Compare Mumbai, Bengaluru, Hyderabad and Pune... In terms of FSI, Unsold units, inventory and office space.. You will find the difference.... It's 2 and 3 FSI in Mumbai city... Here in Hyderabad there is no bar on FSI.... That means no limitations for height of the building or structure except. Set back for residential units... 500 , 1000 2000 sq yards units if quite common... Town planning wing is in hibernation mode.... Road connectivity Water provision Broadband connectivity Electricity underground cable system Flora and fauna Basic amenities Fire safety norms.... Except for few gated communities, it Looks like Irregular shape roads and structures..... Please refer the writings of David Appleyard, a famous architect and town planner for mega cities in USA,, Just extract his findings...
Your views seem quite interesting. Could you please elaborate your outlook abt hyd real estate, infra and livability. One fact is expect for gachibowli and the west area, hyd infra is abysmally poor. It is not fit to be called a city.
Thank you Saurabh for coming up with another video. Appreciate Pravallika garu for being open and realistic about the current situation. If stats show that unoccupied stock has gone 4 fold now in 2021 in just a year, its pretty much evident that sooner rather than later there ia going to be a Bubble and this is solely because of the greediness of some developers who always look to skyrocket the marlet prices and eat the big pie. I feel specifically West prices are more than what it should be. Realtors showing the ever expanding IT and Industrial growth corridor over there are coming up with more ventures but with inflated prices.
Honest , straight to point answers. Good interview. Does the same point applies to open plots also. 100s of acres of sold open plots in shankarpally are lying waste.
thanks for bringing this out. Yes, everybody feels that it's a bubble, that's the general public opinion given how quickly the prices have gone up and majority of them are buying only in pre-launch and exiting after all approvals and very few are buying after approvals at such high prices. There is no end user market, it's purely investors market.
As rightly said by Ashok this is a investors market No one knows what will happen to the last invested And about the analysis I feel what they have discussed and explained is know to everyone.... any where when the real estate price shoot up so drastically they are bound to go stand still or fall back and stay at those fallen prices for many years Some one would become great if they can predict the approximate time of that bubble break
Appreciate you coming up with logical and data points. I believe you can invite more people with insights on the current situation and future real estate prospects in Hyd
Everyone says My Home Avatar is great but the reality is 50% of flats are still vacant, owners are struggling to find tenants. We can easily guess the situation going forward.
APs tuqlaq cm is further responsible for the real estate growth in hyd, but in India there wont be anything like a bubble blast. Never seen such a situation in 75yrs of independence.
Price increased due to Andhra investments. They are coming with money bags and increasing. There were pre launches earlier too in Alkapuri township area. Earlier flats were affordable for the IT and Pharma people with prices around 3000 to 4000, but now even people with 15 lacs income are unable to afford. This is all due to Andhra, NRI money and greediness
Thanks bro. This really shows the genuinity of this channel. Ma intlo loan teesukoni illu teeskomantunnaru, naku ee rates chusaka rent best anipistundi. Oka rakanga frustration vacchindi. Oka middle class person ki house inka oka dream lage undi!
Same situation bro , but one - two years before ithe I think rates are affordable , that is my opinion, but not sure.. looks like best thing is to go for resale flats ..
Hi bro, Thanks for the information. If work from home model continues people will not prefer to buy any new homes or invest in properties. Companies are also encouraging WFH model. If an employee comes to office, they need to provide transportation, office rent, electricity charges, maintenance. To avoid all these expenses companies will prefer WFH model. If internet speed is good and if there is no power outage you can work from remote village. Employees are also preferring WFH, because they no need to take a flat(buy,rent) in it hub, they can work from their native place.
Pravilika , good analysis . Govt should encourage co operative housing society’s ( which was once in operation in80’s). Prelaunch should be regularised By forming housing society , exempt them from registration charges.
setbacks kuda HMDA/GHMC permitted stand alone apartments lo 11ft minimum undedi 2 years ago. ippudu 7 feet set backs tho construct chestunnaru. 600 yards ki two 3 bhks construct chesthe ippudu 500 yards lo chesthunnaru land value peragadam valla. SFT rate peragadame kaadu open area kuda taggipotondi.
From a normal middle class perspective buying even a normal apartment flat seems to have become expensive in Hyderabad compared to Bangalore, for me iam seeing it as very inorganic growth.
Such a balanced person the woman in the video first time I liked a real estate video. Can you please share the articles she mentioned and also her company details to contact her for investment advice.
Pre launch lo koni ready to move state lo ekkuva rates ki ammadam Hyderabad lo oka business. real ga house konukkundam anuke variki Hyderabad lo flat andani draaksha laag aipoindi.
Two things: 1. If the unsold inventory increases then ideally prices should come down. Right? 2. All prelaunch projects demand more than 50% in cash payment only. Hence even this option is not feasible for lower middle class
Sir it is a big bubble. A event like evergrande may not happen because in Hyd the real estate is not dominated by corporate co., But political and individual idiots. But all the ill-gotten wealth from political, govt employee corruption is been invested, so financial tragedy like evergrande may not happen , but the bubble will burst.
