Friday, August 2, 2013

Pre-launch offer of Bungalows & Row Houses at Guhagar

Every day, I come across young first time home buyers risking their life and money and booking a flat in the pre-launch offers. But this weekend - thanks to 'Pre-Launch Offer of R. B. Chaphalkar Homes' Anandam at Guhagar' - I got an opportunity to see how financially well-off, educated, middle class, upper caste Hindu, mostly Maharashtrian Bramhin Punekars respond to - a pre-launch offer of a second home - weekend home - vacation home - at Guhagar - some 275 kilometers down in Konkan.

Quick Review of R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Janavale - near Shrungartali, Guhagar, District Ratnagiri, Konkan - Maharashtra:


R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer Ad
R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer Ad

Pre-Launch Offer of R. B. Chaphalkar Homes' Anandam Guhagar:


I am against pre-launch offers. Because pre-launch offers are illegal.

Thousands of Pune property buyers have suffered / are suffering - financially, emotionally & socially - because of the pre-launch offers.

When a project has not received all essential sanctions & approvals, a builder opens 'pre-launch offer' and accepts bookings at the discounted - lesser - minimum rate. Why?

1) Because the builder does not have enough funds to develop the project.
2) Because naive home buyers do not understand the risk of giving money to builder
3) Because for the financially 'weak & sick' builder - it's 'easy & cheap' to raise interest free funds form ignorant property buyers - than getting project finance from the bank at high interest rates.
4) Because a builder considers that taking property buyers for a ride is his birth right.

Mostly, the expected sanctions and approvals take more time - than the builder has promised - while accepting bookings in the pre-launch offer. Result is a property buyer becomes builder's prisoner.

Pre-launch offer is not only popular among unscrupulous builders but, among desperate home buyers & stupid real estate investors too!

High cost and ever increasing prices compel some property buyers to risk their life & money and opt for pre-launch offers.

Some who believe that becoming a home owner without taking a risk is impossible, happily become builder's slave.

Stupid 'investors' consider that booking in the pre-launch offer is the smartest way to invest in real estate and earn huge appreciation.

R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013,  at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052
R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013, at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052

Every day, I come across young first time home buyers risking life and money and booking a flat in the pre-launch offers. But this weekend - thanks to 'Pre-Launch Offer of R. B. Chaphalkar Homes' Anandam at Guhagar' - I got an opportunity to see how financially well-off, educated, middle class, upper caste Hindu, mostly Maharashtrian Bramhin Punekars respond to - a pre-launch offer of a second home - weekend home - vacation home - at Guhagar - some 275 kilometers down in Konkan.

R. B. Chaphalkar Homes (www.rbchaphalkarhomes.com) had organized the pre-launch booking event at Erandwane - Kothrud - in Multi Spice Lawns, on 100 ft D P Road, near Mhatre Bridge - convenient location for the well to do - middle class - educated - Maharashtrians.

In a temporary pandal - first few panels were about M/s R. B. Chaphalkar Homes - the builder who is somewhat unknown in Pune real estate market - because mostly he has done small housing schemes of a few flats.

Obviously, when I saw the layout of around 30 acre Anandam - I asked myself - Is R. B. Chaphalkar Homes capable of developing 30 acre township?

However, looking at the representative of builder, I said, "Oh! Isn't it too big? How many bungalows & Row Houses?"

The representative of the builder didn't know the exact number of bungalows & row houses in the project, so she asked her colleagues - but nobody knew the exact numbers.

"Give me some time, I will give you exact numbers, " she said and pointing at layout plan of Anandam, she added, "Now, out of 5 sectors, we have opened 2 for booking - Sector 3 & 4. Sector 3 has 67 bungalows and 4 has 170 row houses. Most important facility is "On Call Facilities" in Anandam"

"You mean to say that - I call & You give? - What? - Anything & everything - whatever I want?," I asked, seriously.

"Yes! On additional payment basis!! On call meals - on call medicines - on call grocery - on call housekeeping," she said with a smile.

"Meals - medicines - is fine - but what about a maid?," I asked, seriously.

"That's what is housekeeping," she said with a smile.

"Oh! Housekeeping!! I heard 'housewife'!!! Don't you think that arranging housewife would have been more practical - possible - than arranging housekeeping services for more than 500 homes in your 30 acre project? What is the population of this village? Are you sure you can keep your promise?," I asked.

"That you ask to Mr. Chaphalkar," she said.

