Tag Archives: Best investment in property

Sobha HRC Pristine a tryst with nature

Posted on by Track2Realty
Track2Realty Exclusive

Bottom Line: Sobha HRC Pristine could be described in one expression as ‘Nature’s Basket’. It is a classy low-density housing project that offers freedom from Bangalore’s pollution and traffic bottlenecks in city’s cleanest and least populated location.

Sobha HRC Pristine, Sobha property in Jakkur, Sobha property in North Bengaluru, North Bengaluru property market, Poject launches in North Bengaluru, Investment in North Bengaluru, India's top rated builder, Infrastructure of North Bengaluru, New property launches in Bengaluru, India real estate news, Indian realty news, Indian property market news, Track2RealtyIf there is any question mark over the residential investment of Bangalore, it is due to the increasing pollution and traffic bottlenecks. That is one of the reasons that the new growth corridors are coming up in North Bangalore where the pollution and traffic are relatively less. The desire to have greenery around the project could nevertheless make a hole in the pockets of the homebuyers.

It is here that the project SOBHA HRC Pristine in Jakkur, Located off-Bellary Road comes as a welcome break. It is a low-density project but the price point is lesser than many other villa projects in and around North Bangalore. What is all the more interesting is the fact that as per a study, the air quality of Jakkur is the best in the city.

The locality anyway has not one or two but very many USPs for the project to take off. The noise level is also lowest in the locality. The biggest concern of Bangalore, the scarcity of water and the receding ground water, is something that is exceptionally good in this region.

The locality is today dotted with very many projects at the two extreme ends of property market. One is the high rises to exploit the given FSI norms of 2.25 and the density norms of 55% ground coverage, and at the other end is the low density but high value villas to exploit the land value.

SOBHA HRC Pristine positions itself in between these two extreme ends of market pyramid. On a piece of 8.5 acre of land, the developer has also resisted the temptation to optimize the density norms and create a concrete urban jungle. 

On the contrary, the planning has been so aesthetically done that there are only 395 high and low rise apartments.  The project has 2 and 3 BHK apartments, row houses and penthouses and the unit size ranges from 1440 sq. ft. to 2463 sq. ft.

It seems the developer has compromised the salability to stand ahead of the curve in this micro market. May be the competitive market analysis have made them conscious of the fact that in today’s slow market the sales and brand goodwill rests upon project differentiation. They have hence conceptualized a project so tempting that the potential buyers can’t refuse. And hence, the density and ground coverage with the project is just 16.51%. 

And what impresses me the most is the price point which is more or less at par with other high-density apartments selling in the locality. The land parcel that has been a farmhouse is so beautifully landscaped amidst the nature that anyone would fall in love with the place. The clay cladding on the exposed walls will give these homes a stunning terracotta finish and a beautiful façade.

I was curious to know whether the real estate project with its heavy brick & mortar would change the very identity of the place. But my apprehensions are put to rest when I am told that the developer has hired an ecological agency to make sure the nature is preserved in a way that the place does not lose its original identity.

As a matter of fact, most of the trees, as old as 20 years and even earlier would be untouched and would continue to be part of natural landscaping of the housing project. 

There is also an old functional well and the developer has planned to convert it in to a bio pond with an integrated rainwater harvesting system. Similarly, a 145m long cascading water feature with tropical planting scheme and natural boulders with other amenities are incorporated in the natural topography.

Another unique feature of the project would be bird’s nest cove where these caverns, sheltered in the dense green foliage of matured trees, come with undulating platforms and built-in seating arrangements.

In terms of the locational vantage point, with the Kempegowda International Airport North Bengaluru has witnessed a rapid infrastructure development over the past years. Several malls, multiplexes, retail outlets, hospitals, schools and banks have made it a hotspot for real estate investment.

Besides this, close proximity to Manyata Tech Park, Aerospace SEZ and other IT parks gives the neighbourhood the right momentum for further social and commercial growth. Additionally, the completion of the elevated Expressway connecting Hebbal Junction to Kempegowda International Airport has made the connectivity to North Bengaluru from across the city seamless.

The upcoming infrastructure projects like expansion of Yelahanka Railway Station, Peripheral Ring Road, High speed Rail Link, Connecting Central Bangalore to BIA, Bangalore Metro Rail Phase 2 – BIA to Nagawara to Gottigere and Bellary Road, Hebbal – Devanahalli – Elevated Expressway promise to make the region even more attractive in future.

But more than these infrastructure projects, the desirability of the location is its lakes and lung spaces. Rachenahalli Lake is just 1 km from the property; Jakkur Lake is 2 kms from the property; and Lumbini Gardens is in the neighbourhood. 

With Manyata Embassy business Park, Karle Town Centre, Kirloskar Tech Park and Brigade Magnum already being job magnets in the vicinity, the region promises to emerge as a job magnet in future since many Multi-National Corporations (MNCs) have invested along this stretch due to availability of large land parcels and improved connectivity to the city centre and major tech clusters.

Companies like Shell, Airbus, Bombardier, Boeing, Tyco Electricals, Thyssen Krupp, AMADA, Starrag are expanding their presence in this micro-market.

In terms of social infrastructure in and around SOBHA HRC Pristine, there are shopping malls, like Elements Mall, Esteem Mall and RMZ Galleria Mall. Nearby hospitals are Aster CMI, Columbia Asia and Baptist Hospital. There are a number of schools & colleges in the vicinity.

