Valmark Orchard Square – Middle Income Housing in an Envious Neighbourhood

It is not uncommon to find middle income homes given the rate at which projects are being undertaken around the city. Well designed homes planned in a well-equipped complex at a bargain are no longer a surprise, however, most of them lack the convenience of easy access to other parts of the city and proximity to recreational, shopping and dining areas. This is mainly because most of these apartments are situated in a rather premature development. This is now changing with Valmark’s upcoming project, Orchard Square.

The project will hand complete possession by December 2019

Valmark Group for over two decades have been delivering projects and contributing to the real estate sector. One of their projects include the prestigious Residency in Hebbal. Valmark Developers also have joint ventures with several well known real estate companies including Brigade Group, Unitech, Vaishnavi and Valdel Group. Valmark now aims to channel its expertise towards Orchard Square taking birth at the heart of the IT and corporate hub in JP Nagar 8th Phase with neighbours such as Oracle, Honeywell, Accenture, IIMB.

Orchard Sqaure’s Master Plan:

Article discussing the price, location, amienties of Valmark's Orchard Sqaure
Orchard Square Master Plan.

Valmark Orchard square is spread around 3.25 acres of land and consists of four 16 storeyed towers namely – A, B, C and D. With four houses on each floor, this project packs a colossal of 272 apartments in the variants of 2 and 3 BHK apartments. This RCC framed structure is spread around 60% of the land, leaving the rest for 8 meter driveways, landscapes and amenities.

Location and Connectivity

Apart from being surrounded by few of the most prestigious IT hubs, JP Nagar is also recognized for it’s BDA layout which includes wide roads, lush green trees, individual low-rise dwellings dotted with numerous social amenities. It is also considered a cultural hub as it hosts Ranga Shankara and is the residence of many singers, actors and artists.

Current status of Valmark Orchard Sqaure

Educational centres around the project include Ryan International school, BGS International School, Brigade School and IIM-B. Well established hospitals like Fortis and Apollo are a 17-minute drive from the project. Royal Meenakshi mall and Gopalan mall are at a distance of 1.5 kms and 6.6 kms respectively.

Connectivity

JP Nagar 8th phase is situated just off Bannerghatta road. This gives the residents easy access to other popular areas like Koramangala and MG road. On the other side, JP Nagar connects to Kanakapura road and subsequently to NICE-Kanakapura junction. This ameliorates connectivity to areas like Jayanagar, Banashankari and the popular IT hub, Electronic City.

Price

Unit Area (Sq. Ft) Rate per Sq. Ft (In INR) Price
2 BHK 1042 4896 58.91 Lakhs
2 BHK 1105 4896 62.34 Lakhs
3 BHK 1408 4896 78.84 Lakhs
3 BHK 1455 4896 81.40 Lakhs

External amenities

The 5000 sq. ft. clubhouse at Orchard Square is a clear reflection of their aim – valuable landmark. This completely furnished clubhouse includes a fully equipped gym along with a steam and sauna room. A multipurpose hall will make the perfect spot to host a party and celebrate with family and friends. The clubhouse also includes an indoor Badminton court and a games room for all those young at heart.  

The outdoors at Orchard Square brim with beautifully laid out landscapes and various alluring amenities like a swimming pool, kids play area and a jogging track. CCTV cameras have been installed along with round-the-clock security to ensure the safety of every resident. Rainwater harvesting and sewage water treatment have also been installed to promote green living. These well-thought out modern day facilities and calming landscapes grant its residents a complete living experience.

Residences at Orchard Square

Let’s move our attention to the interiors. Each apartment is designed to maximize the flow of air and light in every corner of the house through huge aluminium framed windows and balconies. The modern look of these apartments are achieved by laying out vitrified tiles over the entire house except the bathrooms and balconies which are floored with anti-skid ceramic tiles. The balconies are glorified with French doors from which one can enjoy the scenic beauty of Bangalore’s skylines. For the comfort and safety of residents, a 100% power backup for common areas and intercom facilities have been installed.