R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013,  at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052
R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013, at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052

"Oh! Mr. R. B. Chaphalkar!! Who has initiated arbitration proceedings against the home buyers who didn't pay VAT (Maharashtra Value Added Tax) on the flats bought between June 20, 2006 to March 31, 2010!!! Suddenly - I remembered the news story in which Mr. Chaphalkar had claimed that - "Developers are legally entitled to recover taxes from the buyer even if the clause is not mentioned in the agreement!"

I told myself - Ravi Karandeekar, you must do two things:
1) Meet Mr. R. B. Chaphalkar and find out what builder is entitled to do even if it is mentioned or not mentioned in the agreement.
2) Meet Mr. R. B. Chaphalkar and congratulate him for the change of heart - for becoming service oriented and customer friendly - for 'On Call Facilities'.

"Can I meet Mr. R B. Chaphalkar?," I asked the representative of the builder.

"Yes! After sometime. Now he is busy. Till then, have a look at the panels & audio visual presentation of the project," she said with a smile.

R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013,  at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052
R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013, at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052

Different size of a bungalow on the approximately same size - 3,000 sq.ft. - of a plot - I liked the concept of "Platinum Bungalows" in the sector 3, which is now open for booking.

Because of the concept - Different size of a bungalow on the approximately 3,000 sq.ft. plot -
1) you can choose a suitable size of a bungalow - number of rooms you wish to have - as well as, the size of the open space - garden - in your bungalow. And,
2) a choice to choose the size of investment.

For example, look at the carpet areas and budgets available in Platinum Bungalows -

1) Platinum Classic - 2 BHK Bungalow with 2 Toilets - 889 sq.ft. carpet - for Rs. 53 Lakh (approx) onward.
2) Platinum Cosy - 2 BHK Bungalow with Bath & WC - 620 sq.ft. carpet - for Rs. 43 Lakh (approx) onward.
3) Platinum Compact - 1 BHK Bungalow with Bath & WC - 514 sq.ft. carpet - for Rs. 39 Lakh (approx) onward.
4) Platinum Mini - 1 Room Kitchen Bungalow with Toilet - 359 sq.ft. carpet - for Rs. 33 Lakh (approx) onward.

R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013,  at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052
R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013, at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052

After an audio visual presentation, a representative of the builder took me to a table in booking ring. As usual, the representative of the builder asked me, "What is your requirement?"

"Means?," I asked.

"What are you looking for - are you interested in a bungalow or a row house?," asked the representative of the builder - as if he was speaking to a baby.

"The panels gave me some idea about the project - now, please, tell me in detail about your project & prices," I said.

Referring to the brochure and property price list, the representative of the builder told me about the project and - as if he was speaking to a baby - asked, "Now - tell me - what - a bungalow - or a row house?"

"I have a few questions...," I said.

"No issues - ask," said the representative of the builder - as if he was speaking to a baby.

"Generally - at Guhagar - or at anywhere in Konkan - a project is by the sea - near some beach - on the hill with a 'sea view' - but your project has no beach or a sea view - why?," I asked.

"Because from the table land - 6 - 7 - kilometers away from the seashore - you can not have a 'sea view' - 'a beach'," said the representative of the builder - as if he was speaking to a baby.

"Table land - 6-7 km away from the seashore - means less breeze - more humidity - continuous sweating....," I started grumbling.

"You go in November, December, January, February - best months at Guhagar. Okay? Any more questions?, " said the representative of the builder - as if he was speaking to a crying baby.


View R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Janavale near Guhagar, District Ratnagiri, Maharashtra in a larger map

"Explain the prices - give me your working - bifurcation - I find these prices on higher side - I have visited a couple of exhibitions - land at Konkan is not that expensive - plus, your bungalow has no - RCC Structure - you said it's 'load bearing structure' - roofing is "Patra" - not RCC Slab Roof - casing caping electrical wiring - doors - windows - plumbing fittings & fixtures - are not high end - luxurious - brands - then why are you asking such high prices for these bungalows - please, explain," I said.

"You don't know the facts - land prices are very high in Konkan - same about construction cost - that's why though FSI is 1 - we are construing less - so that you can afford - only 580 - 680 built-up on a plot of 3000 - only ground floor - so that it fits in your limited budget," said the representative of the builder - as if he was speaking to a mentally retarded baby.