The only negative point of this new launched project as of now is the fact that the internal road beyond the Main Jakkur Road to the project is a bit narrow. But then the kind of infrastructure projects that are at various level of planning one can hope that it would be addressed sooner than later.

Track2Realty assigns this project with ‘A’ category. A project that has been given this high ranking at the time of launch could easily upgrade into A+, if only the execution is at par with the standards set by SOBHA through its backward integrated model. 

Of course, the infrastructure of the region would also add to or take sheen out of the attraction of the project in the next couple of years. This is something that is beyond the control of the developer as well.

By: Ravi Sinha

Property the real asset class

Posted on by Track2Realty
Track2Realty Exclusive

Bottom Line: Real estate has stood the test of times and has emerged as the ideal investment asset class when compared to gold, equities, MFs, etc.

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“Even in times of an economic slowdown, the real estate sector has emerged as the only safe investment instrument when compared to other asset classes. Those who invest early on in their career, earn more in terms of appreciation of property than what they otherwise earn in their lifetime. During one’s old-age, property appreciation ensures better pension and security than even government schemes,” a panelist in a financial planning seminar recently said.

Dilkhush Shah, an interior decorator had only Rs 25 lakh to invest and she was advised to opt for mutual funds and gold rather than real estate. However, her research made her realise that real estate stands as the best asset class beyond the emotional urge to just own a home. The statistics, over a long period of time, clearly indicated how no other asset class had given the CAGR (Compounded Annual Growth Rate) as high as property, despite the short-term drop in sentiments.


“Many of my friends suggested that this is a small amount for a piece of real estate that I will end up calling my own. I was even told that this is not the time to invest, as the real estate market is going through turbulent times. However, I preferred going in for this asset class which has been a time tested investment haven across the world. Yes, with such a small amount, I could only afford a property in a far-off location of Palghar but the way the development has been happening in and around and beyond Thane, I feel this is the best investment bet,” feels Shah.


The back of the envelope calculation suggests that in terms of returns in equity, gold, residential flat, commercial shop and finally currency, property scores over the other asset classes over a long period of almost a decade. If gold has given returns of 12 per cent, then residential apartments have given returns of 16 per cent and commercial shops have given even higher returns.

Inflation hedging

Real estate is the best bet against an inflation hedge as it is the only asset that loses little value in periods of rising prices. Thus, it holds its value and purchasing power even during inflation. Normally inflation has a co-relation with the booming economy and an investor also buys this asset to hedge against inflation. 

Tax savings 

A house is the only asset class that is majorly covered for the tax benefits. In other investments like the mutual funds or insurance only a limited amount of investment is covered for the tax saving purposes. In some other investment instruments like the gold there is no tax saving benefits.

Lower  risk

The fact remains that gold has seen unexpected fluctuations, the stock market has historically been on a roller-coaster ride and mutual funds, etc, have given nightmares to investors. As against this, there has been absolutely no reason why a home buyer would have anxiety pangs with respect to investment in this asset class of real estate.

High control 

In recent times, the high degree of volatility across asset classes, has definitely raised the debate over which is the best asset class to invest in for a layman. However, the statistics over the ROI, over a long period of investment, have always been tilted in favour of real estate. In the cyclic ups and downs, other asset classes like gold or equity may look more attractive for a given time frame, yet none can match property, which has stood across generations as the first preference of investment.

“I had invested in some of stocks that fell down from Rs 300 and are currently at Rs 45. Since the company is constantly on a downslide, there is absolutely no hope of recovering my losses. I don’t think it has ever happened with any property like this. Yes, there can be cyclical ups and downs but if you are determined to stay invested and are a short-term trader, you will not only recover but make gains as well in the process,” says Anupam Agarwal, a homebuyer who has also invested in a commercial shop.  

Financial freedom 

An investment in property also ensures financial freedom for average Indians. While this is true in the sense that one can earn regular rental yields, it is all the more true for the commercial real estate. Now with REITs becoming a reality, real estate definitely scores over other asset class for providing an investor financial freedom.

Portfolio Diversification

On a comparative scale of the last couple of years, fluctuation in gold prices added with the fact that depreciating rupee adds to the gold stress, does not evoke confidence in the yellow metal any more. Similarly, despite markets being at a two year high, only a few stocks are at similar highs, while most of them are still languishing well below their historical highs and are down anywhere between 80-90 per cent. In contrast, the momentum in real estate may have slowed down, yet there has been a constant appreciation in the range of 5-20 per cent, depending upon the location and the property.

Stability & peace of mind

Analysts advise that beyond the data points what is even more relevant is to back the statistics with ground intelligence and base the assessment on multiple parameters. For instance, in the ROI calculation, dividend yield on stocks and rentals on property is often not factored in. Moreover historically, during a low inflation period (say 2004-2008), equity returns are higher, vis-a-vis hard assets whereas, during a high inflation period (2009 – onward) returns from hard assets are higher.

Advantage real estate

Only asset class after gold that has been risk free

Back of the envelope calculation of the last three decades suggest that real estate has outperformed all other asset classes

Real estate has the additional advantage of impressive rental returns
The only asset class that can be either consumed for self-use or earned for recurring returns