Why apartments are so expensive in Hyderabad- reality Check- Hyderabad Realestate
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- Опубликовано: 3 окт 2024
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In this video Mr.Saurabh Chharia is explaining about Apartments prices in hyderabad.
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Thanks for sharing your knowledge. I have been looking for a flat in 12-16 apartment complex.
I am not aware of calculating fair price for the apartment for negotiation. This video gave more insights.
Thanks once again.
It's just expensive.. in return we get traffic , drainage on road , no water supply , no footpath
That's why we need new and well planned cities with plenty of water.
Come to Kollur
Hi...
We constructioned 3 floors building in zahreebad on 400sqry we want to sale it ...we can do now .plz suggest
Hi tech and gachibowli is newest part of Hyderabad and lacks footpath I noticed
The unlimited FSI by TRS government was the reason for escalation of land prices.
Builders are paying more for land to build high rises and causing land prices to go up all around, this made non high rise projects simply not worth it.
High rises are good if cities are concentrated like Manhattan or London where you can walk to work from high rise apartment but, in Hyderabad, walking is just not an option. So many families in a single high rise will cause chocking even if we build 200 ft roads.
Anyway, city people deserve this pathetic housing situation because we consider politics beneath us and take long weekend on election days.
So, true
Congress detected
@@Anirbanbannerjee11 why so
Please try to do a video calling out all greedy hi-rise projects(high density projects) and explaining why people should not buy it in terms of amenities choke
Sure will do a reality check soon and share
There is one thing missing here is Car Parking and amenities cost which comes around 5-6 lakhs for single tone apartments (its more now a days) so total profit increases by 1 cr roughly for builder
Wrong calculation. 1 sq yard is 9 sft. On 1200 sq yard if i construct just 4 apartments per floor I should get at least 2000 sqft flat considering 35% loss clearances. It should bring the cost down to 5500/sft at max.
Agree, even cost of construction is exaggerated
Theres something known as an FSI or FAR. You cannot cover 100% area
When they get final approved plan, they will get 23 salable sft for every sq yd. In unlimited FSI, they go upto 40 sft. So land component is 1 lakh / 23 sft = ~ 4350 rs / sft. Construction cost is about 1500-2000 rs. So cost itself is 6000 / sft.
True. video is NOT FULLY CORRECT. Here are major points I learnt from my contacts:
1) If you build a house yourself, you know that 2k per sft construction cost claimed here includes 30 to 35% of profit & on top of it, we added 30% profit for 1 year (including interest) which is exorbitantly high.
2) No builder is ready to do biz for less than 50% profit and that is the reason for high cost - even with the numbers you shared. Its NOT 30% profit. 50% profit in 1 to 2 years is very very very high & that is exactly why Builders are becoming super rich disproportionately.
3) You did not talk about cartilization of Industry among builders and
4) cutting of corners in the quality is another major reasons for high cost of real-estate
5) No small builder will do transparent business hence No bank will fund them so they use their money or borrow at high cost which hikes the cost.
6) Even builders expect 30% interest per annum on their own money used for funding. Or they sell flats & money is collected from buyers & their home loans.
7) No builder buys such big lands >1000 to 2000 sft at market rate. They only build if they get land for cheaper and they see 40 to 50% profit from such venture.,.
Very well explained, Saurabh, and clearly presented in terms of numbers on the board. You always bring up diverse topics to enlighten the audience. Keep up the good work and continue bringing interesting videos in the future.
Government hold 30 k acres land and rest is with Aparna, my home and other looby. We have abundent land.. Land and construction Supply is held by a lobby hence prices are high. No initiative by government
This video provides a great explanation of why apartment prices arerapidly increasing in Hyderabad. The breakdown of factors like demand, location, and construction costs really helps in understanding the market better. Thanks for the reality check
Bro, could you tell me where in Hyderabad a 1200 sq yards plot has 4 flats per floor and giving 60sqyards as UDS and just 1350sft? I will definitely buy from them for such spacious and ventilated flat. It will be form at least 6 to max of 10 per floor🤣. And where in construction world for a 5 floor apartment, builders construction cost is 2000rs per sft? It will be around 1500rs to 1700rs for good quality construction. The 2000rs per sft is quoted to customer as construction cost.
