Investment in Dharuhera/Bhiwadi

WHY WE INVEST IN INDIA'S 3RD BIGGEST INDUSTRIAL HUB?

(This Article is About Dharuhera/Bhiwadi region. All the info. is based on various sources on internet & Practical Workout. Owner has Copyright of this blog so any copying of this material could be legally challenged.)

When i meet my various customers  i usually  faced these questions?
1. Why we Invest in Dharuhera/Bhiwadi region?
2. Will it be a safe Investment?
3. What is the guaranty that we will earn a good return?
4. Is it Right Time for investment in this Region?
5. Could we earn rent there?
6. Is this region is better than Gajiyabaad/Noida?
7. Oh... Budget is too High (means more than 2000rs. Sq. feet ).
8. Oh...its too far from Delhi/Gurgaon ....So Man "Who will be Live There"? 
9. How is infrastructure is there?
10. Is this region is good for living?

These are some most asking questions  which i am always listening.Now i would like to Answer all of these.

1. Why we Invest in Dharuhera/Bhiwadi region?

This is the question that i heard a lot &  people have rights so of course they should ask. Whenever we look for a property for investment we usually see two major factors, Rental yield & Appreciation. Few small things are also consider in mind like: Home Loan, Inflation  is Rent friendly or Not, Payment Structure, Builder, Location etc. Now we talk about Rental Yield, for a rental income we need peoples who comes that property destination for live. Now who will Live?, Anyone who works there or who stay there for any other activity like Tourism.Now Dharuhera/Bhiwadi is not a tourist destination so customer of this region is only that wants to live there. People that working in this area they wants to live there (Now they are coming Gurgaon on daily basis) because there is no Residential Zone between Dharuhera to Gurgaon. 

(A.)  Bhiwadi is Surrounding by more than 20 major Industrial Hubs :-
1. BHIWADI (0km)     2. CHOPANKI (5km)    3. KHUSKHEDA (11km)    4. KHUDKHEDA (10km)     5. DHARUHERA (0km)     6. BAWAL (20km)     7. PATHREDI (6km)    8. SARE KHURD (8km)     9. NAKHNOL (12km)     10. SHAJAJHAPUR (25km)    11. NEEMRANA (40km)     12. KOTKASIM (20km)    13. TEEJARA (33km)     14. REWARI (8km)    15. MANESAR (20km)     16. BILASPUR (10km)     17. PANCHGAON (15km)     18. GURGAON (25km)   19. BEHRAMPUR (25km)     20. SOHNA (30km)    

They all are biggest industrial hubs of North India. More than 50% of Scooter & Motorcycle &  Cars are producing in these Areas. HONDA, HONDA SIEL, MARUTI SUZUKI, HERO MOTO CORP, SHREE CEMENT, SEZ'S (IT & MANUFACTURING) etc. are working in this region. 
Around five lacs peoples are working in these areas that needs a residence which would near their Office/Workshop/Company etc. See Below Master Plans:-

(B). DFC (dedicated fright corridor) :   covers a distance of 1483
km of double line electric (2 X 25 KV) track from JNPT to Dadri
via Vadodara-Ahmedabad-Palanpur-Phulera-Rewari. In addition,
a single line connection of 32km long from proposed Pirthala
Junction Station (near Asaoti on Delhi-Mathura line) to
Tughlakabad is also proposed to be provided. Alignment has
been generally kept parallel to existing lines except provision of
 detour at Diva, Surat, Ankleshwar, Bharuch, Vadodara, Anand,
Ahmedabad, Palanpur, Phulera and Rewari. BTK
(Bhiwadi -Tapukeda-Khushkheda) Complex would be One
of mega city.(  DFC Western Corridor)






                                                                               (C). Bullet Train:- This will be possible through high speed bullet trains running on dedicated tracks at maximum speed of  160 km hour, which is higher than the Rajdhani Express currently. One can then reach Bhiwadi in 45 minuets, Alwar in 117 minutes, Meerut in 63 minutes and Panipat in 61 minutes. For full details see this article:
Bullet Train