Thanks for bringing this video and creating awareness among the buyers and investors. I request to do a video rental yield value in Hyderabad stratified by localities to determine real growth.
Thanks for coming forward and letting us know though facts are bitter. Good place for common man to know the facts of Hyderabad real estate before they invest. Good Work Saurabh garu.
If you see the us financial crisis of 2008, the real estate started decreasing and the prices only bottomed out in 2012 from when it started increasing.Unlike the stocks which bottomed out in 2009.This is because real estate is the least liquid asset.From the time you start planning to sell a house to the time you sell a house,there is a time gap of almost 1-1.5 years. In a market where there is no buyers,this time gap will increase and when people get annoyed with no buyers they start giving discount until they eventually sell the property at the decreased market price. Nobody can predict a crash but once it starts it is slow and painful.
Surprice to know that 11k flats unsold. 6months back I visited many flats and taken step back to buy it only because of price. Now builders are calling me repeatedly and offering 20%lesser than the quoted price
Real estate in hyderabad is good but at the moment it is constructing at a faster pace than the real demand. Infrastructure is good. Software industry is growing, pharma industry is growing but not the purchasing capacity of the consumer.
In the Hyderabad real-estate was growing speedly next development area in Hyderabad that is moinabad mandal near to Hyderabad and Shamshabad just drive of 15 mints only just focous on moinabad for ur features development
Super Video ... about bubble ... i was just looking / waiting for this truth to come out.... Thanks for making this...because of this needy were unable to buy ...
Illogical analysis. If FSI is implemented, the flat cost increases by 20%. The increase in flat costs since 2 years is all because of land price increase and construction material cost (Iron, Steel, Cement) shot up. The cost of 1 sqft construction is around Rs.1800 for builder floor and Rs.2300 for high rise. There might be a real bubble in hyderabad, but the bubble burst will not bring the costs down, though new launches might be put on hold. Even if it is hybrid model is implemented in IT, the plan would be to keep all employees in the base location. Once all the employees and their families return back to city, most of the inventory will be occupied. With the IT growth in scope, there will be 5-6 lac new jobs added in Hyderabad in coming 3 years. With low interest rates running, every one want to take leverage of the situation and own a home. On top with pay scales across the industries are correcting for a big rise and rural farm lands almost inflated by 50% in last 2 years, there is lot of cash floating in the market. My view: If you are an end user, buy a ready to occupy home with best bargain and take advantage of low interest rate. If you are an investor either wait for 6 more months to see how the market dynamics change and take a call.
What they don't understand is the gap between the prices of Hyderabad and other major cities like bangalore. Hyderabad will be in par with bangalore in many ways and its just the average price that is getting increased in. Every area. If there is a bubble all city prices should come down. With the present inflation rate i dont see that happening.
Pre launch offers lo purchase cheyoddhu! First 100 plots or flats thakkuva rate ki isthunnam ani 1000 plots ki amount theesukoni.. Aa land meedha vaalle case vesukoni dispute cheyadam..prajalni mosam cheyadam ..case ni saaku ga chupinchi construction cheyakunda prajala sommu tho vere lands lo investment chesukuntu kotlu sampadhisthunnaru. Gatti ga adigithe case solve aithe construction chestham antaaru! Courts lo case solve avvali ante minimum 10+yrs paduthundhi.. Best example parijatha builders Shameerpet lo ilaane chesaru. Singareni employees ni mosam chesaru! So be careful!
One of the most advantage or disadvantages or advantage we have lot of land no limitation grow like any thing. And most of the invester from other states and making dangerous game with this land. As they r money making gambling like business some extent. Particularly Hyderabad some sort of research just like u explained to be done by govt to safe guard customer and investor other wise. Otherwise when it will go we don't know?? A realistic research demand and availability and future growth steadily. Thanks once again ur genuine talk
@@ravindrareddy.s6836 gaaru Definitely will consider ur suggestion in this regard... To be honest ,in these type of aspects our Saurabh garu and our Vinod gaaru doing great job in their style by throwing light on major topics related to Hyderabad Real Estate Kudos to all the Hyderabad real estate bloggers 👏
Through out the Europe, firms are preferring work from home to reduce lot expenses like office rents, electricity, conveyance, canteen food and maintenance etc.
Nice Analysis ! People are getting EAD and Green cards in USA, no one wants to invest in India/Hyderabad. Eey rates ki USA lo settle aina Middle class valle kongalaru. If work from home is permanent rates gonna crash further !. Apartments ki antha rate antha enti andi asalu !
Do u rember when naidu collasped.. Then rajshekar collapsed.. What happened.. It was 2 yrs silent market... But people who invested in this time knowingly or unkolingly are millioniers or may be billionners.. I hope u get the point..