"You mean to say that FSI is 1! But not all FSI of the plot is consumed. Am I going to get the balance FSI - not consumed FSI of my plot? Can I construct more - add a few more rooms - after a few years - down the line - in that case - today, I can go for a Platinum Mini - 1 Room Kitchen Bungalow - costing only 33 Lakhs - and expand as & when - I want!," I said.

The representative of the builder, looked at his senior colleague sitting on the next table and said, "Yes, you can construct - after the project is complete and handed over to the society - if the society gives you permission - am I right?"

"Yes! If the society permits, " said the senior colleague.

"What if society doesn't give permission? Where is the agreement? Are all these things mentioned in the agreement? By the way - when you will hand over & go out of the project - who will provide "On Call Facilities"?," I asked.

"Don't worry - we are a reputed builder - anyways - if you want to consume 1 FSI - first, you have to demolish this bungalow - because - you will construct ground + 1 - means, you need RCC," said the representative of the builder - as if he was speaking to some low life creature.

"Can I talk to Mr. Chaphalkar?," I asked.

"He is busy. Plus, his answers would be the same. So, what is the point?," said the representative of the builder - as if he was speaking to some low life creature.

"That's why - all the time - when we were talking - I was feeling as if - I was talking to the builder - himself!," I said and got up - without getting information about the Row House in Anandam - Gold Cosy - Compact - Mini Row House - in the price range of 26 to 35 Lakhs for MIG (40 thousand per month income) & Silver Compact & Mini Row House - in the price range of 17 to 19 lakhs for LIG (20,000 per month income).

My last stop was HDFC's table.

"How much loan can I get for a bungalow in Anandam?," I asked.

"80 % of the agreement value," said the HDFC Home Loan Man.

"80 %!," I said.

"Because the builder is offering a 'package deal' - we are treating it as a flat - 80 per cent," said the HDFC Home Loan Man.

"APF number?," I asked.

"No. Not yet," said the HDFC Home Loan Man.

"Of course. This is pre-launch offer - not a legal offer," I said.

R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013,  at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052
R. B. Chaphalkar Homes' Anandam, A Township of Bungalows & Row Houses at Guhagar, District Ratnagiri, Konkan - Maharashtra - Pre-launch Offer on 27th & 28th July 2013, at Multi Spice Lawns, Near Mhatre Bridge, Pune 411052

For a few moments, I stopped at the exit door and went on looking at the busy tables in the booking ring of R. K. Chaphalkar Homes' Anandam at Guhagar.

Wondering.....why wasn't I born in some educated, financially well-off, upper caste Hindu, Maharashtrain Brahmin family in Pune? Then I would have become a dumb donkey of a smart Pune builder.

What say you? Can an assertive person own a home in Pune real estate market? Share your views in the comments, please.

Contact R. B. Chaphalkar Homes' Anandam Guhagar:


Contact: 91 777740 41900 / 1 / 2 / 3 / 4 / 5 / 6 / 7
Email: info@rbchaphalkarhomes.com / sales@rbchaphalkarhomes.com
www.rbchaphalkarhomes.com

Click to Visit E Brochure of Anandam Guhagar


Pune Office:
9,Shri Chaitanya Apartments (B), Near Muktangan High School, Aranyeshwar Road, Tavre Colony,Parvati, Pune 411009
Tel.: 91-202422 32 94 / Fax 91-202422 20 52

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30 comments:

  1. thanks for the info on ANANDAM, chiplun, eye opening ...

    ReplyDelete
  2. As always Ravi, a pleasure to read your article... This one was an eye-opener! Thanks for your insight into this Project!

    Best Regards,
    Rajeev

    ReplyDelete
  3. All this makes me feel that all those who may have booked with a Pune flat in mind are going to face a rude shock with load bearing structure, Patra roofing, casing caping electrical wiring - non-premium doors - windows - plumbing fittings & fixtures, etc. The FSI 1 also looks unclear.

    ReplyDelete
  4. very nice article.
    prices sound crazy for this location. the buildr seems crazy n living in his own dream wrld.
    for same amount ppl can get good property in pirangut whch is peaceful and close to pune..

    ReplyDelete
  5. Nice article gives a lot of education is given to layman like us as usual. But people even though knowing all the facts jump in the black hole of builders tempting offers.
    Keep writing such blogs as it will at least keep few of us safe as we understand now why we should not invest in pre-launch offer.
    Thanks a ton.

    ReplyDelete
  6. Dear Ravi..
    Thanks a lot for such a informative article. The hidden message given in the article is a eye opener for pune's neo rich youngsters aiming for multidirectional investment and fast returns. I think the best way is to spend more in ready possession project - where you know what for you are paying how much.
    Chandrashekhar..