Brother edi aem aina comedy nadustunda ikada. If you don't know Govt rules better u please know and then comment something legitmate. Please speak to anyone who has some knowledge on Realestate ask them how many floors permission u will get for a 1200 sq yards plot u will understand what I said
@@risklessrealestate He said about No of flats per floor.. not no of floors bro... And construction cost is 1600 per sqft in Kondapur with good quality..
@@risklessrealestate I think you did not read his comment. i appreciate your video but its PARTIALLY CORRECT. Here are major points I learnt from my contacts:
1) If you build a house yourself, you know that 2k per sft construction cost claimed here includes 30 to 35% of profit & on top of it, we added 30% profit for 1 year (including interest) which is exorbitantly high.
2) No builder is ready to do biz for less than 50% profit and that is the reason for high cost - even with the numbers you shared. Its NOT 30% profit. 50% profit in 1 to 2 years is very very very high & that is exactly why Builders are becoming super rich disproportionately.
3) You did not talk about cartilization of Industry among builders and
4) cutting of corners in the quality is another major reasons for high cost of real-estate
5) No small builder will do transparent business hence No bank will fund them so they use their money or borrow at high cost which hikes the cost.
6) Even builders expect 30% interest per annum on their own money used for funding. Or they sell flats & money is collected from buyers & their home loans.
7) No builder buys such big lands >1000 to 2000 sft at market rate. They only build if they get land for cheaper and they see 40 to 50% profit from such venture.,.,
Very well made video, with great detailing.
An eye opener for understanding the current Apartments cost in Hyderabad
Thank you for breaking down apartment prices. Why high rise apartment costs more than standalone despite UDS is one third of standalone apartment UDS? Does the construction cost increase drastically in high rise apartments?
Infact in high rises builder uses his own cement and and can get other raw materials at less price since he buys in bulk.
And if we use "economies of scale" the cost of construction should be much cheaper than standalone apartment.
It is just they are milking money out of middle class by saying their brand name.
How do you think myhome and aparna owners are in top 10 billionaires list in telangana.
There is the factor of superbuilt up area - 1380 sft is super built up , then the actual carpet area would be 30 % lesser , but the builder charges same rate for the 30% also.
FSI is the reason for High Land Prices look like then based on this.
Also FSi is also reason for City to Develop Vertically rather than Horizontally (horizontal growth is good as new up coming areas will develop as one area gets saturated with land availablility)
Quite informative
I really appreciate you for the details
Very good and simple explanation. My preference is to choose a gated community with multiple blocks and large area with not more than 5-7 Floors per each block even if it is in the city outskirts. This way we can get a good UDS as well as a good community to live in. Our ORR is a boon for all the commuters living in any corner of the city. Trust me life will be very peaceful rather than living in a centre of the city or expensive areas. Living in such areas will only increase our daily expenses, costly life style and our children will be forced to follow the same life style and will face lot of mental issues both children and parents if they are unable to fulfil their wishes and costly needs.
Very true
He is absolutely wrong on UDS.
@@rameshbabutanneeru2223 can you please elaborate, I would like to know. Thanks.
A very Good one. Can you also make a similar video for high rise apartments too? As it involves additional cost to build clubhouse, other amenities
Sure will do it soon
Good informational video based on good research... I'm also into real estate market and agree with your study
Thanks for sharing how current business is working. This video is first of its kind.
I have a question. I have seen standalone apartments where 20 flats were built with almost same sft in 500 to 600 Sq.yds. But your calculation shows 20 in 1200 Sq.yds. I believe there is some gap. Or please help me to understand if I am wrong. Thanks.
hyderabad is now gone..if AP gets special status then hyderabad real estate would crash by 50% for sure
look forward to it😊
AP never gets Special status. Then Bihar, Jharkhand,Odisha will demand SS.
That won't happen anyways.
Andhra is a cheap state . They Don't have the infrastructure to beat hyderabad. So Don't expect hyd market to crash. Remember population is only increasing. They price may remain stagnant for 6 months at tops. But overall Outlook is positive
YOU are right but builders are a cartel & will not sell at less. so you and me will still have to buy at their price unfortunately.
