Review and Updates on Mahindra Aura

Mahindra Aura

Mahindra Aura, Sector 110A | Oasis or Island?

September 7, 2017

Until neighboring Puri Construction’s Diplomatic Greens opened its doors to residents a couple of months ago, Mahindra Aura in Sector 110A had been the only ready-to-move apartment in this part of Gurgaon since 2012. Located close to the erstwhile busy Bajghera Railway Crossing and identified through its remarkable red color by visitors approaching from Palam …

Mahindra Aura

Mahindra Aura, Sector 110A | Oasis or Island?

Until neighboring Puri Construction’s Diplomatic Greens opened its doors to residents a couple of months ago, Mahindra Aura in Sector 110A had been the only ready-to-move apartment in this part of Gurgaon since 2012. Located close to the erstwhile busy Bajghera Railway Crossing and identified through its remarkable red color by visitors approaching from Palam Vihar, for long Mahindra Aura has stood as a beacon of the new residential hub coming up in Dwarka Expressway. Complete with a shopping complex, well-appointed clubhouse and an active community of over 500 families, this residential complex has strived to be a self-sufficient entity. Notwithstanding the temporary isolation after closing of the nearest railway crossing which connects Sector 110A to rest of Gurgaon, probably an ATM and a school is the only facility not available inside the premises. Around 2-3% of the inventory in 3 and 4 BHK categories, which are part of the last phase to be completed, are still available for sale. Starting price for a 3 BHK would be Rs. 1.35 Crores while that of a 4 BHK (2397 – 2428 sq.ft) is Rs. 1.60 Crores. In resale, this could be 5-8% lower. Asking monthly rent for a typical 2 BHK is Rs. 18,000/- while that for a 4 BHK is Rs. 27,000/-. Although direct connectivity is hindered at this point of time, a plethora of amenities, good maintenance and proximity to sound social infrastructure are a sure-shot USP of Mahindra Aura.

Mahindra Aura : Location & Connectivity

The apartment complex is in Sector 110A Gurgaon, within the residential area of New Palam Vihar. Located right on Bajghera road (also known as Najafgarh Gurgaon Road), which serves as the link between Palam Vihar and key areas of Delhi like Dwarka and Najafgarh, Mahindra Aura is less than a kilometre from Dwarka Expressway. Currently, the access from Palam Vihar is through the railway crossing near Chauma Village, Block H and the one near Sarai Allawardi. When it comes to Mahindra Aura, location and connectivity are foremost concerns that require a detailed discussion.

In order to reach the Chauma railway crossing residents have to take a longer route through Sai Kunj, which has narrow lanes and is generally in sub-optimal condition for the kind of traffic (both light and heavy vehicles) which passes through. Long rows of cars lined up before the crossing are a common sight during peak office hours. Perhaps on a given day, booking a ‘tatkal’ ticket might be easier than finding the Chauma Railway Crossing “open”, or traversing the logjam in less than 15 minutes!

Mahindra Aura
Traversing this railway crossing needs 10-25 minutes
Mahindra Aura
Bajghera Road, which is undergoing widening | Railway flyover under construction

However, the construction of flyover across the railway crossing will bring be a lease of life for the residents as well as large vehicles that used to ply through the Najafgarh-Gurgaon Road. It is believed to be completed by late 2018, as construction work is in full swing. Recently a police station (“Bajghera Thana”) was also established along this road for the safety of residents.

At present, most of the schools, hospitals and recreation centres are located on the other side of the railway track, i.e., in Palam Vihar, which has well-established social infrastructure. It would take another year or two before more options emerge closer to Dwarka Expressway, a declared national highway which would be fully operational by 2020, now that land acquisition issues have also been taken care of.

With respect to connectivity, after completion of the railway flyover, Mahindra Aura would be one of the best in this area. Currently it is 9.8 km from Dwarka Sector 21 Metro Station. Once the Delhi stretch of Dwarka Expressway is ready, this would be reduced to 7.5 km. Additionally, as per 2031 Gurgaon-Manesar Master Plan, a proposed metro station would be coming up barely 500 m from Mahindra Aura’s entrance gate. IGI Airport is 18.3 km with a travel time of 50 minutes.

Mahindra Aura
Alternate routes to exit sector 110A via Sai Kunj | Nearby police station
Mahindra Aura
Surroundings: EWS Block, Sai Kunj and neighboring residential projects

Some of the major centres of education, healthcare and employment easily accessible from Mahidnra Aura are:

  • Schools – DPS Palam Vihar (1.5 km), Swiss Cottage School (2.2 km), Royal Oak School near Sector 109 (2.1 km)
  • Hospitals – Metro Hospital and Heart Institute (1.6 km), Columbia Asia Hospital (2.1 km)
  • Shopping and recreation centres – HUDA Market Sector 23 (3.2 km), Ansal Plaza and Carnival Cinemas (2.2 km), Palam Vyapar Kendra (3.1 km by car)
  • Employment Hubs – Ansal API Corporate Plaza (2.1 km), Infospace Limited (7.3 km), Maruti Udyog in Sector 18 (7.5 km)
  • Hotels – Hyatt Place in Udyog Vihar (6.1 km), Trident Hotel (8.1 km)

The area surrounding the society has several ATMs, pharmacies and convenience stores, along with dhabas and car repair workshops. DLF Cyber City is a 10 km drive via Sushil Aima Marg while IndusInd Rapid Metro near NH 8 is about 9.1 km Upcoming commercial centres in Sectors 104, 109 and Sector 114 would be completed in 1-3 years from now.