    ReplyDelete
    Replies
    1. Ready possession! I completely agree with you, Chandrashekhar!!

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  7. This comment has been removed by the author.

    ReplyDelete
  8. RBCSs Shrivardhan project also quotes 37-42 lacs for Row houses. The fact is, N.A.plot cost you at 4-5 lacs in shriwardhan+fair construction cost @800-1000/- now friends calculate yourself..
    Thnx Ravi for always being prompt in telling us hidden stories...

    ReplyDelete
  9. Awesome article Sir! Have been a silent reader for over three years. Didn't enjoy the "housewife" article you wrote a few weeks back.
    But this one, is just awesome. Informative, sarcastic and a veiled warning. Too good!

    ReplyDelete
  10. Thanks for magnificent information I was looking for this information for my mission.

    houses for sale dover | properties for sale in dover | needham homes

    ReplyDelete
  11. Thanks for the good, and very honest review.

    ReplyDelete
  12. Dear Ravi,

    I have bought a bungalow at Mango Holiday Village , guhagar and the house has got ready this month. The construction is very good , aesthetic and is close to the beach ( 5 minutes walk). You must check it out

    ReplyDelete
    Replies
    1. Hi LS. I am interested in this project and wanted to get in touch with you. Could you please share your mobile no over my yahoo mail mandardhamankar@yahoo.com

      Delete
  13. Ravi - your tongue-firmly-in-cheek style is simply awesome! BTW wondering why you say - "[w]hy wasn't I born in some educated, financially well-off, upper caste Hindu, Maharashtrain Brahmin family in Pune?" Don't you fit the bill to a t? ;)

    ReplyDelete
  14. Answers to Queries Of Mr. Ravi Karandeekar –

    • About R. B. Chaphalkar Homes Pvt. Ltd.
    An activity began with the name R. B. Chaphalkar Construction Company in the year 1985. In the year 1997 Suhit Constructions Pvt. Ltd. was established and now it is renamed as R. B. Chaphalkar Homes Pvt. Ltd. Over the period of 30 years we have achieved many prestigious awards for the quality construction.

    • Sanction Details at ‘Anandam’
    N. A. Order dated – 12th July 2013
    We never launch a scheme before sanction & approval from statutory body. In case of ‘Anandam’ also, we have taken necessary sanctions from Town Planning Department, Ratnagiri.
    We have launched scheme ‘Anandam’ on 27th and 28th July, 2013. You can see, from above details that we have availed N. A. Order on 12th July 2013 i. e. before launching the scheme.

    • About Sloping Roofs
    Kindly refer video link https://www.youtube.com/watch?v=kGIrrP7fIeQ for philosophy and technicality behind designing ‘Anandam’ from construction and specifications’ perspective.

    • About Requesting Meeting with our director Mr. R. B. Chaphalkar.
    As the response to the launch was overwhelming, it was really difficult for Mr. Chaphalkar to attend each and every visitor personally. Those who solicited his meeting, he met them after launching ceremony with proper appointment.

    There were many visitors, who were repeated customers of R. B. Chaphalkar Homes, due to quality of our projects and for transparency in transactions.

    ‘Anandam’ is such a scheme which is designed with a social cause for society at large.

    We look forward to meet you soon ……… for booking a home in ‘Anandam’.

    Regards,

    R. B. Chaphalkar Homes Pvt. Ltd.

    ReplyDelete
  15. Please enlighten about mango project guhagar. Thinking of investing in purchasing a banglow

    ReplyDelete
    Replies
    1. Are you talking about www.mangovillage.in - Rahul? Sorry. I don't know. I have visited their stall in many exhibitions - but not the site.

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  16. I am thinking buying a NA plot (around 3000 Sq ft) in Guhagar area. There are few projects in this area - Mango Village, Anandam, SeaCity, Goka Project in Velneshwar. Which one you think is the best to invest in. Seacity and Mango are very close to Guhagar city but Anandam looks like 10-15 Km away from the Guhagar. I have never visited any sites yet. Also what is the price per sqft I should be paying for some of these projects? Any guidance will be highly appreciated.

    Thank You!

    ReplyDelete
    Replies
    1. Sorry, Amol. I don't know. I blogged about Anandam only because the event was organized in Pune. And the developer is Pune builder. One of the respected builders in Pune.

      Delete