Conclusion

Valmark Group is a well-established and trusted name in the construction business with many ongoing and completed projects in and around Bangalore. They have constantly delivered homes that spare no means to reflect their vision. Orchard Square is no exception. This complex caters to the modern necessities without compromising the seamlessly integrated indoors and outdoors in perfect harmony. All this, in a well-established locale that also provides easy access to most parts of the city. So if one is looking to invest in an affordable home, that is located in a rather calm area but is also a short drive from work then Orchard Square should definitely be considered.

Shriram Southern Crest, JP Nagar

Shriram Southern Crest: Overview

JP nagar is one of Bangalore’s older residential areas. It’s known for its tranquil ambience, with a plethora of trees and wide roads. It is often considered a cultural hub in Bangalore, with the Ranga Shankara theater and hosts the residences of many celebrated actors and artists. It allows convenient access to the employment hubs of Whitefield, Electronic City, and Marathahalli, and its proximity to the shopping hubs of Jaynagar and Koramangala, makes it a chosen residential area. The development of the Namma Metro station at JP nagar allows easy access to much of the city.

Shriram Southern Crest: Aerial Projection | source:shriramproperties.com

Located just a stone’s throw from the JP nagar metro station is the upcoming project Shriram Southern Crest. The project covers an area of 3.8 acres, and consists of 4 towers, 19 storeys each, hosting a total of 413 apartment units. Bookings for the property began late 2015, and offers 2.5 BHK, and 3 BHK apartments, and also premium penthouse units on the top floor of each tower.

Shriram Southern Crest: Location and Accessibility

The project is located in JP nagar 6th phase. Since the project is adjacent to the signal at the junction of the Outer ring road and Kanakapura road and the immediate surrounding would be rather dense with traffic. The immediate vicinity of the project has basic conveniences like grocery stores, and small restaurants. Shopping malls, fancy eateries, and market places would only be a short drive away.

Shriram Southern Crest: Location and Accessibility | source: shriramproperties.com

The Kempegowda Railway station is a short drive away (10 kms), however, access is significantly more convenient via the metro. Nearby shopping malls include Forum Mall (9kms), Gopalan Innovation mall (4 kms), and Central Mall (3 kms). There are plenty of hospitals in the vicinity as well with Sagar Hospitals in Kumarswamy layout (2 kms) and many smaller hospitals dotting the area. Access to the Kempegowda International Airport (42 kms) might be a problem as one might need to get past the city traffic to get there, however access via the outer ring road (52 kms) can alleviate this difficulty. Access to the IT hubs of Whitefield (27 kms) and Electronic city (29 kms) are convenient via Silk board junction (9 kms) and NICE road junction (8 kms) respectively.

Shriram Southern Crest: Amenities

Shriram group have taken care to ensure the convenience of residents with well thought features. The project premises have a secondary exit, apart from the 8m wide driveway from the main entrance, leading to the ring road. Thereby cars commuting via the ring road wouldn’t need to encounter the traffic signal just outside the main gate. The project also boasts of a two storey club house, with indoor sports and games like billiards, squash, badminton etc. There is also a swimming pool, basketball, gym, jogging track for the health conscious. For leisurely activities, the premises host a senior citizens’ park, a children’s play area, a sensory garden and a mini amphitheatre.

Shriram Southern Crest: Apartment Layout

Shriram Southern Crest: Show apartment entrance and Living room | image courtesy: shriram group

The apartments are modeled to offer a luxurious living experience. The apartments come with an intercom at the front door shown above and also with the provision of a key-less entry. The apartment units are available in the following configurations:

Variant Area (sq ft) Price (including taxes and misc. charges)
2 BHK 1300 1.12 Cr
2.5 BHK 1405 1.21 Cr
3 BHK 1750 1.49 Cr
3.5 BHK 1960 1.66 Cr
Penthouse 2640 2.21 Cr
Penthouse 3435 2.85 Cr

 

The apartments are spacious and allow for plenty of natural light and fresh air. The apartment layout for all four towers is such that there is only one common wall between adjacent apartments. The 2.5 BHK and 3.5 BHK variants offer the additional option of converting the study into additional living room area, if specified before hand, such an arrangement can be made by the developers.

