Sohna City

South Gurgaon – 3 Reasons Why To Consider Property in Sohna

Last updated on October 18, 2015 by Ashish Mahajan

I have heard this grievance several times “Ashish I can’t pay an EMI more than INR 45,000-50,000 a month, where do I then buy a property in Gurgaon”. Plain and simple answer to that is – unless your family left you with a fortune to make a big down payment you can’t own your own flat in Gurgaon prime and this includes several apartment projects of Dwarka Expressway. Recently I was informed about the ambitious joint marketing campaign being done by 11 CREDAI members of Delhi NCR to promote their properties at Sohna. In so many years of investing I have faint memories of such joint promotion by any group, the closest I can think of will be Crossings Republik at Ghaziabad. Though the notable difference there is projects at Crossings were part of one large plot of land. Sohna unlike Crossings is a different story 1) builder plots are all scattered across Sohna …

South Gurgaon – 3 Reasons Why To Consider Property in Sohna

I have heard this grievance several times “Ashish I can’t pay an EMI more than INR 45,000-50,000 a month, where do I then buy a property in Gurgaon”. Plain and simple answer to that is – unless your family left you with a fortune to make a big down payment you can’t own your own flat in Gurgaon prime and this includes several apartment projects of Dwarka Expressway. Recently I was informed about the ambitious joint marketing campaign being done by 11 CREDAI members of Delhi NCR to promote their properties at Sohna. In so many years of investing I have faint memories of such joint promotion by any group, the closest I can think of will be Crossings Republik at Ghaziabad. Though the notable difference there is projects at Crossings were part of one large plot of land. Sohna unlike Crossings is a different story 1) builder plots are all scattered across Sohna Masterplan of 2031 and 2) Sohna’s closest neighbour is more affluent than Ghaziabad or Noida to Crossings. The builder group is calling this campaign as South Gurgaon though each one has their own projects under development. Hence, one has options to decide which one fits the budget and requirements.

Unlike Mumbai most other Indian cities can expand radially which allows for widespread development. Notable examples being Hyderabad or Bangalore where the cities are expanding in all directions. Over the past decade and a half Gurgaon rose in economic and social prominence unlike any other city in India. One can complaint about the hazaar issues the city’s residents face one can not argue that some of the best offices/ office complexes in the NCR are in Gurgaon. Pepsico, Coke, Gillete, Google, Dell, Microsoft and several other Fortune 500 companies, Maruti, Hero Honda and other Indian names are all having strong presence in Gurgaon. For many years real estate fraternity has spoken about the floating population of Gurgaon i.e. people who live in other parts of NCR but travel to Gurgaon for work. This isn’t any trade secret anymore, just why were the courts compelled to announce Gurgaon-Delhi stretch of NH-8 as toll free?

That said Gurgaon unlike Noida had restrictive density norms which led to lower residential developments comparatively. What it further led to was that lesser number of apartments were being constructed on any piece of land. Such a scenario led to lower supply of residences while real estate markets were shooting up. Properties thereby went out of the reach of the common man of Gurgaon. There is a strong need for more affordable housing in Gurgaon.

The Government pushed for affordable housing scheme in various cities of Haryana including Gurgaon, however I have found it difficult to understand how the scheme leads to better economics for builders. Since I haven’t dwelled much over this topic I shall let it pass for now.

I had earlier written about my initial impressions of Sohna as a market I have since spent little more time understanding the dynamics here. For starters Sohna Road flats are a prized possession today in Gurgaon while Sohna is about 15 km away from Badshahpur intersection in Gurgaon.  For me there might be three reasons I may consider South Gurgaon as a good property investment (with usual disclaimers) –

  1. Toll free proximity to Gurgaon – The Badshahpur-Sohna stretch is toll free and is a National Highway (248A). Though there are bumps along the road the stretch is great to drive on. Some properties here can be reached within a timespan of 15-20 minutes from the Badshahpur junction. The only hitch can be the crowded intersection at Badshahpur-Golf Course Extension Road. I have been informed that the NHAI is considering proposals to build a flyover above the Badshahpur village to prevent further choking of traffic here. This can be a much required piece of infrastructure development that can make commute to South Gurgaon pleasurable.