The analysis was well done. Prices will not go down. They may even increase. One should buy their first home early. As an investor/builder, please consider the contents of this video.
@@Bendapudi.kashyap In real estate, prices coming down is rare (unlike Amaravati like places) because of less liquidity. Though there are few transactions for lesser price, the price will not be disclosed to other parties.
@@esware5863 Real-estate investment are not to be taken lightly, with low demand and 3X supply and more pumping in to market it's simply unwise for anyone to invest as they will not only loose the asset value once the market corrects also end up paying interest to the bank for min of 10y.
US Big tech companies are moving to Hyderabad at a crazy pace. They have to show growth in earnings in the future quarters to sustain the pandemic growth. The only way they can do this is to reduce the cost of operations - hence mass offshoring. Salaries have grown at an insane pace for programmers in the last one year. I personally know a bunch of Bay Area companies that have plans to move operations to Hyderabad. There might be a correction but if you hold through the correction you will be able to exit with a profit. Also think of all the out of state employees moving back to Hyderabad next year - hybrid model is where you have employees come in for reduced time - not full on work from home - even google the most liberal of the tech companies doesn't want employees to be full time WFH. So people will come back. A good point to note here is staying away from pre-launches of smaller builders who cant navigate a correction. I feel the financial district area and Nanakramguda are less speculative.
Saurabh ji, Really nice video regarding the current scenario of the Hyderabad real estate..looking forward for more enlightening videos about real estate.
The unsold units will decrease or increase but intrest rate falls and FD guarantee is removed 5LAKHS more amount by RBI no bubble is there and nothing will happen to Hyderabad markets but Rera and FSI are most important thing TS look into.
Hi, Quick question- even though NH69 is in between Hyderabad and vijayawada - the returns on investment has not been that great compared to other parts of city what is reason ?
Thanks for this informative video. Surprisingly bricklayers (Tapi mesthries) are also becoming builders and investing money, you can observe these people constructing mostly standalone apartments. Rates in kukatpally rocketing like anything, double bedroom costing nearly 1 crore including registration, cupboards, amenities, GST for a middle class employees. Apparently, middle class person should forget about buying their dream houses or else go for second sales 10-11 years old buildings..no option.
buy lands in hayathnagar,uppal and live in rent House in Kukatpally is best option .west part is not affordable price for middle class family.many nalgonda, suryapet real estate brokers settled in hayathnagar area thats y east side lands giving much better returns than west for small investors
Most of the points raised in this video are true. Governments policies on pre launch should more stringent, price regulations and public should have awareness on these greedy realtors.
I have been following and researching on hyd real estate market trends recently and this is my take on it : 1.Real estate prices will never go down unless unprecedented event like covid or amaravathi capital issue etc happens. 2. But the growth rate 📈 slows down if there is no infra development or urbanisation! 3.This “bubble burst” word is a myth in real estate it is generally used in share market this has been created by people who are a little reluctant to invest because of prices in the real market. 4. I have gone through different forums and came up with one discussion back to 2007 when price in an area was 5k - 8k per sqyd some people were saying prices are unrealistic and this bubble will burst and prices may go down. Again in 2011 price went upto 12k again same talks happened in 2014 price went upto 17k -20k again those talks happened in 2017 prices shoot up to 25 - 30k. Trust me now in 2021 price in that area is 50k plus and some people are still talking prices will get saturated or bubble will burst 😄. 5.Some people say prices are futuristic and there is no development in that area etc but what people don’t understand is in countries like india everything is retrospective first people start to live then roads etc come up then malls etc comes up then price reaches to 1L+/sqyd. 6. Hyderabad is a developing global city still prices are pretty low compared to national players like Bangalore, delhi, mumbai, gurgaon. Potentialities of hyd is very very broad. I will suggest Don’t get stuck in this amaravathi bubble burst word. Plan, research and invest!! Don’t wait and try to invest for long term!!
Firstly See the 2000 Recession and 2008 recession market corrected by 20-30% on average for 2 years and then rose. Secondly Prices rose due to inflation, when a person is buying, he should calculate the price adjusted for inflation. Thirdly I agree prices will still increase in this decade because of stimulus by all G20 countries pushing inflation. Fourthly P/E ratio determines valuation of stock, similarly Rental yield determines valuation of property. Rental value is less compared to property value therefore correction is near and properties also became unaffordable in most of the areas then people incomes
In prime areas like kokapet, gachibowli, raidurgam,etc there are only several luxury apartments where there is 50% occupancy, which were handed over 3 years back . Any comments on that?
@@satyendranathponna8357 May be you are right may be you are wrong!!Rental incomes vary from location to location! Present prices are purely because of demand and location! Many are end users! For example in kokapet people are buying out villas for almost 10cr and apartments for almost 2-3cr all those folks are end users choosing proximity to work places, big houses etc etc . Even if the rental income touches to 2L/month I don’t see P/E ratio valuation here if they want rental incomes they could have gone elsewhere instead of investing in such high prices. Many are not looking at P/E ratio in hyd as of now people are just buying for themselves or to invest and sell to end users! Minority people investing in commercial segments or budget homes to yield the benefit of rents and match P/E.