Shriram Southern Crest: Show apartment living room and Balcony. Kitchen with utility area | image courtesy: shriram group

The living room shown above has large sliding glass doors opening into a spacious balcony, allowing for ample natural lighting. The kitchen features a provision for Cauvery water. The utility area has a separate platform and faucet, with exhaust provision.

Shriram Southern Crest: Show apartment bedroom and Bathroom | image courtesy: shriram group

The apartments have vitrified tile flooring and the bathrooms have anti skid ceramic flooring. The master bedroom, will have wooden flooring and also the master bedroom’s bathroom will feature a glass enclosure for the shower area.

Shriram Southern Crest: Completion Status

The project was made open to booking in 2015 and as of now around 60% of the units have been booked. The project is due for completion in March 2020. The plot is of A Khata BBMP category. The provision for Cauvery water would be made available  6-8 months after possession.

As of August 2017, all towers are yet to begin construction.

RERA Acknowledgement Number for the project is PR/KN/170801/000364

Conclusion

Shriram Southern Crest offers luxurious residences in a prime residential locality. The proximity to metro would make for a great advantage, with easy connectivity across the city. With the project offering quality amenities and  a wealth of conveniences close by, it would make for a great residential investment.

Sobha Dewflower- Go Home To A Resort Everyday

The entrance to Sobha Dewflower project in JP Nagar, Bangalore

At the heart of South Bangalore’s old world charm, residential diversity, security and thriving social infrastructure is JP Nagar, formerly known as Jaya Prakashnarayan Nagar. Although developed initially to handle the ever-growing demand of residential spaces in the South, this area, in due course of time, has found an identity of its own. Recognizing this, Sobha Limited launched its project Sobha Dewflower in the area. Based on reviews of this project on social media, I could garner that there is an air of positivity regarding it and intrigued, I visited the site to see for myself.

Sobha Dewflower: Driving Around The Location

Located a turn away from the Indira Gandhi Circle, off Sarakki Main Road, Sobha Dewflower is well connected to important locations like Jayanagar, Kanakapura Road, Banashankari on one end and Kumarswamy Layout, Gottigere and Hulimavu on the other.  Outer Ring Road (ORR) and NICE Road are also close to the location and the former passes through the centre of JP Nagar.

Sarakki Main Road near the site of Sobha Dewflower project in JP Nagar, Bangalore
Sarakki Main Road near the site of Sobha Dewflower

Closely related to the location of the project are transport services, with regular BMTC bus services connecting the area to the rest of the city, as well as the airport (1 hour away).  Things are looking up for the area further due to two metro lines in close proximity, one in Kanakapura Main Road and the other in Jayanagar. Professionals who regularly travel to Electronic City, Bannerghatta Road and Koramangala will have an easier time commuting once these metro lines are functioning.

Apart from these perks, schools and shopping arenas, what works for the area where this project is located, is its cosmopolitan residential profile and its quiet and peaceful environment.

Sobha Dewflower: Project Overview

Sobha Dewflower in JP Nagar, Bangalore - A View Of The Property From The Road Adjacent To It
Sobha Dewflower – A View Of The Property From The Road Adjacent To It

The grandeur of Sobha Dewflower is apparent in its design and structure from the moment one enters the premises of the project. Large buildings that promise space and luxury combined with equally luxurious amenities are perfect for those seeking high end living comparable to the best resorts.

Ventilation and sunlight, the two most understated yet important aspects of a home are a given in the apartments in this project. Sobha Dewflower combines English style architecture with contemporary designs, so as to merge modern perspectives and traditional values.

With recreational and sport facilities being taken up a notch and large landscaped green areas that mimic that of most luxury resorts, the project boasts of being one of its kind in JP Nagar when it comes to residential developments.

Sobha Dewflower: Apartment Configurations, Prices, Features

The project offers 3 and 4 BHK homes as well as duplex apartments.  Towers are small, with a G+4 configuration followed in addition to a basement. The project is designed for those that would like their address to not only be a luxurious location, but look the part. This idea is illustrated by several aspects of the project.