Also another fact that one can consider is that access to Dwarka Expressay is through the toll plaza near the Haldiram outlet on NH-8 which also means traffic jams and long travel times to that place when compared to Sohna may be.

Eldeco Accolade - South Gurgaon
Eldeco Accolade – South Gurgaon
  1. Affordability – The Sohna masterplan allows real estate companies to plan more number of smaller units per acre of land. Many firms have been prudent enough to consider it as an important aspect while designing their projects. Sohna isn’t Gurgaon, which also means the capital values are lower here. The twin affect of lower per square feet price as well as lower apartment size augurs well for the middle class which can think of owning apartments under INR 50-55 lacs here. Much of Gurgaon developments cost INR 1 crore and above because of higher per square price and large apartment sizes.
GD Goenka University Gurgaon
GD Goenka University Gurgaon

3. Live close to the nature – Gurgaon is devoid of green patches and lakes, unless one travels away from it. One such place is Sohna, which is home to Damdama lake and Aravalis. Both are protected zones and will continue to be so, touchwood. Which means that ones who prefer to return home to calmer neighbourhood and fresher environments will find living at Sohna better than in the dry and arid Gurgaon prime.

Social infrastructure at South Gurgaon (Sohna) may take time to match up to that of Gurgaon but then if the above three are your priorities this place may make more sense to own a property at.

PS: You may access a FAQ on this market and flats being sold here on the South of Gurgaon webpage created by us




Thank You! your query has been submitted we will contact you soon.

Need more info to decide if this project is for you?

No problem, share your queries with us and we shall respond in 7 days

Sorry! Something went wrong. Please try later
sohna road gurgaon

“Sohna” Pe “Suhaga” – A Photo Blog On A New Address In Gurgaon

Last updated on September 26, 2015 by Ashish Mahajan

I have been a reluctant investor in property sector in India – period! That says a lot about me, having invested through 7 years and seeing two business cycles in this sector I couldn’t still fathom the lust for more and more property that we humans were born with. Once a seasoned land aggregator turned builder from NCR said to me “Ashish ji, I never touch clean land”, what he meant was, if the land is clean and develop-able, his returns aren’t anything enticing. This is precisely why I still find difficult to ascertain value of property at several occasions. While I can foresee the earnings of a Pharmaceuticals exporter based in Ahmedabad, I find handicapped at times to measure potential of a plot of land which isn’t connected with road network. My last blog on Dwarka Expressway has been misunderstood, quite frankly I was ready for the criticism, but …

“Sohna” Pe “Suhaga” – A Photo Blog On A New Address In Gurgaon

I have been a reluctant investor in property sector in India – period! That says a lot about me, having invested through 7 years and seeing two business cycles in this sector I couldn’t still fathom the lust for more and more property that we humans were born with. Once a seasoned land aggregator turned builder from NCR said to me “Ashish ji, I never touch clean land”, what he meant was, if the land is clean and develop-able, his returns aren’t anything enticing. This is precisely why I still find difficult to ascertain value of property at several occasions. While I can foresee the earnings of a Pharmaceuticals exporter based in Ahmedabad, I find handicapped at times to measure potential of a plot of land which isn’t connected with road network. My last blog on Dwarka Expressway has been misunderstood, quite frankly I was ready for the criticism, but one has to realise that the intent behind such a write up was presenting current facts to willing buyers/ investors. The fact being that there still isn’t any road and support infrastructure there till date. Next in the series of area updates is Sohna Road Gurgaon.

sohna road gurgaon

Transformation of Sohna Road Gurgaon

Today I ventured towards Sohna. While I was driving on the Sohna Road within limits of Gurgaon a feeling of nostalgia took over me. As a student in Gurgaon I had been to Dam Dama lake at Sohna for several school picnics. I have visited the hot water springs at Sohna with my relatives umpteen number of times. The last visit to Sohna was with my dad about 18 months back when we were looking at an affordable option to invest in real estate. While I have faint memory of that visit I can’t recall whether the road to Sohna was so well laid at that time. The dust, cattle and Gurgaon traffic were the usual till I crossed Badshahpur village (a village I visited with my Dad when he was a banker in the city, and there used to be swarms of Peacocks at this village). The dusty road converted to an extremely wide National Highway, the tar on it was pitch black, I haven’t seen such black color on Indian roads for long. Probably the contractor here didn’t cut corners. The sign board ready Sohna – 16 km (at the junction of Golf Course Extension and Southern Peripheral Road). By the way the latter isn’t ready yet.