Perfectly explained 🎉
Really, it's very informative and knows about the owner and builder share, construction cost .
Yes the flats have been ultra expensive in Hyderabad nowadays. A above average 2 BHK 1000-1100 Sft flat costs around 65-80 Lacs in Hyderabad whereas it costs 45-55 Lacs in Chennai and even less in Kochi or Thiruvananthapuram. Better to invest that amount in MFs and there are very high chances of tripling your amount in next 5-6 years and then you can buy a flat or rent a flat is not a bad option as well.
Great analysis. How can a middle class or above middle class person buy apartment if it’s 2crs in gated community. RE has become mindless unfortunately
It is not great analysis it crooked analysis
Yeah, its not worth buying flat in standalone apartment. UDS does not make sense. Even if we get 60 sq yards, we cant sell it.
On top of that there are no ameneties. Even if they provide they are mostly not useful as it is very small.
Better go for high rise even if you get 20 sy yards UDS. We get good security and good amenities etc. Appreciation for high rise is good as compared to apartments.
Opt for Mivan construction and have peace of mind.
Did you saw fire accident in high rise apartment in new delhi last week?
Very good Explanation Saurabh :)
So u mean to say in 1200sqyd he is using just 613sqyds for construction and rest is left for setback???
This totally makes sense even with a high rise perspective of why no builder is going with less floor ventures any more. But what about safety? Are 50+ floored apartments being built with the required quality and infra?
Land acquisition by big builders is much cheaper as they buy agri lands and then convert so you can't just use residential plot prices for this estimate
Sir, You are wrong on assumption of 23. It is 30 minimum. In 1200sqyds area, they sell minimum of 36000 sft ... bare minimum
No sir please recheck. There is no scope beyond 23/24 if you don’t break any rules. In many places unauthorised construction is happening with reduced offset and converting Stilt parking into commercial space. Tht would be illegal.
Another option is if you have a corner plot you have a mechanism to apply for TDR and you can get upto 27/28.
If you follow all the rules there is no scope to get more than 24 under any circumstances legally.
Please verify with the builder on total land area and Compare with Total saleable area per floor x number of floors. You will realize!
@@rameshbabutanneeru2223 I’m a builder don’t have to ask
@@vikhcu if u have permission for 5 floors how the factor would be 24? It would be min 35-40 right?
Superb analysis
Very nice explanation. First time I am seeing this kind of cost details for apartment construction.
Good video with clarity on the burning issue.
Bulk of builders profit comes during land acquisition and advance payment from buyers
Very good information for those who are buying flats in Hyderabad and I liked your Nirvana farm venture it's very good bro keep it up
I think For 1200 sq yrds remove 20% (non built up area) = 940 sq yrds construcion = 940*9*5 = 42300 sft construction area.
So total construction cost = 9.73 cr
Total cost = 12 + 9.73 = 21.73 cr
So lets assume selling price 6500 per sft, total selling cost = 42300 *6500per sgt = 27.5 cr approximately
You can’t remove 20% or 15% as per your wish. There are regulations. 23-24 Sft per Sq Yard is industry standard calculation. You can’t calculate as you like.
@@vikhcuplz quote the industry standard. It should be standardized by independent body but not builder body.
@@vikhcu used that number only check it
THIS IS COOCKED VEDIO FOR BUILDERS SUPPORT
NOT FOR BUYERS AND IT COULD NOT HELP TO IMPROVE SALES
ALREADY DAMAGE STARTED AGAINST GREEDY BUILDERS IN HYD
Wrong calculations
Appreciate your efforts in this post. Thanks
Sir unable to understand that 23/24 number at all.
9 ( sft per yard ) * 5 ( floors ) -> 45 and using the above number like 23 means 50% of land is not sellable at all, even if we add all regulations and all. Is that correct no right? We consumers have to pay for all the common area , so how come it is 23 ? and even if 23 is correct then you should add common area costs that buyers pay for the flat right. I feel it is a miscalculation , if not can you explain it to me please ? Flat Buyers have to pay for each and every inch of the land.
