Evaluate the Sales Claims Made by Real Estate Developers

Builders sometimes make dubious and false claims which make the buyers feel that they are at a gain but the experts point out that these are just marketing hypes and nothing else. They doubt how much of truth these claims have. For the buyers to know the real picture we gather few of the experiences of the experts with the builders and try to caution the buyer.

Know the selling secrets of Real Estate Developer

Prices always escalates

While selling, the builders always claim that the properties never go down in value which is a wrong claim. They also claim that the rental prices of the

properties would definitely go up but that can also be a trap as there is a great difficulty in predicting the trend of rental prices. These claims that the builders make has to verified by the customers and the buyers.

Lowest prices in the area

This is another instance where the builders are witnessed to claim that this is the most

affordable or low cost apartment in the place. In that case you should compare the square area of the other flats sold in the area and not go by the total price. The maintenance and the attendant charges have also to be taken into account. This also can be a hidden way of procuring the money from the customers. 

Claim of timely delivery due to Penalty clause

The penalty clause does not insulate the builders to finish the projects in time as few of the builders tend to include this penalty clause just to avoid any

compensatory claim. But these cheques bounce many a times. The others fix a compensation upper limit as per the agreement. It is better to talk with the lawyer while agreeing to all of this.  

They persuade the customers by telling about revised rates

There is no reason why the rates of the property would go higher with the given situation and the developers being more desperate to sell than the buyers

are to buy.  This is because the builders are in requirement of liquidity more than the buyer wants a home. Selling pre-launch projects without approvals was an ideal example of this but as per the revised rule no land developer can sell their projects without developing it properly. So this kind of statement that the rates would go up and would be revised soon is just a persuasive statement for the buyer to buy the product.

 Check the sample flat properly

Remember that the sample flat is always made in a way to look bigger and even the lighting arrangement is done in a way to seem the space to be larger

than it is. There may be even wooden partition walls to make the area seem bigger. The position of the sample flat is also such which receives most of air and sunlight but your apartment may not be such in the location you are allotted your apartment.  Don't day dream for it and avoid committing any emotional mistakes while buying real estate.

Builders claim that the money paid is refundable

It is not difficult to understand that a builder so starving for liquidity won’t be able to return

the customers’ money so easily on cancellation.  Few of the developers deduct 10 percent, others deduct 20 percent and still there are few who do not return the booking amount of the customers at all.   

Better to ask for a cash discount than the freebies

The freebies are another hindrance which increases the cost as the adage goes “nothing is

free.” In these cases if the builder is tied up with any financial institution or the bank you can get a better deal by approaching the bank directly.  Instead of accepting the freebies offered by the developer one should ask for a direct cash discount.  

Builders claim that they are tied up with the banks

The builders often console and assure the customers saying that they are tied up with the financial institutions and the banks. You need to see that the project is endorsed by the bank and only then can they claim that they are tied up with the banks.

But even if the project or the developer is tied up that does not mean that you will easily get the loan. It simply means that the chances of getting the loan from that bank are more than from other banks. 

       Any way as there are developers who are manipulative in their approach, there are genuine ones too. The customers need to look at these aspects and then judge the case and know that how much of truth is there in the statements that the developer is making. Find some genuine source or online reviews for discussing on the project or the offers of developers.

TGS Saraswathi Reviews

A few minutes’ drive from Nice-road, TGS Saraswathi located in Kanakapura road is a worthwhile land from the renowned seller of affordable properties, TGS Constructions Pvt. Ltd. This 18 Acre of land is cuddled amidst nature with greenery around and founded at the outskirts of the city at a walkable distance from the art of living foundation. While enclosed with many famous educational institutes, TGS Saraswathi is plotted with a total number of 360 plots with two different dimensions i.e. 30*40 and 30*50. As per the official records, more than 2/3^rd of the property has been sold out. Like the other projects of TGS Layouts this layout will have amenities like Children’s play area, a 30 and 40 feet wide road, jogging track, and many more. To know about all the amenities of this layout you can visit TGS Saraswathi Layouts.

Future prospects of TGS Saraswathi

The seamless connectivity of NICE road and Kanakapura road encircling TGS Saraswathi is easily accessible from all the parts of the city. The major projects like Namma Metro and ring road are the key future prospects. In addition to this, there are few plans of making amusement parks in the corridors of the city. The location has an advanced benefit of having a good water supply from Cauvery water supply which still is a struggling issue for the rest of the city. It holds a potential of driving the tourism industry which again will trigger a further development of the area.