@@SS-km6yz My guess is they will get filled now or later because recent ICT policy released last month govt is eyeing to double IT exports that means more jobs more people more demand in residential segments. Did you notice at present why major players like phoenix, myhome, aparna etc are developing huge commercial buildings are they mad? Because they know the future demand of commercial office spaces and with that comes up residential demand.If much of the inventory are unsold do you think present majors builders are mad to just add more inventory?? They know the future as they have good connections with big heads of government. They watch the market closely they are experts in analysing and predicting future demands!! If you watch carefully everything is interlinked. People like us should watch, research, analyse and invest properly!!
Rent yield to Cost price of an appartment was a lot better until 2018-2019. But these days it's gone really down..people are not willing to pay exhorbitant rents in the Hybrid model of working, yet the new appartments even 2BHKs are beingbsold for over 1 Cr. A rent of 22-25k on a capital investment of 1 Cr. is really pathetic
I feel That’s a temp phenomena. We still have a huge potential as poor move to middle class and middle class to higher. The correction cycle when it comes will Be for a short period of 8-9 months. If you try to time the market, 70% you will fail:
@@Narendrakumar-yd1ns If a 2.5-3% return is good then I am not sure whats a bad investment bro. Even in these trying times the Banks are giving a 5%+ interest on FDs...
@@rajatmahajan84 you have not understood the secret of real estate then Always people buy houses for rental yields that's foolishness Rental yields are only sufficient for maintaining the flat Real-estate main trick is rotating _____ money bro 😂 Fill the dashes
At every opportunity our leaders look to west for investment. Visit these countries, but seldom bring any regulations to improve the quality of life. I live in the edge of a metro with over 7 million people. There is a 25 acre ranch close to my home. For 20 years the owner is trying to convert it into homes. The residents blocked every move as it increases congestion for them There is no concept of quality of life in Hyderabad. People build as they see fit and bribe their way out
I feel this office vicinity location high price concept is gonna change. In all probability companies are gonn continue with hybrid model, which might require an employee to come to office once or twice a week. So no need to stay close. Less traffic will lessen the transport timing headech as well. Outskirt areas, 30 40 km from office area are gonna do well and this so called Miyapur, Patancheru west Hyderabad belt might see a burst in future
Been listening to this buzz word since 3 years . Also big builders like Aparna and My home are always safe due to their quality and timeliness . And prices for sure are going to go up for big quality builders . Atleast in Hyderabad west . Infrastructure is being developed so it’s obviously gonna increase. Just be cautious if the builder is average Stay invested and don’t get scared . Also resale of lands may affect as buyers would be less due to uncertainty. But Apartments with BIG BUILDERS LIKE APRNA AND MYHOME will always rise
Unsold units perugutuvunte.....why isn't there a drop in prices....it would prevent the bubble burst and it would become more affordable too....but I guess man's greed is way beyond all this
No builder will be ready to sell for lower prices - they will stop further construction and sell the pending ones first - most builders have such basic sense... Currently inventory is high because many left cities see once they come back there will be a big boom or burst
There's a reason for this. Builders take loans from banks putting land as collateral. If the builder sells units at lower price, then the value of land in the surrounding decreases and banks might ask for more collateral for the same loan. Builders want to avoid this situation at any cost.
@@sushruthk897 .....right and builders also give pre launch offers even before rera n hmda approvals n then hike the prices abnormally after the approvals arrive....but I do agree it's a chain though n not one particular section to blame
prelaunch also now a day near to 1.5 - 2 cr .. it's a flat not independent or Duplex .. definitely everyone has to be in right state of mind to invest in this..
Its not just hyderbad, its across all two tier cities too. Builders/developers are so greedy these days which is leading to this. This is hazardous to environment and we all will face the outcome of it after 10 years from now. God save this country.
Rates won't come to half price but cost will marginally decrease offers like no cost for amenities, builder will bear the registration charges (to a certain %), Free Modular Kitchen, Gits like Car, Gold coins etc will come into marketing strategy. Some of these are already in place.
Hey, Thank You for your analysis, I would like to know one point on the Bubble Created and the burst which might happen. Is this bubble applicable only for Apartments or it also applies for open plots.
Hi Avinash, it's good question. I believe they discussed about only unsold units of some 11000 etc. Hope this is applicable to only apartment. My understanding only
Keep in mind plot rates always drived builder affordability which is on demand of apartments. Only builders can dare to buy plots at higher price as they can drive profit on units. Going forward this demand goes low, now unsold bubble will get cracked when money gets stopped from one to other. Prelaunch also coming with fake commitments with fake people, which u can see the real face of reality in hyd later. I could say artificial demand got created but when it bursts is big question, next 2 years, 2 lakh units are going to come with 50% of projects with utter quality.