Good information and it is very realistic and very useful information
Add Construction cost of stilt and cellar. Thats expensive too. Sales will need cost. Add cost of taxes capital gain etc
Sir, the builders are taking money in advance and they will not pay to the buyer immediately. Depending on the construction from time to time, builder will pay to the owner. His investment may not he much ab initio. Hence, 30% margin is too high.
Thank you so much for the informative video as always. Can you also suggest ways to get the property prices in an area?
Also, What will be best choice for investment in real estate:
1. Investing in under construction gated community in developing areas like Kokapet which offer low UDS at high cost, which might give good returns going forward.
2. Investing in old apartments which offer rental income along with high UDS and same cost in standalone apartments in Kondapur/Gachibowli/Miyapur etc.
3. Investing in newly developed Ready to move apartments in these areas at higher prices with rental income which helps in paying bank EMIs.
provided, I am hesitent to invest in plots due to security reasons and can't invest in villa projects due to budget constraints.
Thanks for sharing your findings!
Nicely explained!, but the 8,500 per sft seems better because there are no common area inclusion. If you add up 30% common area to 1380sft, that would make it 1794sft and cost would be 6,500 per sft. Value wise it seems fine. Doesn't it?
Builder offering 70UDS per flat in a standalone building. Cost is 85 lakhs. Is it good to buy? Location mallapur. 5 floors 20 flats
Just a small doubt of logic. If apartment construction is running on such thin margins then why are so many people dying to get into construction business. Becoming builders that is? Also please take into consideration the huge amount of discounts they get on construction materials like tiles marble plumbing sanitary etc which are sold at mrp to the flat owner
mouthpiece for builders?😂😂
Of course. Calculations are highly exaggerated. He's sort of attempting to set up a narrative which may influence the potential buyers to understand that the rising cost of housing is simply justified, but actually it is not.
Great info sir
In fact in case of stand alone buildings, the builders construct with lots of deviations, with less land set off, leaving no open space between building and compound wall, they take permission for g+2 and construct g+5 and penthouse extra, they pay bribes to the municipal authorities to not visit the spot, they also manage with forged OC..
So, here in the 1200 sq.yrds land, they can construct 30 flats of that size, not 20.
Finally emantav brother? 2bhk ni 2cr amount is genuine and worthy, builders are not looting customers anthena?
The landlord is looting everyone brother. Land rate taguthe ne apartment cost tagutai that's the conclusion.
So true Suarabh, land costs are inflated in hyd which makes middle class difficult to own any property.
Yes, the builders are doing charity. That's what these idiotic RE influencers want us to believe.
Please educate the people on the tips to buy apartments to make sure the are legal.
Whats the minimum size of plot for apartment. Max floors as per GO 168.. Setbacks on each side and road side. Some builders take individual house permissions for G+2 floors and then building apartments of G+5+penthouse. Buyers don't know until they go for Loan. And the loan gets rejected but they already paid advance to builder. Some banks will give loans but they are illegal and the customer pays high interest. All those additional floors like 3,4,5 can anytime be demolished by Municipality
1200sqyrd lo actually 30 flats veyachu.. appudu calculation change aytadi.. thats where we are still seeing flats costing 60-80L range in Ameenpur, pragati nagar, bachupally areas
When juries buildings are being constructed, where the UDD will be less, why the builders should charge higher prices?
What about high raise buildings? Where the land share is so less!
Initial step itself is wrong....... If you believe that flat prices are high because of land rates ...... Then that ls true but keep it in mind that no builder will purchase land newly with square yard for 1lakh and start construction..... He will buy land even less 10k per square yard........ They are making fools of customers saying land rates but in general builder won't buy for that rate then how he can cost so high.........
If you have a plot will sell at current price or the price at which you bought 10 years back? Will you do charity for others ?
@@vikhcuThe point here you are missing that land owner will take only 50% of payment upfront and rest is covered by reserved flats.
Please do story above old buildings above 30 yrs what is future how to go for reconsrution
For your information 😜 in real estate business mostly money used from black money
Easy way to convert black to white 😊😊😊😊
Cost of construction:Rs2200
Cost of land per sft:Rs3000 in velimela near kollur
Yes I agree what you explained is super and great, but can you explain why land price is so high...