A glimpse of TGS-Saraswathi in Kanakapura Road

Residential or Investment Prospects of TGS Saraswathi

Although the project and the infrastructure at the location are still under development, it still attracts many home buyers having a different range of budget who loves to live in the outskirts. The average land price varies from around Rs. 3000 - Rs. 4000 per sq. ft. while TGS Saraswathi offers you the same around Rs1000/- per Square Feet and if you are lucky enough you can get a discount on your total cost of the plot.  The future prospects of the locality is so strong that many investors including the top most builders and developers are developing their projects for all customer segments starting from low budget to high budget flats. For investors who are looking for rental business may not get enough rental income as compared to the premium localities of Bangalore but still the location can yield 12k-15k for a two bedroom home.

I would request people and the readers to express their views and opinions regarding the plots and land sold atTGS Layouts. That will help us in gaining insights about the place, the future prospects and the probability of increment of prices in the future. This will help lots of prospective buyers to take a decision. 
One can always find cheapest plots in Bangalore easily Because TGS is the one developer who compares their project cost with the original market price not with other land developers in the city. 

No Pre-launch or Underdevelop Layouts Can be Sold as per BBMP Rules

The Karnataka government has decided to abandon the system of releasing the sites for registration by the developers soon after the approval of the layouts. This was a bid to prevent the unfair practices of the developers and the real estate agents to prevent them from being exploited and cheated by the unscrupulous developers. To resolve this problem and to protect the common man and the consumers the government has already decided to abandon the system of releasing a portion of the land plot to the developer for sale and not to allow the developers to register the sites till the project is completed as per the approved plan by the local authority.

A properly developed layout can only be eligible for sale

BMRDA has a little to do with Layouts Approvals

Presently the local bodies of the urban areas and the cities like in Bangalore the Bangalore Metropolitan Regional Development Authority (BMRDA) and the Local Planning Authorities (LPAs) release these layouts and sites to developers for registration in the normal ratio of 40:30:30. Where BBMP has a little role in playing a little role in framing the rules and laws to approve these layouts. Just after the approval of the project 40 percent of the land is released to the developer as the first installment. This was the norm to help the developers to gather funds and take up the development work like the construction of the roads, drainage system, street lights, demarcation of the plots and completion of other works like culverts, barricades, walls, etc. The remaining 60 percent used to be released to the developers of the layouts in successive installments as and alongside these development work in progress. But unfortunately a very large number of the property developers were misusing these provisions of the government. This is one of the reason why I came up with a site TGS Layouts Reviews and to know the the reality behind the projects and properties of this developer I prepared a public place to share feedback on the properties of TGS.

no use of applying for approval

KTCPA Plans on fraudulent

The town planning experts opine that the developers were deceiving the Urban Local Bodies and the Local Planning Authorities and there have been multiple complaints from the citizens and the consumers that they were being cheated without providing the necessary infrastructure promised. The most affected were the people who were allotted the land plots in such layouts in the first installment. To curb such practices and as an attempt to bring an end to such unfair practices there have been a recent legislature which has been passed by the Karnataka Town and Country Planning Act (KTCPA), 1961. This amendment in the bill makes it mandatory for all the Urban Local Authorities and the Local Planning Authorities to release the land layout for registration only after the completion of the projects according to the approved layout plans.

The Director of the Town and Country Planning Mr. B M Tiruganagoudar said that this amendment in the law is yet to obtain the assent of the government. He also opined that there is no such provision in the KTPCA for releasing the land layouts and the sites in installments. Earlier this norm had come into being because of the Urban Development Department had introduced it by issuing a circular. This system of releasing the land layouts and sites has been in vogue since 2014. Before this the local authorities used to release the land in two installments in the ratio of 40:60.

You may also like to read what are the misconception of property seller regarding to its pricing strategy. 

TGS Layouts in Devanahali-TGS Shambavi Reviews

Name it TGS Property or TGS Construction Pvt Ltd, TGS Layouts is an undivided part of it, dealing with lands and plots with the prefix TGS. This renowned developer of city is admired for its low budget plots and sites but unfortunately there are a lot of critics related to its lands and projects. TGS Shambavi is one among the project located in the highest property selling area of TGS Layout that is in Devanahali. Alone in Devanahalli TGS has three more project named Annapurneshwari, Varamahalakshmi and Vaishnavi. Believe it or not but these are the utmost selling properties for them and now TGS Shambavi is one more recent addition to it.