I bought a flat in 2017, still it is not completed, builders lo konthamndi vedhavalu untaru (siggu , saram leni vallu,evaru enni thittina dulupuku potharu). My advice: Mundu builder ki money ichchi vadi daya meeda bathike Kante, ready to occupy property konukkondi
Don't worry, this bubble will burst very soon. Another TOFU-DREG projects. In city outskirts, construct a house in 250 sq. yards, call it as a villa (what is the definition of a villa), and price it for 2-2.5 crores (in fact the construction cost will be around 15 lakhs, even cheaper when built in a bulk). You call it as a gated community. It is like living in a open PRISON. Like living in Apartments It is really crazy.
We are not in bubble but actually it is inflation problem. In 2015-16 land outskirts of Hyderabad used to cost 8-15 thousand and construction cost was 1200/sft. Builders used to buy 150 yards plot for 20 lakhs, construct a independent house for 20 lakhs and sell it for 60-70 lakhs. Now any where near ORR, land prices are 25000-40000, construction cost is 1800. Now to built same house land cost is 40 lakh, construction cost is 25 lakh, new GST 5% and Registration charges 7-8%. Now Builder has to built same house for 70 lakh and sell it for 1 crore. People are not interested in building small low quality house for 1 crore. That's why builders are building only premium villas in 200-250 yards with 2-2.5 crore price.
Builders are raise the rates and sale in flats fifty percent they get 100% profits remaining flats are not sell they have no problem ...in Hyderabad flat rates are going high for after 10years
Knowledge sharing video mam, I am planning to purchase an apartment (under construction) - surroundings of manikonda area. Can u please sujest the projects including price. Tq
It's all non availability and everyone looked at them Sametime and got created with demand. But today most of villas are dirt quality and more villas. Most of them are not selling thinking still might get increased but people started deviated to other alternatives and as time passed more availability in picture
May be u can say due to COVID situation is one of the reason once companies start people will be moving to Hyderabad again and hopefully agin it will gain so u can't calculate the time period taken for bubble concept up to my knowledge and about pre lanch u said right
Nice informative video!, what you have observed is correct, I think along with the prelaunch thing, corona and crypto both have held back people from investing in real estate and housing. Once corona becomes an endemic which is the course of any pandemic and India will definitely ban crypto as it too is a bubble, people will use their money to invest in other avenues. Its just time, my opinion is things will pick up pace after next two quarters. Also the hybrid model of wfh and office will necessitate people to come back to city and demand for rent will go up and it will in turn make people invest in realty who want to realize rents instead of parking their money in banks.
Bottomline... inflation at an exponential rate. Ton of extra money floating in the market. Be it easy loans or money printing. All desirable products will keep going higher.
Compare Mumbai, Bengaluru, Hyderabad and Pune... In terms of FSI, Unsold units, inventory and office space.. You will find the difference....
It's 2 and 3 FSI in Mumbai city...
Here in Hyderabad there is no bar on FSI.... That means no limitations for height of the building or structure except. Set back for residential units... 500 , 1000
2000 sq yards units if quite common...
Town planning wing is in hibernation mode....
Road connectivity
Water provision
Broadband connectivity
Electricity underground cable system
Flora and fauna
Basic amenities
Fire safety norms....
Except for few gated communities, it Looks like Irregular shape roads and structures.....
Please refer the writings of David Appleyard, a famous architect and town planner for mega cities in USA,,
Just extract his findings...
Your views seem quite interesting. Could you please elaborate your outlook abt hyd real estate, infra and livability. One fact is expect for gachibowli and the west area, hyd infra is abysmally poor. It is not fit to be called a city.
Thank you Saurabh for coming up with another video.
Appreciate Pravallika garu for being open and realistic about the current situation.
If stats show that unoccupied stock has gone 4 fold now in 2021 in just a year, its pretty much evident that sooner rather than later there ia going to be a Bubble and this is solely because of the greediness of some developers who always look to skyrocket the marlet prices and eat the big pie.
I feel specifically West prices are more than what it should be. Realtors showing the ever expanding IT and Industrial growth corridor over there are coming up with more ventures but with inflated prices.
Honest , straight to point answers. Good interview. Does the same point applies to open plots also. 100s of acres of sold open plots in shankarpally are lying waste.
thanks for bringing this out. Yes, everybody feels that it's a bubble, that's the general public opinion given how quickly the prices have gone up and majority of them are buying only in pre-launch and exiting after all approvals and very few are buying after approvals at such high prices. There is no end user market, it's purely investors market.
As rightly said by Ashok this is a investors market
No one knows what will happen to the last invested
And about the analysis I feel what they have discussed and explained is know to everyone.... any where when the real estate price shoot up so drastically they are bound to go stand still or fall back and stay at those fallen prices for many years
Some one would become great if they can predict the approximate time of that bubble break
Appreciate you coming up with logical and data points. I believe you can invite more people with insights on the current situation and future real estate prospects in Hyd
Saurabh, Pravallika garu, very nice video, you shared very valuable information. looking forward for such nice videos. Thank you.