Actual game of real estate is land price only.
Land price who increases it,how it is increased.
This is the real state mafia.. today India real state is costlier than America.
Thanks for sharing info and understood but What about the EAST side of Hyderabad.. it will grow or it will remain the same ... EX Uppal, Nacharam ... Any idea about the shifting of the Nacharam industry zone outside the city .. I heard that the govt allotted land for tata and adani on the east side for firm establishment - is it right sir and what about new railway station cherlapally which is going to open soon in 2/3 months
IMO, East Hyderabad situation would be similar to the West Hyderabad. Places close to ORR would be more developed than places close to IRR (Hubsiguda, Uppal & LB Nagar), it would take time.. around 10 to 15 years. Cherlapally station would help surrounding areas, but cherlapally itself lacks good road connectivity and it's remote even though it's inside ORR.
Builders does not not 30percent profit yoou should take overdraft interest 12percent perannum so around 15percent they will get
@@venkateswarluvenku836 that's true andi , but lots of negativity about builders amoung people , they are unable to digest truth
Thank you for sharing such insightful information
Finally came to know the break down of pricing of flats
In addition to that they insist for various charges like amenities, parking fee RTC. These expenses are actually part of construction cost only. For example, parking. When the cost of parking is already included in land cost and construction cost, why shoukd they charge additional amount. This their margins are higher than 30%. With these calculations, you can’t fool the peopke
Very informative. Thank you 🙏
You are next KTR, talk about demand and supply, or else builders will put IP
Wrong calculations, no one would gove 60 uds for 1380 sft.
Sare correct calculations chepandi venkat garu please requesting you
@@JaiBharat777 please explain with calculations for the above example
UDS is not something someone gives. It is calculated as proportion of your SFT ownership. Before jumping on RUclips comments you should read relevant Acts like Telangana Apartments (Promotion & Ownership) Act & Rules.
For my standalone flat of 1450sft 2.5bhk in Miyapur, I got 60 sqyards uds. So, this calculation holds more or less accurate in my case.
It all depends on what's the total plot size and the net total sft of all apartments combined and proportionally the uds is allotted. In my assumed case where all apartments are of the same size and 20 in number it came to 60 sq yards.
I think one value that is taken wrong is the 2300 for construction, i am not saying its wrong, it is the value quotation given to customer so this value itself will have the profit for that contractor and builder.
AP lo govt change ayndhi.inka meeru andharu shed ki vellipovatame bhaiyya
Excellent video. Thanks for detailed explanation. More reasons to not to buy a flat right now and instead rent it. This is not going to be sustainable
From @8:25 you made it a hotch-potch.. where did that "23" figure emergency from?!
Anyway the take home point is surely clear. Little dissatisfaction about that calculation..would really appreciate if you care to explain sir..
That's called FSI( Floor Space Index) FSI in Hyd for a 1000 sq yards plot would be between 2 to 2.5. FSI = Total Built-up Area / Plot Area.
2300 Construction itself he have 30 to 40 percent profit.....u r talking as if a lay man, check construction cost with more Mastris or Civil Engineers not in Commercial business, 1500 per sft is max for best construction, this i'm not speaking on air, based on two incdividual constructions that happened very recenty.
Why don’t we think this video as giving explanation to customers who r buying and supporting the expensive rates of Construction company. How can we believe the maths involved?
With regards to the tone of the video, it looked like he was justifying prices. Except for construction cost, rest of them are logical & common sense. Regarding the land price, which varies place to place you can do simple google search or check out price in the area. I know in the East Hyderabad (up coming areas close to ORR) - main road facing lands price is around 75k to 100k (2 years old research) and internal roads around 30k to 60k. more developed areas would be around 100K.
@@munagalavrr I just had a doubt on land price. If that was justifying?
@@prathameshkulakarni4528 I am don't know much about the land prices in West Hyderabad. My guess, the land between Exit 1 and 3 on ORR on either side is not owned by individual people. So government & big companies can decide the price of the land and eliminate small builders. I haven't seen any small project around that area.
finally someone has explained the exact picture why builders charges more and why the sft cost is more in Hyderabad.. in a simple way, it is mostly because of land cost. Thanks for explaining this..
hahaha. why is the land cost so high ?