With a total land of 7.5 Acres TGS Shambavi is designed for 90 plots and as per the official data 45 no of plots has been sold out. Also this layout is priced high among all the four layouts which is Rs 1250 per square feet. Well the property is located near to Bangalore-Hyderabad High way behind CAE which is approximately not more than 1 KM from AH-43.

Future Prospective of TGS-Shambavi

Should I invest?

Among all the zones of Bangalore, North locality holding maximum importance in witnessing investments in commercial as well as residential real estate units. As this part is turning into greater Bangalore with the projects like BIA and IT Development in Devanahalli so the price is expected to fly within few years. Noted the residential plots in north Bangalore is comparatively lower than south Bangalore.  So there is no doubt TGS Shambavi is a good option for Land and Plot investors. Among all the four projects of TGS Layouts in Devanahalli, Shambavi is priced but high?

Well it could be a misconception of this property seller or buyer but the Answer depends on the location, which is a key factor in deciding the price of the plots and till now there are no reviews or customers feedback on this project. Hence customers or visitors of this project were requested to drop their opinions on its price with respect to its location. However If we compare with the price of the plots in nearby layouts than Shambavi is  low priced, in the mean while if some is buying plot here than he can get a good discount on his plots since some year ending offers are going on.

5-Mistakes buyers should avoid while purchasing property

No doubt that buying a home is not only a lifetime affair and is for lives thereafter as well. That is the reason why people get too attached and emotional and often forget to analyze one’s actions and fail to take a practical decision. The reasons are many. Quite often one invests one’s life time savings and one thus decides to finalize the deal and make it picture perfect and in that reality is most of the time ignored. The trend watchers, the veteran realtors and the experienced sales personnel of the realty industry have often seen people losing the big and good deals because of such reasons. In this article the veterans make the public aware with their experience and oft faced dos and don’ts.

Know the Worth of the Property before Investing

Avoid paying too much on a property

"Your over payment on a property should have a justification"

The realtors predict that real estate has cycles but the householder most of the times does not follow it and enter the market for buying property when he or she is in a good financial state. What has been observed by them is that many people invest more on a property they like in an area whose prices may have increased the maximum at the peak period. In that case the buyer is already paying a high premium choking the growth of rate of return on investment. We have already discussed on the misconceptions of property seller where seller modify property price as per their requirements so be careful on the property price.

Don’t overestimate the infrastructure growth

"Over confidence on the growth prospects can snarl-up your 
bargaining skills"

   Over Estimation Can lead you into a Trap   

Many a times the realtors have observed that due to a property that the buyer likes are over estimates the growth of the infrastructure around the place and agree to the bargain of the seller. If you count on the property to increase the value and you buy the property on that assumption then one is exposing oneself on to too much of risk just in case some untoward happening strikes and the expectation is not met. The realtors remark that one should go and enquire about the plans of the infrastructure in the area in the local government office and then only take a decision. 

Don’t be trapped by cheap properties

"You might not be so lucky to have a good property in cheap price"

The realtors say there is always a good reason why a property is sold at a rate comparatively cheaper than the properties in the adjoining areas. One should raise the question that if a property is cheap then why anyone didn’t grab the offer earlier. The veterans caution that usually the cheaper properties may have legal litigation and other problems attached to it. It may be that you are buying a property that is being notified by the government to be acquired for public work. So it is always advisable to take due notice and enquire thoroughly before embarking or buying a property at a cheaper price. One of the finest example is TGS Layouts where they offer gifts and discounts on their projects from time to time. Any new buyers of residential land can always drop their reviews or complaints on the property of TGS Layouts.

                  Showing your Emotional Attachments to a Specific Property is wrong             

Don’t be too attached with a property

Everyone has a mindset view of his/her property and your agent’s job is to find that from you. The selling agent will always try to make you fall in love with the project. Once you are too attached with a property you may ignore doing the due diligence of the property and may land up in trouble.

               Dreaming For a property              

Being too attached with a property often makes one too biased and unaware of the faults and follies that one needs to take into account and investigate.

"A home is much costlier than a house"

Don’t wait for your dream home

It is not advisable to wait for the property that one wants and then miss the good opportunities that one gets along. It is always better to equate the pros and cons of each and every deal and evaluate it with prudence and then accept or reject the offer.
"Don’t wait for opportunity even a blunder in right place is worth full than your cleverness’ in wrong place"

Clearing The Misconceptions of Property Sellers

Pricing of homes is a crucial factor say the expert realtors in which many fails because of some psychological blocks and a lack of insight of the market. The realtors remark that the sellers especially the domestic sellers have lot of misconceptions regarding the market due to which these mistakes are likely to happen. Pricing, they insist is the most important part of getting a property sold quickly.  The expert market watchers opine that after putting any property for sale the first few weeks are the most crucial period of time. They add that one has to catch a momentum of buyers flowing in and keep that up and they also need to ensure that the buyers are watching the property which will keep an inflow of offers flowing in. If the marketing of the property is done fairly well the property is of course easy to sell.