Such a useful video...very well explained..
Common man ki kuda ardham ayyettu chala baga chepparu...
Everyone says My Home Avatar is great but the reality is 50% of flats are still vacant, owners are struggling to find tenants. We can easily guess the situation going forward.
Harsh Reality
Yes it's correct
After post pandemic, people will return to office. But it may take time.
Not only my home avathar there are many ready to move in unsold flats in many gated communities
Yes, also "ncc urban one " in the same area.all units sold out but only 50% occupancy since 2.5years.
APs tuqlaq cm is further responsible for the real estate growth in hyd, but in India there wont be anything like a bubble blast. Never seen such a situation in 75yrs of independence.
U can leave hyderabad, if u dont like it's culture!
@@abbasq9226 Do you even have a brain to even understand my statement?? Who said anything about the culture???
Interviews with Pravalika gaaru superb 👌 clear ga cheppaaru
It's clearly understand that the real estate boom increased Hyd due to AP situation and it's completely a political game.
Price increased due to Andhra investments. They are coming with money bags and increasing. There were pre launches earlier too in Alkapuri township area. Earlier flats were affordable for the IT and Pharma people with prices around 3000 to 4000, but now even people with 15 lacs income are unable to afford. This is all due to Andhra, NRI money and greediness
Thanks bro. This really shows the genuinity of this channel. Ma intlo loan teesukoni illu teeskomantunnaru, naku ee rates chusaka rent best anipistundi. Oka rakanga frustration vacchindi. Oka middle class person ki house inka oka dream lage undi!
Same situation bro , but one - two years before ithe I think rates are affordable , that is my opinion, but not sure.. looks like best thing is to go for resale flats ..
@@SSRam1116 if you find some affordable resale flats, please let me know bro!
Hi bro,
Thanks for the information.
If work from home model continues people will not prefer to buy any new homes or invest in properties.
Companies are also encouraging WFH model. If an employee comes to office, they need to provide transportation, office rent, electricity charges, maintenance. To avoid all these expenses companies will prefer WFH model. If internet speed is good and if there is no power outage you can work from remote village. Employees are also preferring WFH, because they no need to take a flat(buy,rent) in it hub, they can work from their native place.
WFH will be only allowed in Hyderabad once COVID is gone! It is not allowed in remote villages. If you are in IT, you will understand!
Pravallika garu, your talk is pretty accurate and realistic. I think this candid and realistic info sharing is really adorable.
Pravilika , good analysis . Govt should encourage co operative housing society’s ( which was once in operation in80’s). Prelaunch should be regularised By forming housing society , exempt them from registration charges.
setbacks kuda HMDA/GHMC permitted stand alone apartments lo 11ft minimum undedi 2 years ago. ippudu 7 feet set backs tho construct chestunnaru. 600 yards ki two 3 bhks construct chesthe ippudu 500 yards lo chesthunnaru land value peragadam valla. SFT rate peragadame kaadu open area kuda taggipotondi.
Thank you very much for the information. was amazing to see someone come online and call it a bubble. Hyderabad prices have gone up like crazy.
From a normal middle class perspective buying even a normal apartment flat seems to have become expensive in Hyderabad compared to Bangalore, for me iam seeing it as very inorganic growth.
No still Hyderabad is much cheaper than compare to vizag or other types city
first time i liked a video
you did it real and as per the situation that is prevailing outside
great man
Such a balanced person the woman in the video first time I liked a real estate video. Can you please share the articles she mentioned and also her company details to contact her for investment advice.
Pre launch lo koni ready to move state lo ekkuva rates ki ammadam Hyderabad lo oka business. real ga house konukkundam anuke variki Hyderabad lo flat andani draaksha laag aipoindi.
100% true bro!
Ya correct..end users kanna investment ga konevalle ekkuva..
Yes, it's true.
Two things:
1. If the unsold inventory increases then ideally prices should come down. Right?
2. All prelaunch projects demand more than 50% in cash payment only. Hence even this option is not feasible for lower middle class
Sir it is a big bubble. A event like evergrande may not happen because in Hyd the real estate is not dominated by corporate co., But political and individual idiots. But all the ill-gotten wealth from political, govt employee corruption is been invested, so financial tragedy like evergrande may not happen , but the bubble will burst.
Thanks for bringing this video and creating awareness among the buyers and investors. I request to do a video rental yield value in Hyderabad stratified by localities to determine real growth.
Thanks for coming forward and letting us know though facts are bitter. Good place for common man to know the facts of Hyderabad real estate before they invest. Good Work Saurabh garu.
