk score of more than 90. Loads of office spaces restaurants and an expats delight. Social infrastructure is unparalleled, you need to deepen you your vehicle, however, autos and buses ply regularly in this township.

This would be ranked as Mumbai’s number 1 township if someone was to carry out a survey keeping in mind its architecture, out of the ordinary urban planning and designs.

Master Plan:

 Floor Plan:
First, there are 8 flats per floor, the 1 bhk is actually a mini 1 BHK / 1 room/kitchen (open kitchen concept). Also, this 1 room kitchen has only one bathroom. It's not a master bedroom it’s a 9 * 12 bedroom. Behind ADALIA A & B, and TAMARA Towers, there is pumping station for BMC sewage. See the attached layout plan. It was disappointing.
It seems that the Adalia building is for the government's 350 flats order that would be sold to the low-income group or for rehabilitation. That is why the carpet area is barely 376 sqft hence the affordable prices for the flats in that building so that low-income people can also purchase it.

The 2 BHK’s are much better improved and better layouts, the 2 BHK’s come with a 120 sqft. master bedroom & 100 sqft. the bedroom which is not great. However, you have to live with it. I would rather invest in Nahar projects. That neighbourhood is also coming up very well and very close to Hiranandani, Powai. After 3-4 years, it would really be good

Our Opinion

Pros:
1. The location
2. The developer - It’s Hiranandani!
3. The common amenities

Cons:
1. The Floor Plans
2. The internal amenities could have been better
3. The clubhouse - Wonder why Hiranandani didn't refurbish the old one and build a new one which is shared by so many people

Ratings:
    Location     :     

    Layout       :     

    Amenities   :     

    Floor Plan   :     

Final verdict:
Well if you have money and you want to live in Powai then go ahead and buy, otherwise, I am not convinced on this from an investment perspective. I feel L&T, Nahar would be better from investors’ perspective.

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