IMG_20150924_140030

New Developments along Sohna Road Gurgaon

While I was clicking pictures and driving at the same time there wasn’t much of an issue to keep driving straight on this signal free road. However, let’s be clear here the “signal free” doesn’t necessarily mean “obstruction free”, there are several speed breakers on this road for obvious reasons that it caters to many villages on the way. The most renowned of those being Bhondsi, the home of former Prime Minister of India – Chandra Shekhar. Today Bhondsi is home also to Central Jail which was relocated from Gurgaon to this place.

IMG_20150924_141516

Sohna Road Gurgaon : Emerging Educational and Property Hub

I crossed DPS school at Maruti Kunj then passed by K R Mangalam University and later zipped past G D Goenka University along the Sohna Road. Good to see a lot of activity in education space in this region, though I have no views on quality of education imparted here. At each of these points one can see properties under construction. As per the Sohna Master Plan of 2031 a large part of stretch between Gurgaon – Sohna is a no development zone. There are projects by several NCR builders – ILD, Eldeco, Supertech, Ashiana Homes, Ashiana Housing and many more after the no development zone ends. Sohna is fast emerging as an alternate to Gurgaon, especially on the Southern side of the city. So much so that builders are calling it “South of Gurgaon”. The only issue to my mind is – pricing can’t just be the only differentiator.

IMG_20150924_142433

While Gurgaon definitely is expensive there is a lot of supply under construction here. The job creation in the economy hasn’t kept pace with the growth in property sector that is why we see pockets of oversupply. While few years back Dwarka Expressway was an alternate to the densely inhabited parts of Gurgaon, today what is that Sohna brings to the table? Given Dwarka Expressway is witnessing a significant slump in sales.

IMG_20150924_142339

Sohna Road Gurgaon : Market Potential

Again I am not the best judge of property prices still following might help Sohna –

  1. The approach road from Golf Course Extension to Sohna is very well lain
  2. Given this approach road is a highway, it is likely to be always well maintained
  3. Property prices in Sohna for obvious reasons are cheaper than at Gurgaon’s closest addresses (35-40% on per sq ft)
  4. Moreover some builders have planned smaller units which keep ticket price of a flat low
  5. Presence of education hubs and some support infrastructure (Dwarka Expressway is still to have that, though it is well planned but those plans are still being executed)

The smaller unit sizes, something Gurgaon today doesn’t have ample supply of, attract the true middle class to this place.

While Sohna does have many things sorted for itself the first large development to become operational is sometime away and Gurgaon will always remain the prime employment hub. Also for people staying here commuting to Gurgaon might be easy today, but who knows the future.

IMG_20150924_143605

The road to Sohna is bumpy, but looks promising!…..only if past mistakes and frenzy are in check.

PS. A group of 11 builders are jointly promoting Sohna as South of Gurgaon in a new campaign.




Thank You! your query has been submitted we will contact you soon.

Need more info to decide if this project is for you?

No problem, share your queries with us and we shall respond in 7 days

Sorry! Something went wrong. Please try later

 Nearby Areas in Gurgaon

X

The details displayed on the website are for informational purposes only. Information regarding real estate projects including property/project details, floor area, location data has been sourced from multiple sources on best effort. Nothing contained herein shall be deemed to constitute legal advice, solicitations, marketing, offer for sale, invitation to acquire by the developer/builder or any other entity. You are hereby advised to visit the relevant RERA website before taking any decision based on the contents displayed on the website.

Why Users Love Us

PropMatch
Compare any project