M3M Woodshire is located in Sector 107 on Dharampur Road. The location is off the major thoroughfare that runs between Sectors 103-107, Sectors 109-108 and eventually merging with the Dwarka Expressway after Sector 102-Kherki Majra. This wide road is almost parallel to the Expressway and is also home to projects by real estate heavyweights like Raheja, Experion, ATS, Indiabulls, Emaar India and Sobha. Currently M3M Woodshire is the only major ready-to-move project in Sector 107, others being affordable or budget-housing residential complexes by Signature Global, Agrante, etc, which are under construction.
Delivered in June 2017, Woodshire has mainly 2, 2.5, 3 BHK and select 4 BHK options ranging in built-up areas from 1,530 – 2,746 sq ft. The prices are in sync with the prevailing rates (Rs. 4,500 – 5,000/- per sq ft) in the area, but lower compared to other luxury projects by M3M which go as high as Rs. 11,000/- per sq ft in Golf Course Extension Road! At M3M Woodshire, cost of a 2 BHK starts at Rs. ~73 Lacs, without parking, while a 4 BHK with servant room is priced at Rs. 1.6 Crores. Resale prices are significantly lower, with 2 BHK for Rs. 64 Lacs. Direct bookings are still available for less than 10% of the inventory while possession and handover have already started since July 2nd week (2017). By end of July, close to 30 families had occupied their respective flats.
M3M Woodshire : Location and Social Infrastructure
Sector 107, and especially the portion towards the end of Dharampur Road where M3M Woodshire is located, is just 100 meters from Delhi-Haryana border. Dharampur Road, which connects to Dwarka Expressway further through Daulatabad Road, also serves at the point of access for the three entry gates of M3M Woodshire. The road will be widened further, and already has a long green belt along the boundary of M3M Woodshire.
The Najafgarh drain runs quite close to Gurgaon-Delhi border and may pose inconvenience in terms of unpleasant odour and rise in water level during rainy season. However, during the visit, which actually took during peak of Monsoon, it was observed that the extensive landscaping and drainage mechanisms at Woodshire could be well-equipped to mitigate adverse impacts arising from the proximity to the drain.
A small-scale healthcare unit, Star Hospital, is about 200 m from the main gate of M3M Woodshire, on Dharampur road. Signature Global Signum 93 is an upcoming mall, about 1.5 km away. Nearest school is in Sector 108, known as The Shikshiyan School (1.5 km). IGI Airport-Terminal 3 is a 25 km drive, which would be reduced to 21 km after completion of Dwarka Expressway. Closest Metro Station is in Dwarka Sector 21, about 12.5 km away. To reach NH8 from M3M Woodshire, one has to take Dharampur Main Road, followed by Daulatabad Road leading to Sheetla Mata Mandir Road.
Sector 107 is still undergoing development vis a vis other residential pockets along Dwarka Expressway. It is one of the eastern-most sectors of Gurgaon and has scope for more development in terms of quality schools, hospitals, offices and recreational centres, which are currently slightly far off.
M3M Woodshire : Project Overview
Even as a young developer relatively new to NCR real estate, M3M India has emerged as a leading brand with on-time delivery, innovative design and quality, helping achieve customer satisfaction for all of their projects. Headquartered in Golf Course Road Gurgaon, M3M is gradually transforming into a conglomerate with diverse offerings in residential, commercial, retail, hospitality, IT/SEZ and education segments.
Some of the projects already delivered include the super-luxury M3M Golf Estate, M3M Merlin, M3M Urbana, M3M Sierra, among others, which are located along Golf Course Extension and Southern Peripheral Road. M3M Woodshire is one of the few projects near Dwarka Expressway, along with other land parcels demarcated in Sector 113.
M3M Woodshire was launched in December 2012, and construction work was completed in less than 4 years. Phase-wise handovers had already taken off when I visited the site in July end. Though being an economically-priced project by M3M standards, the overall look and feel of the brand is very much intact with their signature landscaping and state-of-the-art amenities.