If you see the us financial crisis of 2008, the real estate started decreasing and the prices only bottomed out in 2012 from when it started increasing.Unlike the stocks which bottomed out in 2009.This is because real estate is the least liquid asset.From the time you start planning to sell a house to the time you sell a house,there is a time gap of almost 1-1.5 years. In a market where there is no buyers,this time gap will increase and when people get annoyed with no buyers they start giving discount until they eventually sell the property at the decreased market price. Nobody can predict a crash but once it starts it is slow and painful.
Surprice to know that 11k flats unsold. 6months back I visited many flats and taken step back to buy it only because of price. Now builders are calling me repeatedly and offering 20%lesser than the quoted price
Haha
Excellent Saurabh .. u r a revolution in real estate world !!!!
🙂
Real estate in hyderabad is good but at the moment it is constructing at a faster pace than the real demand. Infrastructure is good. Software industry is growing, pharma industry is growing but not the purchasing capacity of the consumer.
Thanks for information, I am from Ballari, Karnataka, this is value added to us being a RERA consultant
Superb Pravalika garu, thank you sir
What ever you told about bubble and unsold unit's are correct I am also Small builder 👍
In the Hyderabad real-estate was growing speedly next development area in Hyderabad that is moinabad mandal near to Hyderabad and Shamshabad just drive of 15 mints only just focous on moinabad for ur features development
Great insight on investments .
Learned a lot
Keep us updated and posted
Thanks 👍 .
Super Video ... about bubble ... i was just looking / waiting for this truth to come out.... Thanks for making this...because of this needy were unable to buy ...
Illogical analysis. If FSI is implemented, the flat cost increases by 20%. The increase in flat costs since 2 years is all because of land price increase and construction material cost (Iron, Steel, Cement) shot up. The cost of 1 sqft construction is around Rs.1800 for builder floor and Rs.2300 for high rise. There might be a real bubble in hyderabad, but the bubble burst will not bring the costs down, though new launches might be put on hold.
Even if it is hybrid model is implemented in IT, the plan would be to keep all employees in the base location. Once all the employees and their families return back to city, most of the inventory will be occupied. With the IT growth in scope, there will be 5-6 lac new jobs added in Hyderabad in coming 3 years. With low interest rates running, every one want to take leverage of the situation and own a home. On top with pay scales across the industries are correcting for a big rise and rural farm lands almost inflated by 50% in last 2 years, there is lot of cash floating in the market.
My view: If you are an end user, buy a ready to occupy home with best bargain and take advantage of low interest rate.
If you are an investor either wait for 6 more months to see how the market dynamics change and take a call.
super analysis bro
U r absolutely right
Perfect analysis brother.
What they don't understand is the gap between the prices of Hyderabad and other major cities like bangalore. Hyderabad will be in par with bangalore in many ways and its just the average price that is getting increased in. Every area. If there is a bubble all city prices should come down. With the present inflation rate i dont see that happening.
@@pvvv888 yes
U guys analysis perfect,builders creating hype .chinnajiar Sami tho opening cheyistharu
Pre launch offers lo purchase cheyoddhu!
First 100 plots or flats thakkuva rate ki isthunnam ani 1000 plots ki amount theesukoni..
Aa land meedha vaalle case vesukoni dispute cheyadam..prajalni mosam cheyadam ..case ni saaku ga chupinchi construction cheyakunda prajala sommu tho vere lands lo investment chesukuntu kotlu sampadhisthunnaru.
Gatti ga adigithe case solve aithe construction chestham antaaru!
Courts lo case solve avvali ante minimum 10+yrs paduthundhi..
Best example parijatha builders Shameerpet lo ilaane chesaru.
Singareni employees ni mosam chesaru!
So be careful!
One of the most advantage or disadvantages or advantage we have lot of land no limitation grow like any thing. And most of the invester from other states and making dangerous game with this land. As they r money making gambling like business some extent. Particularly Hyderabad some sort of research just like u explained to be done by govt to safe guard customer and investor other wise. Otherwise when it will go we don't know?? A realistic research demand and availability and future growth steadily.
Thanks once again ur genuine talk
Saurabh ji .Good information.
Thanks to Pravalika garu .
Looking forward for more videos
Black money 💥 boom in Hyderabad 🙏🙏
Don't take risk 🙏🙏
And is there any chance to get list where the un sold units are available?
Good topic
Well discussed Saurabh gaaru and Pravallika Gaaru 👏
Abhiman garu ..ikada.. 😀
@@laxmikanthvishwanadam3440 useful content need to be appreciated whenever n where ever 😊
@@hyderabadinvestmentguru3388 sir you also guide the real buyers as you too have good knowledge.
@@ravindrareddy.s6836 gaaru
Definitely will consider ur suggestion in this regard... To be honest ,in these type of aspects our Saurabh garu and our Vinod gaaru doing great job in their style by throwing light on major topics related to Hyderabad Real Estate
Kudos to all the Hyderabad real estate bloggers 👏
Thanks Abhiman bro :) we will plan a video together soon
Through out the Europe, firms are preferring work from home to reduce lot expenses like office rents, electricity, conveyance, canteen food and maintenance etc.