The expert realtors remark that there are oft quoted three misconceptions that the sellers of properties can be attributed with. They are:

• They tend to price the properties higher as they know there will be fair amount of bargaining which will reduce their sale proceed.
•   They also test the market by quoting higher prices to verify if there are takers at higher prices.
• The sellers are also in search of a wild card buyer who they presume will buy at a higher price than the property value hoping that they will fall in love with the property. 

The market watchers of course point out that there are measures to be taken to see that the property is sold out faster. The preparation starts from advertisements like local listing, Newspaper adds, pamphlets, attractive designed broachers and sometime exciting offers. Praising the customer or pampering him is also one of the important steps that the seller can take in order to make the buyer interested in the property. Most of the cases property sellers have a bunch of existing customer testimonials, reviews or feedback which they use as a marketing purpose.

In this context the realtors insist that while pricing the property it is always advisable to consider the overall market conditions and the local market aspects too. One has to understand the market conditions and the other factors like proposed infrastructure and the like before one fixes the prices. They add that value is added for a property if it has more bedrooms or more square area. This entails more value for the property. If the property is similar to the properties on the market for sale in the same area and they are sitting in the market place for quite some time then one needs to be cautious. In that case the realtors advise to price the properties a little lower than the ones already there. The reasons are that if there are three properties already in the market priced similarly and are not selling, then it’s most likely that yours will also not sell. If one is serious about selling the property the expert advice is to keep the price right. They comment that one would be amazed to see the amount of enquiries flowing in if the pricing is done correctly. 

Inviting Visitors to Drop Their Reviews and Feedback on the Properties of TGS Layouts

“Land property is the only thing in the world that is worth working for, worth to fight for and worth to die as well the reason is it lasts forever.”

If you are a resident of Bangalore and dreaming to own a property in the city then you might have come across the name TGS Constructions Pvt. Ltd. The company was inaugurated a little more than a couple of years ago with a hope of addressing the requirement of residential space within one’s affordability. The concept of selling land and plots in layouts with such an affordable price was not either an idea that came over night nor was it so easy to offer these properties at such low prices.

Is TGS Layouts properties are Fraud?

The priorities of owning a home may differ from person to person. For some it may be to save their expenses on rents or for investment but for many it is a dream to live with their entire family in their own home. We will talk about a fable of a mid-aged professional waiting for his retirement and not able to own a roof for his family in Bangalore. One a fine Sunday he met with a group of people at a jogger’s park having a discussion on the builders and developers of Bangalore and was apparently discussing on one topic, how TGS is selling its property at such less prices compared to the rest. Some of them were abusing the company while few of them were coming with facts and figures. Hearing the name of TGS Constructions for the first time he left the discussion but still the name kept somewhere in his mind as it was of his interest. He started searching for the Properties of TGS and found few resources displaying the locations of their layouts and their prices. Along with these resources he found few sites filled with customer testimonials, reviews and feedback on TGSLayouts. It made him a little confused and he was not able to get an exact picture of the company. So the next day he visited TGS Layouts and after a face to face discussion he was convinced and bought a plot.

It is logical that people will re-act when they listen or see something new or unusual but the reality is quite different as we all know and it is much tougher. It is always easier than said. But the struggle still goes on and there are achievers also and outstanding achievers too in each field. So it is always better not to judge or to cull out a first impression and reject something based on rumors but to see, judge and then find out the reality. Who knows, there may be something for us in it too.

Here what I do and don't mean is listen everyone's point and do what seems right to you. If you have even a little information to share on TGS Properties then post your reviews in the comment section and help others to make their decision right. I got a YouTube video uploaded by TGS Layouts, in this video you will find all the customer reviews and feedback on their property

TGS Layouts all Project Reviews

TGS Layouts has almost 15 residential projects in Bangalore and it is practically impossible for an investor to visit all these projects in a day. Here is a 4 minute video regarding all TGS Layouts project reviews. I am pretty sure you will get all the details on this video and it will help you to decide locations as well. Share this layout reviews video to all so that people will get to know where they want to visit. Also share your view point on these layouts, as I said it may help a new person to make a quick decision on TGS Layouts.