[rajathv8]

Originally Posted by ninjatalli

Edit: Did you mean "Prestige Tech Forest" (which is on the lakebed of Varathur lake). There are some ~70 1-star reviews of that project.

I think he meant "Tech Forest" which is clearly in the lake area and is quite a disappointing sight. From the looks of it, Prestige Sommerville too appears to be on potentially dubious land.
Fun fact: The Varthur sewage.. oops.. I mean lake water overflow channel makes its way into TN and becomes "Ponnaiayr river" after Sampangi dam. It continues and flows into Krishnagiri reservoir. I had visited this place few months back but never imagined it to be a recipient of BLR sewage/lake water. There are several fields along the banks of the stream being irrigated using the water. Sad state of affairs all over

[ajmat]

Originally Posted by Abbas

I searched the thread but did not get any recent reviews. Can anyone share their experiences with such investment.

The risk ofcourse is that it seems that it is not regulated. And you are just getting a peice of paper instead of physical property.

However, the rental yeild seems to be good. Can someone please shed some light on this?

The screensaver before reality!

• No regulation
• Too many external factors - tenants, landlord etc
• Do you know what is the property and are the papers in place?
• Where is the property location?
• Rental, unless there are huge lock-ins
• What happens if the tenant does not pay or gets you swallowed up in a controversy? There is a Nirav Modi showroom which was to open and has been sealed for over 4 years (24L /month rental!)
  
  I dabbled in fractional ownership on pre-project financing in 2014 expecting a return in 2017. It is 2024 and still no joy - property is nearing completion after long delays.
  
  I saw Cafe Day Square advertised in Strata. The building has been sold and leased to TableSpace so the question is whether the building owner is selling fractional ownership or it is misrepresentation.
  
  A friend of mine tried fractional ownership in a major commercial property in near ITPL. The returns were not that great as the builder took their share in admin costs, and control is heavily assymmetric,

[green_ninja]

Originally Posted by Abbas

Hello Guys,

Has anyone invested in fractional commercial real estate by Strata or any other start-ups?

I searched the thread but did nto get any recent reviews. Can anyone share their experieces with such investment.

The risk ofcourse is that it seems that it is not regulated. And you are just getting a peice of paper instead of physical property.

However, the rental yeild seems to be good. Can someone please shed some light on this?

Wouldn't you be better off investing in REITs? Similar concept as fractional ownership but with much better regulatory oversight, liquidity and returns.

[deep_bang]

Originally Posted by Abbas

Hello Guys,

Has anyone invested in fractional commercial real estate by Strata or any other start-ups?

I searched the thread but did nto get any recent reviews. Can anyone share their experieces with such investment.

The risk ofcourse is that it seems that it is not regulated. And you are just getting a peice of paper instead of physical property.

However, the rental yeild seems to be good. Can someone please shed some light on this?

I have invested and have some feedback. Firstly Strata is one of the better ones while there are many in this space. One of the challenges I see is that as a fractional owner, unless you own a significant share you are just too small a owner to influence any decision. So all decisions will be taken by the major shareholders and you will just have to move along. This is true even for listed companies but listed companies are regulated - here it's harder to know what is happening at the back.

If things go into a legal issue, there is no forum where you can unite with other owners to fight the problem. Well, you would know who the other owners are, but if all of them are geographically distributed it's hard to come together for a cause.

Coming to returns, please take into consideration there are 2 parts to the returns - the rental yield which will be taxed at your slab rates and the asset that gets capital appreciation. The capital appreciation will be subject to capital gains when you sell the asset. So the returns may be lesser that what they show at the outset.

However, I invested knowing all this as a diversification strategy. My only advice would be to go into this only for diversification and not the yield. Also, limit your capital you put into this to something you can afford to ignore if things go awry. It's very unlikely, but if debt funds can go awry, then this is much more likely than the debt funds.

[Abbas]

Originally Posted by deep_bang

If things go into a legal issue, there is no forum where you can unite with other owners to fight the problem. Well, you would know who the other owners are, but if all of them are geographically distributed it's hard to come together for a cause.

This is exactly what worries me. SEBI has come out with SM RIET policy for which hBits have applied. But that IPO is an year away. Hopefully that should build some confidence in investing in such asset class.

By the way, does strata distributes the rent in a timely manner? I mean does it get credited regularly on the given date?

[deep_bang]

Originally Posted by Abbas

By the way, does strata distributes the rent in a timely manner? I mean does it get credited regularly on the given date?