The luxurious buildings at Sobha Dewflower project in JP Nagar, Bangalore
Sobha Dewflower- The Luxurious Buildings

The first is the interior layout of the apartments in the project. Each home has a small foyer at the entrance and towards the bedrooms. Further details include an individual servant entrance and exit and servant quarters along with a separate toilet.

The second is the concept and execution of luxury in the interiors.  French windows in the living room balcony, laminated wooden flooring in the master bedroom and dressing area, large spaces for the utility area, kitchen, living room and individual bedrooms cater to the concept of space. The master bedroom also has a separate closet space to add to this. Meanwhile, privacy of residents, another important aspect of luxury, is achieved by providing a common guest bathroom that’s next to the dining area. Also, a foyer leads up to each of the bedrooms, which separates these private areas from the areas of social gathering such as the dining and living room.

The third is the amenities that are offered. These include fitness and sport facilities like a state of the art gymnasium, a swimming pool, indoor and outdoor games, a jogging track and a tennis court with English-style sloping roofs for audience seating, fine river sand bottom in the children’s playground and special rooms dedicated to indoor games such as carrom and cards each.

Sobha Dewflower in JP Nagar, Bangalore - A Peek At The Project's Green Cover
Sobha Dewflower- A Peek At The Project’s Green Cover

The fourth aspect relates to important facilities for residents of the complex including 24/7 security, a clinic, rain water harvesting systems, multipurpose rooms and a full fledged club house as well as power back up. The fifth includes further amenities in residents’ homes, which provide them a premium feel, such as glass shower partitions along with patch fittings in the bathroom, washbasin with a vanity counter in marble, anti skid ceramic tiles that have designer highlights and more. Added to these is a gazebo, a plaza, a pedestrian walkway, ramp and a vehicular drive that further enhance the value of the project.

One could own a 3 BHK home at the project for Rs. 2.92 crores.

 

Purva Coronation Square – An Address for Luxury

Purva Coronation Square

Why Purva Coronation Square?

‘Luxurious lifestyle homes in the most loved residential hub of South Bangalore’ is how one can sum up the project Coronation Square by Puravankara Group. With over 4 decades of experience in delivering quality residential and commercial projects, the Puravankara Group has made an attempt to cater to the uber rich with this project. Set in 1.75 acres of land in JP Nagar 7th phase, just off the Puttenahalli road, this project is targeted at niche consumers, who are looking for ultra luxury villas and apartments in the already established suburb of Bangalore; as a native Bangalorean myself, I would say that this product is most likely to  appeal to people who have experienced living in some of the oldest residential establishments of the city like Jayanagar, JP nagar, BTM layout, Malleshwaram and many others.

Project Overview: Prices & Unit Sizes

We approached one of the on-site relationship managers of Puravankara for the project details and learnt that the Purva Coronation Square apartments are in soft launch stage as of now; the masterplan consists of 8 villas and 40 boutique apartments for customers to choose from. The 3BHK and 4BHK apartments are coming up in a G+4 structure; the area of a 3BHK ranges from 2,000 sqft – 2750 sqft and for a 4BHK, 2,500sqft – 3,200sqft. A major attraction of this project is that it is now registered under RERA, with the registration no. for the project being PR/KN/170729/000235.

The price range for these units range from Rs.6,800/sqft – Rs.7,400/sqft. Puravankara is following an IPO like process whereby consumers can bid for Purva Coronation Square apartments in this price band and the final price will be decided based on the demand. One can witness a healthy activity at the project site with marketing office firmly established and construction of villa structures being carried out in full swing. The completion date for this project has been set at 30th September 2019.

Connectivity & Social Infrastructure

The area surrounding the project site is replete with basic infrastructure and amenities. A variety of health care facilities are located within a 2km radius of the project site like The Apollo Clinic, Ashraya Hospital, Vikram Orthopaedic Centre, JP Nagar Physiotherapy clinic, to name a few. The beauty of South Bangalore is that, to some extent, it retains the tradition of local general stores, famous eateries, old shopping complexes  and single screen theatres as against the ‘mall’ culture, which seems to have a firm grip over the rest of the city. Therefore, one can opt for places like The Royal Supermarket (1.2 km), Spencer’s supermarket (1.0km) , B.R.K Complex(2.2 kms). Aditya Complex (1.3 km) for their shopping needs.