(D) KMP (Kundli Manesar Palwal) Highway :- The 135km
 long Kundli-Manesar-Palwal (KMP) Expressway in 
Haryana, also known as the Western Peripheral Expressway
, has been divided into three sections of 45km each. Four 
flyovers are being constructed at places where the 
expressway crosses national highways, namely, NH1 near 
Kundli (Sonepat), NH10 near Bahadurgarh, NH8 near Manesar
 (Gurgaon) and NH2 near Palwal (Faridabad) and State 
Highway 13 (Gurgaon to Alwar) near Rozka Meo Industrial
 Area in Mewat District. Sixteen overpasses and underpasses
 at crossings on state highways and major district roads; 
seven overpasses, nine underpasses and 27 underpasses 
at crossings on village roads; and 33 agricultural vehicular 
underpasses, 31 cattle crossing passages, 61 pedestrian 
crossing passages, four railway over-bridges, 18 major and 
minor bridges, cross drainage works (culverts) at 292 
locations, and two truck parking and four bus bays will 
also be constructed. 
(KMP)



A proposed Cargo Airport in Kotkasim, N.H. 8, Many new internal roads & many more makes it a hot destination for Investors.
(Read Also  : Dharuhera – Riding the affordable housing wave, Investment zones on NH-8, Dharuhera: The next big satellite city in the NCR )

2. Will it be a safe Investment?
 Today, property is the only physical asset that offers stability, simplicity and good returns ( Investment in Home or Stock?) .For any investment in Real Estate we needs a operable market. That has to be regular customers for sale or purchase. Because of the development of various large and medium scale industries, there has also been a great increase in the demand of residential properties. Here is no Residential Zone between Gurgaon to Dharuhera/Bhiwadi. When we talk about Gurgaon here basic prices of good projects are 4500 or 4500+ sq. ft. . It means we can't plan to buy a good Property below 70 lacs in this region. In the budget of up to 50 lacs Dharuhera/Bhiwadi is the best Investment Option near Gurgaon. 


3. What is the guaranty that we will earn a good return?
Guaranty  is everyone desire, but what  term of Guaranty? For someone its 'Don't sink of their money' for others 'A good return on their Investment in a particular Period'. Now its moral duty of a investment Advisor to Suggest only good Projects in Customer Budget. A good professional lives by the motto 'Customer First Commission Second'.  

4. Is it Right Time for investment in this Region? 
Now this region is on path of Golden formation. Many industrial zones are establishing here and people are coming across the Globe. Its good time to grab best locations, options in this zone & became the best beneficiary.  

5. Could we earn rent there? 
Of-course you will, Now currently rental income in this region (for 2BHK) is 7000 up to 9000. Normal property prices in this Area (for 2 BHK) is around 30lacs. If we talk about gurgaon, In Gurgaon we can earn 15000 rent on a property of 1cr. It means we can earn almost double return in terms of rent in Dharuhera/bhiwadi region.

6. Is this region is better than Gajiyabaad/Noida?
Many Investors compare these regions with Dharuhera/bhiwadi. I think its not a fare comparison. They both are different markets with different aspects. Obesely Industrialization is more towards South NCR. State political issues, law&order etc. are some other factors, P.S.:  We should be a good diplomat before talk about that:) 

7. Oh... Budget is too High (means more than 2000rs. Sq. feet ).
Basically raw land price effects  value of  a flat directly. Dwarkadhish had already bought land in this region in 5cr. per Acre. According it, FSI in this region is around 700 sq. ft. If we add construction cost & other expenses then it will be more than 2000 sq. ft. Gurgaon is just 15 k.m.prior to Dharuhera/bhiwadi & Average pr. sq. ft. rates in Gurgaon are 4500 sq. ft. So According to market i think a good Project can be sold  easily in  minimum 2500 sq. ft. rates.

8. Oh...its too far from Delhi/Gurgaon ....So Man "Who will be Live There"? 
I wants to answer it in only one Simple line " Only two kind of person will live there, First whose budget is below 50 lacs & second  who is working in this region". Yes, after makeover in market premium segment will also be live there.


9. How is infrastructure is there?
Dharuhera is well connected with N.H.-8 he Haryana government approved two major projects - canal-based water supply and sewerage management for the town (Canal based Water Supply).
With 7 star bestech resort & many other Hotels its good point for hospitality. Well Connected  Internal Roads, Flyovers,  24 hr. transportation system etc. makes it a good place. Bullet train will give a huge sky to this region. 

10. Is this region is good for living?
World class Shopping malls (Bhiwadi Malls), Chain of High Rise Apartments, International Schools, Hub of Big Industries etc. makes it a hot destination for live in affordable price.


I hope this short Article would helpful for you to take a review about this place. 


For more details revert below:
Umesh Kumar
umesh.advisors@gmail.com
+91-9873780487