Though the access has been compromised at present due to temporary closure of the nearest railway crossing, the lush landscaping, abundant greenery, and fountains inside the campus offer a huge respite from the chaos outside. It makes us wonder, and justifiably so to a great extent, whether this apartment complex is an island or an oasis?

Mahindra Aura : Project Overview

Covering an area of over 17 acres, Mahindra Aura is a medium-density premium project by Mahindra Lifespace Developers Ltd (MLDL). It has a total of 799 units, distributed across 11 towers, varying in height from 14 to 18 floors. Launched in December 2009, and completed phase wise, the last possession and handover of 4 BHK flats was done in September 2016. Phase 1, 2 and 3, which essentially comprised 2 BHK flats, were handed over as early as 2012.

Mahindra Aura
Canopied main Entrance of Mahindra Aura

Headquartered in Worli, Mumbai, the highly reputed developer has completed over 30 projects in more than 5 cities. A wholly owned subsidiary of Mahindra Group conglomerate, MLDL’s ongoing residential projects include Mahindra Windchimes in Bangalore, The Serene in Alibag (Maharashtra) and Mahindra Vivante in Andheri East (Mumbai) among others.

Mahindra Aura
Segregation at source : separate bins for recyclable and non-biodegradable waste

Having pan-India presence in major cities like Mumbai, Chennai, Pune, Gurgaon, Bangalore, Nagpur, Faridabad, Hyderabad, MLDL has emerged as a preferred developer with its focus on green design and healthy living. MLDL has another luxury-segment offering – Mahindra Luminare in Sector 59 Gurgaon, projected for completion in 2019. Mahindra Aura itself is a platinum rated (highest rating) project, accredited by Indian Green Building Council.

Mahindra Aura : Apartment Types and Prices

The ready-to-move apartments at Mahindra Aura are available in 2, 3 and 4 BHK configurations. Each tower has 4 apartments to a core, served by 2 high-speed elevators of Johnson make. While this is sufficient in blocks with 2 or 3 BHK apartments, at least 3 lifts could have been provided in those with 4 BHK apartments. The table below gives an overview of the sizes and prices of the various types of apartments:

Type of Apartment Size (in sq ft) Price (in Rs.) @ Rs. 6,100/- psf
2 BHK 990 75 Lacs
2 BHK + Study 1198 80 Lacs
3 BHK 1407 – 1615 88 Lacs – 1.1 Crores
3 BHK + Servant Rm 1980 – 2050 1.25 Cr – 1.35 Crores
4 BHK + servant Rm 2397 – 2428 1.55 Cr – 1.60 Crores

There are options for purchasing surface parking slots @ Rs. 3 Lacs per bay, while covered parking in the basement costs Rs. 3.5 Lacs. No PLCs are applied on the base rate as of now. Monthly maintenance charges are levied at Rs. 3.81 per sq ft.

Mahindra Aura
Actual photo of lift lobby and flat interiors

As part of the green design scheme, every room receives ample natural light and ventilation through 8 feet high sliding uPVC windows. The floors are finished in vitrified tiles in common areas and in wooden finish for master bedroom. Sanitary fittings in kitchen and baths are provided by well-known brands like Kohler and Grohe. Modular kitchen or chimneys are not a part of the offering. Duct work for Split ACs would also have to be done by the owner after taking possession.

Mahindra Aura : Amenities Overview

This thriving community of over 760 families has state-of-the art amenities that serves the community needs along with providing a backdrop for social gatherings and interactions. Maintenance of the services and the landscaping is looked after by Cushman and Wakefield, who are the facility managers for the project. Active community life is seen at its best during all festivals celebrated in campus throughout the year. Some of the major amenities provided at Mahindra Aura include:

  • 2-Level Clubhouse – reading room, billiards room, indoor badminton court, Gym, table tennis, kitchen and lounge area
  • Outdoor sports – tennis, volleyball, basketball, cricket practice pitch, skating rink
  • Convenience Shopping centre – retail outlets for grocery, departmental store, and a parlour.
  • Swimming pool with changing rooms inside the club and outdoor deck-seating
  • Central Landscaped garden with fountain and gazebos
  • Large amphi-theatre and variety of seating options
  • 3 kids play areas and a grassy mound
  • Nursery school for kids, soon to be operational
  • Entry lobbies of every tower is served by a guard, providing 3-tier security.

Irrigation of all landscaping is done through treated, recycled water. The same is also provided in the flushing system of the toilets. During winters, hot water is circulated into kitchen taps through rooftop solar water heaters. Charging outposts for electric cars (mandatory provision in green buildings) are also given in select parking lots.

Mahindra Aura
2% of the parking lots are reserved for electric vehicles and have charging stations
Mahindra Aura
Retail hub which has shops for grocery, a departmental store and parlour
Mahindra Aura
One of the 3 kids play areas near Tower-I
Mahindra Aura
View of central landscaped garden, grassy mound (left), amphitheater and sports facilities

Conclusion

Mahindra Aura is a premium-segment project offering 2/3/4 BHK apartments at prices within reach. After completion of Dwarka Expressway, there may be some appreciation too. The apartment units are well designed, though at similar prices, most other developers provide modular kitchen and split AC units as well. The value proposition however lies in the fact that it is one of the few ready-to-move properties in this part of Gurgaon. Present accessibility issues aside, it has a fairly good location, and excellent connectivity would be restored after Bajghera Railway flyover becomes operational by 2018. The developers have also made an effort to introduce and maintain sustainable living practices through green building measures.

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