The upcoming Puttenahalli metro station is a mere 2.7km from the project site and will offer residents an excellent means of travel to the city center. Further, the Puttenahalli Road (0.3km) offers connectivity to the Outer Ring Road which in turn connects to the Bannerghatta Road and Kanakapura Road and will enable the residents to access various commercial hubs (eg. Electronic City),  as well as residential areas(eg. Jayanagar) of the city. Reputed schools, pre-schools and daycare centres are aplenty in the vicinity of Coronation Square; MES School, Green Valley English School, Creative Kidz, Euro Kids International are a few schools which fall within a 3km radius of the project site.

The location is well suited for an overall development of a child, since it has various sports academies and training centres in close proximity; JP Nagar Cricket Academy, SAFI Academy of Tennis (1.4km), Appayya Basketball Academy, Top Spin Tennis Academy (next door) are a few of the abundant sports centres in this area.  Apart from this, the project site is surrounded by many parks and lakes like the Puttenahalli lake and Sarakki Lake, which will add to the green quotient.

View of the Purva Coronation Square project site, jp nagar
View of the Purva Coronation Square project site

Inside the project site: Amenities & Specifications

After assessing the neighbourhood, it was time to look deeper into the project specifications and find out what it has to offer. The thought behind Purva Coronation Square is to eliminate a resident’s need to step out of its gates, to experience a complete living. Therefore, the following unique arrangements have been made

  • The project has a clubhouse of its own with state of the art facilities such as a well equipped gymnasium, billiards room, table tennis room, multi purpose hall, swimming pool amongst others.
  • A well lit landscaped garden and an outdoor children’s play area are also included in the plan to give the project a wholesome feel.
  • The project is a low density one and therefore, the undivided land share (UDS) for buyers will be higher. We have found in our different discussions in the city that a higher UDS is definitely something Bangaloreans favour.
  • Sports facilities and training academies for Tennis, Basketball, Martial arts, Skating and many more are within walking distance of this project and ones in love of this racquet sport can easily access these facilities from Coronation Square.

Conclusion

Puravankara is a name associated with all segments of residential developments across western and southern India, especially Bangalore. The limited stock that they have to offer at Purva Coronation Square might see a healthy demand from those select few who still prefer proximity to places they grew up in South-Central Bangalore.

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Godrej Eternity, Kanakapura Road – Experience The Old World Charm | Prices, Location, Specifications

Godrej Eternity

With less than 50 apartments to an acre, Godrej Eternity, Kanakpura Road, is set to be a healthy mix of old Bangalore charm delivered in modern architecture.In the past few years, Bangalore, the IT capital of our country, has witnessed massive expansion and has grown by leaps and bounds. Locations which were once considered remote and tiresome to reach, have now, with improved connectivity, become popular residential and commercial areas. With the city becoming increasingly congested and the property rates skyrocketing, the working class of Bangalore is seeking investment options and homes in areas which are a tad farther from the central business districts, but offer their own privileges such as clean and green environs, social infrastructure and connectivity. We had an opportunity to visit the Godrej Eternity project, just off the Kanakpura Road. This project, currently in soft launch stages (developer website), offers premium low rise apartments, set amidst 18.45 acres of lush green environment.

View of NICE road at 200m from Godrej Eternity Project Site
View of NICE road at 200m from Godrej Eternity Project Site

Low rise development – The theme:

Godrej Eternity project site had an immense appeal to it, with little chairs and tables arranged under the native trees, for prospective clients to discuss the project. Since the excavation is yet to start, we were curious to know the fate of the abundant green cover (Mango, Coconut and Ashoka trees amongst others) at the project site; we were told that the trees will be retained and relocated. The Godrej Eternity project is coming up in 3 phases, and the plan consists of low rise, G+3 structures of 1BHK, 2BHK and 3BHK units throughout. Firm’s target customers are mainly those who have experienced the charm of old Bangalore (Jayanagar, JP Nagar, Malleshwaram etc) and have a penchant for independent house like construction, with large open spaces, privacy, and lesser crowd. A low rise construction also ensures that every owner has a larger share of the undivided share of land (around 65%). We have found in our various discussions at Bangalore that buyers in this city attach a lot of value to this attribute.