Because the previous government auctioned land for ridiculously high price
This is wrong picture he is presenting...
@@abhiprop4038 I confirmed with my neighbors who are in construction field yaar.. They confirmed the same..
to believe it or not its individual opinion...
Do you mean the builder's profit is 27 lacs per flat? If yes, then for 20 Flats, the profit is 5.4 Cr, which is not bad, for a period of 1-2 years.
How come we get 60SQYD for 1385sft . Not possible
Everything became expensive except people’s salaries
NOT FULLY CORRECT. Here are major points I learnt from my contacts:
1) If you build a house yourself, you know that 2k per sft construction cost claimed here includes 30 to 35% of profit & on top of it, we added 30% profit for 1 year (including interest) which is exorbitantly high.
2) No builder is ready to do biz for less than 50% profit and that is the reason for high cost - even with the numbers you shared. Its NOT 30% profit. 50% profit in 1 to 2 years is very very very high & that is exactly why Builders are becoming super rich disproportionately.
3) You did not talk about cartilization of Industry among builders and
4) cutting of corners in the quality is another major reasons for high cost of real-estate
5) No small builder will do transparent business hence No bank will fund them so they use their money or borrow at high cost which hikes the cost.
6) Even builders expect 30% interest per annum on their own money used for funding. Or they sell flats & money is collected from buyers & their home loans.
7) No builder buys such big lands >1000 to 2000 sft at market rate. They only build if they get land for cheaper and they see 40 to 50% profit from such venture.
Very insightful
If end users are not buying for 8500 or so, then there will be less demand and ultimately it should bring down land prices, bcz there is no other use of that land. Then why are land prices so high and sustaining?
Candeur is giving 10-15 sq yards UDS per flat.
Most or say many:
Dont take land investment int. Rate of land wil give more than interest.
Wl built in anti vastu plot.
During construction, they sale n built.
Completely misleading information builder would add common areas and easily sell that 1350sft as 2000sft and that is how they make money
Very well explained
Come to Andhra, a water rich state in India.. we are constructing Amaravati, vijag Bhogapuram, Kris city, Tirupati smart City and we have three international Airport 7 regional airport, 4 seaports. 4 expressways 2 industrial corridor and 1 Economic corridor. Premier Indian institutes, PCPIR region , heavy industries like Vijag steel plant, KIA, hero motor corp, BEL etc..
Could you clarify why you multiplied by 23? I understand 1 sq = 9 sqft. Could you explain the floor calculation?
Thank you for making a video on Apartments prices in Hyderabad, it helped me to understand why the prices are high.
The yielding number is confusing. The number 23 you used is for 5 floors? What if you have bigger area let’s say 2400 sq yds. What number would you use then?
Irrespective of the size of the plot it's 23+ or -1 , which simply means ,the net sft sellable area per sq yards is 23 sft
Is this figure of 23 is floor space index?
There is a room to save on construction cost. Good takeaways though. Nice effort.
I am from year 6021 i was searching why land is costly in mars and found this video of past 😂 from past everyone is struggling for hyped real-estate prices
Good work !
Very well explained ..for a person who wants to buy a flat in Hyderabad city this video explanation gives a better reasoning for the price inflation of apartments present day..thank you Saurabh
Correct analysis ❤
I did not understand one thing, you are saying G+5 calculating 20 flats. However, there are 6 stories, not including stilt, that should translate into 24 flats. Am I the only one missing something here?
Which business is giving 30% profit apart from construction.?
As per this, they are looting profit on land cost, construction cost and again 30% profit it equals almost more than 50% profit...that is the main reason costing more for apartments what I understand
cost of construction is 2000= 300 x 27600 - add 80 lakh more
Y will it be only 20 flats for 1200 yards plot with 1350 sft?
Thats the rule..if its 300 sq yards then how many floors is allowed to be built and so on and so forth
Pragathi nagar and Bachupally as well became expensive..
As a Hyderabadi, what you have told is true