To their credit, the returns have been regular over the last few years. However, that's based on just what I have invested in . There could be other projects where there are other issues. There was a particular issue with a certain project that I am not much aware of but you can search online for the details. Property in India is still a very challenging affair - even when managed by large enterprises like Strata.

[amit1agrawal]

Originally Posted by rajathv8

I think he meant "Tech Forest" which is clearly in the lake area and is quite a disappointing sight. From the looks of it, Prestige Sommerville too appears to be on potentially dubious land.

Yes, I meant "Tech Forest"; my bad. Prestige Raintree Park is on the adjacent land which is too on lake bed. I came to know it got RERA approval 3 days back. Google reviews have 1-star rating because you can't rate lower. I wonder who would spend crores buying such a dubious property! If one is buying for living there, you are doomed. If you buying for investing, there are less riskier & better avenues available.

[vaibhav_a_a]

Hi all, Is this a good time to sell a 10-plus-year-old apartment in Noida? Is the market likely to go up further?

For reference and why anyone would buy an old apartment vs. a new one in that area - The price gap between new launches and old properties is consistently 40% or higher (rising up to 100% in some cases for the same square footage). The new one is at least a year to four years in the future - old one is here and now.

Old properties usually have better locations but suffer from all the drawbacks of old properties (repairs, upfront payment etc).

New properties are of course, new, and have lesser upfront financial burden on the buyer.

Any tips appreciated.

[texens]

Just curious, how do you evaluate the right price of a property, especially in a city like Bengaluru. When it comes to apartments, especially new project launches, it's comparatively easier as you can get a lot of data points. But we're trying to explore villa projects in Devanahalli, and most of these projects have very few units available (ready to move in - unused, or resale). And there's hardly any data point. I strongly feel that the brokers and builders, and even the resellers are quoting a very inflated price. Some websites like 99acres have recently started posting last sale/resale prices in societies, but again, the data doesn't look accurate, and the number of data points is very low to be able to make much sense out of it.

[varkey]

Originally Posted by texens

Just curious, how do you evaluate the right price of a property, especially in a city like Bengaluru.

Some websites like 99acres have recently started posting last sale/resale prices in societies, but again, the data doesn't look accurate, and the number of data points is very low to be able to make much sense out of it.

May not work always, but you could use the Kaveri Portal to look up the encumbrance details of the given property, it will show the transactions in the past including the value. This of course may not be the truth always, as some part of the transaction happen through cash/black, but I guess you get an idea. However in case of apartments, I've noticed that a lot of transactions happen with the entire sale consideration in white and hence reflecting in the encumbrance records.

There is no payment necessary to view the records, all you need is the survey number or khata details etc. The search is not that accurate though, and you might need to try different search parameters to see all transactions.

[bblost]

I have a doubt on the Lakes Encroachment drive going on in Hyderabad.

https://lakes.hmda.gov.in/

When we see the uploaded files, they have a buffer zone clearly marked. But there is no buffer zone on the other side of a bund.

Does that mean a bund is treated as the end of a lake and hence does not need any buffer zone for area after it?

[brownkaiser]

Originally Posted by bblost

Does that mean a bund is treated as the end of a lake and hence does not need any buffer zone for area after it?

Correct. A bund is treated as the end of a lake.

[goandude]

We have just got an SMS form BBMP.

The SMS reads: "Madam/Sir, BBMP is creating eKhata for every property. The GPS of property is mandatory to get eKhata. BBMP staff will visit you in few days to capture your property GPS. Please keep a copy of your property tax receipt ready and cooperate with BBMP staff so that GPS is tagged correctly to your property. The Property GPS will be Bhu Aadhaar of the property and used as such. Regards, BBMP"

Thinking it to be a fake message, I did some searching online and came up with this
https://www.oneindia.com/bengaluru/d...h-3939687.html

Personally I feel that BBMP person coming to the house to get GPS coordinates seems too far fetched.

Any inputs on this?

[Sebring]

Theyre trying to find out if property is tenanted. Tenanted property attracts double property tax.

Originally Posted by goandude

Thinking it to be a fake message, I did some searching online and came up with this
Personally I feel that BBMP person coming to the house to get GPS coordinates seems too far fetched.

[airguitar]

1. Can someone please tell me if a printout of the e-pan card will be acceptable at the registrar's office for a property registration i.e. just as legal as the plastic PAN card at all places? (My old PAN card is a little soiled, the details are mostly visible though and I have 100% legible photocopies, but I'm just trying to have a backup plan. )

2. What documents are usually sought at the time of registration ? PAN, Aadhar & TDS Receipts ( and the deed of course ). Anything else?

This is for Bengaluru.