The oblique, colored bands on the facade of M3M Woodshire blocks are a defining feature of the exterior, which also sports a neat finish. The earthy color scheme and abundant trees evoke the calm feel of being in ‘the woods’.
The 18.5 acres large site is away from the hustle-bustle of the wider motorways. With 18 mid-rise blocks on a generously landscaped premises having 70% open area, M3M Woodshire aims to serve as a ‘tranquil haven’ for incoming residents.
Apartment Configurations and Prices at M3M Woodshire
There are 12-15 storeyed mid-rise blocks, precisely 18 of them, housing a total of 984 units. I visited a sample 3 BHK flat in Block A, right above the sales office. There are 4 apartments per floor, opening out onto a well-lit, spacious lift lobby, having 2 elevators to a core in 3 BHK blocks. The 4 BHK blocks are served by 3 lifts to a core. M3M Woodshire follows a one-block-one-type arrangement with only a certain type of apartments in a tower.
The table below gives a brief overview of the apartment configurations, their super-areas* and prices set by the builder:
|Type of Apartment||Area (sq ft)||Price (@ Rs 5,200/- psf)|
|2 BHK||1,366||71.5 Lacs|
|2 BHK + Study||1,536||80.0 Lacs|
|3 BHK||1,943||1.02 Crores|
|3 BHK + Servant Room||2,361||1.23 Crores|
|4 BHK + Servant Room||2,762||1.44 Crores|
*M3M Woodshire was completed before implementation of RERA
In resale, Parking and external development charges (EDC) are extra, and it is mandatory to purchase at least one covered parking space @ Rs. 4.5 Lacs per bay. Surface parking costs Rs. 2.25 Lacs per car park. Booking amount has been fixed as per flat types, with down payment as:
- Rs. 5,00,000/- for 2 BHK / 2 BHK+Study / 3 BHK / 3 BHK+Servant Room
- Rs. 7,00,000/- for 4 BHK+Servant Room
- Rs. 15,00,000/- for Penthouse
- Additional PLC is applied to the tune of Rs. 100-500/- per sq ft based on floor level
The sample flat, whose photos are shared here, has an efficient and compact layout. While most of the recently completed apartments have roof-high sliding doors, at M3M Woodshire, this feature is provided only in the living-dining room. The bedrooms have single glass-door and smaller sliding windows overlooking a balcony, which has mild-steel handrails with paint finish. The master bedroom has laminated wooden floor. Overall look of the apartment and the interior finishes are provided as per premium specifications; unlike other M3M projects in Golf Course Extension Road, M3M Woodshire is not a luxury segment project. Per square foot rate of Rs. 5,200/- is more towards the median range in this locality.
M3M Woodshire : Lifestyle Amenities with value-for-money
The premises are designed as a pedestrian-friendly zone with 70% open green area. Essential features like indoor/outdoor sports, clubhouse, kids’ play area and basement parking are part of the offering. At the time of the visit in July, the clubhouse was undergoing final stages of finishing works. Some of the key amenities being provided at M3M Woodshire are:
- Grand, well-appointed, Air-conditioned ground floor lobbies.
- Lift lobbies and apartments designed for maximum ventilation and natural light
- Multi-level club-house with fully-equipped Gym and clubhouse
- Surface, surface-covered and basement parking throughout the project
- 3-Tier security, Full power backup and fire-safety systems
In comparison with other M3M projects like Golf Estate and M3M Merlin, which are mostly located in their ‘home turf’ Golf Course Extension Road, prices at Woodshire are anywhere between 25-50% lower. Precisely the parallel we can draw between “premium economy” and “business class”. The reason being a slightly remote location and standard amenities as opposed to ultra-luxury. On the whole, the housing complex and the premises have been designed to make living convenient and self-sufficient for future occupants. Travel times to various parts of the city would be improved with completion of (vertical) connectivity through Dwarka Expressway and lateral connectivity towards NH8 through railway flyovers and Dharampur Road. In this part of Gurgaon, M3M Woodshire certainly stands out as a reasonably priced, ready-to-move residential complex with premium amenities and well-designed apartments.