Property Decoder
@PropertyDecoder
Decoding real estate beyond noise @ https://www.groundlens.in/
So today, I introduce myself as Property Decoder @ Ground Lens — A dedicated consumer centric knowledge platform built to decode how real estate really works. For a long time, I myself have faced a massive gap between what’s projected and what’s real in Indian ‘Real’…
🌻Announcement🌻 A Small Change, A Bigger Purpose After much thought (and a fair share of nervous excitement), I’m making a small but meaningful shift. I started this account on X with a simple intention: to share my learnings, question dominant narratives, and connect with…
Just look at the joke that Gurgaon’s brokers have become. First, they promote a project like it's the first and last best alpha opportunity in the city! Then when the scam blows up.... “We stopped selling it the moment we found out.” Oh really? Then what kind of brokers does…
Gurgaon’s Latest Big Real Estate Blow-Up: The 32nd Milestone “Guaranteed Returns” Scam One of Gurgaon’s most happening lifestyle destinations wasn’t just about cafés and nightlife. Behind the scenes, a frenzy of commercial investments was pushed to retail investors with pitches…
Real estate values already move in sync with AQI, just not in the direction people would hope to see 😅
AQI - 386 New record deal - 380 cr Similar numbers, this proves that there is some magical correlation of AQI with luxury housing in Gurgaon... as AQI increases 📈, housing deal price increases ⏫. So in Gurgaon, the air might choke you, but the increasingly property prices…
Gurgaon’s Latest Big Real Estate Blow-Up: The 32nd Milestone “Guaranteed Returns” Scam One of Gurgaon’s most happening lifestyle destinations wasn’t just about cafés and nightlife. Behind the scenes, a frenzy of commercial investments was pushed to retail investors with pitches…
This is a reality check for those who believe the NCR’s air-pollution crisis will magically solve itself over the next decade, similar to Beijing’s clean-up. In our case, the authorities responsible don’t even acknowledge "toxic air" even as a serious problem. And remember,…
I was at a Diwali dinner with some top politicians in Delhi. You want to hear what their consensus opinion was on #AQI debate? That people don’t give a dam about these issues. Either they don’t know or they don’t care. And that elections are never settled on pollution questions.…
Mis-selling isn’t just a bug in Indian real estate, it’s practically part of the sales blueprint. Once, I was chatting with a guy who handles PR/marketing for some big builders and brokers. I told him about our small attempt to make buyers aware, cut the hype, and explain real…
Perfect example of potential real estate mis-selling 👇 Received a sales call over the weekend: Sir, the building will be ready by June 2026. Me: I have seen the building from outside, it looks like you will take more than 18 months.. Sales guy: Sir, so are you ready to wait…
Private developers invested ~ Rs. 180–200 cr to build a mall on leased Delhi Metro (DMRC) land and set to earn ~ Rs. 120 cr a year in rent (and more with escalations) for next 50 years. Even after operating costs, the payback is barely 2 years. DMRC, meanwhile, will get only ~…
Upside signals for Gurgaon housing deal prices 📈
AQI - 386 New record deal - 380 cr Similar numbers, this proves that there is some magical correlation of AQI with luxury housing in Gurgaon... as AQI increases 📈, housing deal price increases ⏫. So in Gurgaon, the air might choke you, but the increasingly property prices…
This is also one of the major reasons, govt. authorities have stopped building community parks or other social infra and outsourced to developers in gated societies. And if people need parks or libraries, it just looks like our office bearers too want us to buy them as…
This is Moscow. You will find plenty of such examples across the world if you spend 5 minutes on Google maps. Looks at the community space, and parks in the middle of these tall skyscrapers. These are maintained by city government or the municipality. In India, people are…
Someone shared a screenshot of a realtor saying that a city is finally getting “respect” because a branded housing project got launched. As if the city wasn’t respected before...was just waiting patiently for this one project to arrive so its dignity could be restored. 😅 If…
Some may know that the land parcel where Oberoi is set to launch its first ultra-luxury project in NCR (Gurugram) is the same site where one of India’s earliest branded residences was launched: IREO Grand Hyatt Residences. It was one its kind of mixed used project then with…
Worli vibes in Gurugram? 🤔🏗 Vikas Oberoi is bringing Three Sixty West, vibes to Gurugram (mini version) 5,000–8,000 sq ft luxury residences...
It’s not just Delhi, but ~ 500 million people living across the Indo-Gangetic plains breathe toxic air, knowingly or unknowingly, for 3-4 months every single year. Yet after years of debates, reports, and committees, we still haven’t seen a serious, systemic solution. So where…
‘If you can afford it, leave Delhi for 6-8 weeks’: Top pulmonologist as thick pollution haze hangs over city indianexpress.com/article/cities…
NCRs primary (under-construction) real estate market can give a good competition in this regard actually.
"...India is the dumbest #IPO market that ever existed in the history of IPO markets." Here's why GQuant Investech's Shankar Sharma believes this to be true. @1shankarsharma @_nirajshah #NDTVProfitExclusive
What 'value' do all these anchor investors and MF AMCs are seeing that several experts and retail investors are not agreeing with? Kindly throw some light on this.
11 pages of Anchor list for Lenskart. 22 mutual fund AMCs have applied. Let that sink in. Half of India’s fund industry queued up for an IPO at obscene valuations. A company at 12x revenue and yet, every one of these so-called “valuation-conscious” fund managers jumped in…
Many people are losing their minds over a 2–3x jump in housing prices in the last 3 years. But very few know the real classics: once upon a time, DLF Aralias, Gurgaon did a 4.7x jump in just 22 months. How did it happen? Fundamentals? Infrastructure upgrades? Demand-supply gap?…
Sometimes I wonder if retail buyers will ever stop piling into overvalued IPOs and highly speculative new launches/ under-construction projects. After studying multiple cycles, the answer seems clear: probably not. Maybe it slows down someday, because we’re still early in both…
AQI - 386 New record deal - 380 cr Similar numbers, this proves that there is some magical correlation of AQI with luxury housing in Gurgaon... as AQI increases 📈, housing deal price increases ⏫. So in Gurgaon, the air might choke you, but the increasingly property prices…
Pollution getting more severe. Children and Elderly getting sicker While states can blame each other for incompetence, the central govt cannot escape its responsibility towards its citizens. @narendramodi should dismantle the Central Pollution control board and the Ministry…
Sometimes I wonder why UHNIs buying ₹50–100 crore homes in Gurgaon don’t demand the most basic luxury... Clean Air. It’s arguably the scarcest amenity too in the city today. Many of them must well-connected with power centres at the state and central level. So why not push…
The face of #Haryana's development and aspirations and one of biggest economic hubs in country #Gurgaon #Gurugram gasps for breath. People are forced to flee during winters to escape #AirPollution ‘smog vacations’ is the new thing here. Sadly while thousands of crores are…
It’s ironic that someone like Pankaj Kumar must have been putting more efforts for the cleaning of Yamuna with limited resources, while the Delhi government spent ~ Rs. 6,857 crore (2017–2022) and barely moved the needle. Maybe such people should be on the oversight board, or…
73 billion litres!!! ⚠️ That’s how much sewage India produces daily. Only 28% of it is treated. The rest? Flows directly into rivers like the Yamuna. That’s why Pankaj Kumar quit his job. Now, every Sunday, his team Earth Warrior cleans the Kalindi Kunj Ghat—one of the Yamuna’s…
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