Godrej Eternity Project Site
Godrej Eternity Project Site

Location benefits of Godrej Eternity

The project site of Godrej Eternity is located just off the Kanakpura Road (about 1.9 kilometer from the turning). One has to turn left onto Kanakpura Road-Holiday Village Road when approaching Godrej Eternity from the city. The project enjoys a good frontage to this road. The road is paved well and there are plans for its expansion.  As we went further up the approach road, at about 200 meter from the project site, we were greeted to an excellent aerial view of the NICE road from atop a bridge. Further down the road one reaches the campus of Kumaran’s School which hosts a tennis and badminton academy as well.

There are various well established schools and playschools within a 2 kilometer radius such as Kumaran’s, Delhi Public School, Edify School, Brigade School, Sri Sri Ravishankar Vidya Mandir, Jnana Sweekar Public School, Podar Jumbo Kids etc. The proximity to Outer Ring Road and NICE road establishes excellent connectivity to major commercial hubs of the city such as Electronic City, Bannerghatta Road, Mysore Road, Jayanagar, JP Nagar, Banashankari as well as the Central Business District. The proposed metro station at Vajrahalli which is around 2 km from the project will further provide hassle free commute for the residents. Metro work at this stretch is going on at a fast pace.

View of Godrej Eternity project Site
View of Godrej Eternity project Site

Project Specifications

Godrej Eternity will have 16 towers of primarily 2BHK and 3BHK apartments to choose from. There will be around 889 units (in 18.45 acres) on the entire project, spread across 3 phases. Phase 1 consists of 7 towers and as of now, 5 of them have been opened for sale. The project is witnessing a good footfall and has closed several transactions, even though project isn’t officially “launched”. Godrej Properties has received all approvals from BMICPA on this property. Sizes of 2BHK will be in the range of 1,000 sqft – 1,300 sqft and that of 3BHK will be 1,500sqft – 1,900 sqft. The current base price is Rs.4,099/sqft. Accordingly, the 2BHK units are priced at Rs. 52 lakh onwards and 3BHK at Rs.72 lakh onwards.

Godrej Properties is offering to the buyers a choice of upgrading to premium specifications – better paint, marble flooring in living and dining, mosquito nets and high end CP fittings, at an additional cost of Rs. 200 per sq ft.

Key Differentiators

  • The towers have 36 feet clearance on an average with respect to one another; since these are G+3 storeyed towers, this means that the height of the towers equals the distance between them; this ensures effective ventilation, natural lighting throughout and mobility
  • 20,000 sqft expansive clubhouse with distinct amenities such as barbeque area stargazing area, acupressure pathways, and socializing area with hammocks in addition to the state of the art gymnasium, outdoor swimming pool, central jogging track (also called as central spine), cycling path, Tennis/Badminton court/ Mini-theatre amongst others
  • All homes are designed with large balconies and are mostly vastu compliant. In addition, every home comes with a garden view
  • 65 per cent of the land area is dedicated to open and green spaces.
  • 3+ acres of extensive park/landscaped areas
  • The project houses several new age conveniences and has roped in premium brands as partners for Supermarket (Nilgiris), Pharmacy (Apollo), Clinic (Omegaa Diagnostics), Gym (Trainers from Snapfitness), Library (Justbooks), Music (Eardrums), and Dance Room (Noopur Performing Arts Centre)

Conclusion

Godrej Properties has found a firm ground at Bangalore having delivered Godrej Woodsman Estate and Godrej17 and nearing completion of certain phases of Godrej Gold County and E-city. The developer is amongst the most profitable real estate developers and it is just expanding its portfolio at Bangalore with Godrej Eternity, Kanakpura Road.