Nice Analysis ! People are getting EAD and Green cards in USA, no one wants to invest in India/Hyderabad. Eey rates ki USA lo settle aina Middle class valle kongalaru. If work from home is permanent rates gonna crash further !. Apartments ki antha rate antha enti andi asalu !
Pravallika very nice video indeed. Thanks man for this initiative.
Hyderabad is now the second most overvalued real estate in the country. Land rates, It is now more expensive than Bengaluru.
Some of my colleagues who are from other parts of India are going crazy to buy flats above 1 cr in Hyderabad.
Madam ki chaala insight undhi... Very knowledgeable
Hats of to you,madam. What you are saying is correct.
Yes 👍
Hyderabad real-estate will collapse once TRS ... loses elections 🙏🙏🙏💐💐💐 this is political leaders business.
no only west side will collapse that too for 2-3yrs after that other govt politicians will enter into market with megha krishna reddy,my home
Same thing said when Telangana formed. Andhra people leave hyd thus real estate will collapse.
@@sunil550 still andra contractors play key role in west side
Do u rember when naidu collasped.. Then rajshekar collapsed.. What happened.. It was 2 yrs silent market... But people who invested in this time knowingly or unkolingly are millioniers or may be billionners.. I hope u get the point..
Can purchase flat on 6th floor. When registration will open?
The analysis was well done. Prices will not go down. They may even increase. One should buy their first home early. As an investor/builder, please consider the contents of this video.
thats funny i don`t really know how many you`ve bought and yet to buy
Prices are cyclical not only in real-estate every where so what goes up will come down for sure
@@Bendapudi.kashyap In real estate, prices coming down is rare (unlike Amaravati like places) because of less liquidity. Though there are few transactions for lesser price, the price will not be disclosed to other parties.
@@Bendapudi.kashyap Agreed
@@esware5863 Real-estate investment are not to be taken lightly, with low demand and 3X supply and more pumping in to market it's simply unwise for anyone to invest as they will not only loose the asset value once the market corrects also end up paying interest to the bank for min of 10y.
Aparna still have unsold units in Nallagandla 1Cr each....
US Big tech companies are moving to Hyderabad at a crazy pace. They have to show growth in earnings in the future quarters to sustain the pandemic growth. The only way they can do this is to reduce the cost of operations - hence mass offshoring. Salaries have grown at an insane pace for programmers in the last one year. I personally know a bunch of Bay Area companies that have plans to move operations to Hyderabad. There might be a correction but if you hold through the correction you will be able to exit with a profit. Also think of all the out of state employees moving back to Hyderabad next year - hybrid model is where you have employees come in for reduced time - not full on work from home - even google the most liberal of the tech companies doesn't want employees to be full time WFH. So people will come back. A good point to note here is staying away from pre-launches of smaller builders who cant navigate a correction. I feel the financial district area and Nanakramguda are less speculative.
Rightly said
Is it possible to compare or study any other Indian city .. may be Mumbai or Pune and understand such scenarios of bubble burst?
no lands in mumbai for real estate , banglore is similar like hyd
Saurabh ji, Really nice video regarding the current scenario of the Hyderabad real estate..looking forward for more enlightening videos about real estate.
The unsold units will decrease or increase but intrest rate falls and FD guarantee is removed 5LAKHS more amount by RBI no bubble is there and nothing will happen to Hyderabad markets but Rera and FSI are most important thing TS look into.
Hi,
Quick question- even though NH69 is in between Hyderabad and vijayawada - the returns on investment has not been that great compared to other parts of city what is reason ?
Please discuss about Virtual Sale of Commercial Space @1000,sft of total space promising regular rent in future, risks, viability etc
Yes this is another fake strategy duping investors
This channel is very discriptive, clear explanation of Reality. I much impressed.
Thanks for sharing information. What do you expect if bubble bursts?
Thanks for this informative video. Surprisingly bricklayers (Tapi mesthries) are also becoming builders and investing money, you can observe these people constructing mostly standalone apartments. Rates in kukatpally rocketing like anything, double bedroom costing nearly 1 crore including registration, cupboards, amenities, GST for a middle class employees. Apparently, middle class person should forget about buying their dream houses or else go for second sales 10-11 years old buildings..no option.
buy lands in hayathnagar,uppal and live in rent House in Kukatpally is best option .west part is not affordable price for middle class family.many nalgonda, suryapet real estate brokers settled in hayathnagar area thats y east side lands giving much better returns than west for small investors
Most of the points raised in this video are true. Governments policies on pre launch should more stringent, price regulations and public should have awareness on these greedy realtors.
What ever you told about bubble unsold unit's are correct I am also Small builder 👍
I have been following and researching on hyd real estate market trends recently and this is my take on it :
1.Real estate prices will never go down unless unprecedented event like covid or amaravathi capital issue etc happens.
2. But the growth rate 📈 slows down if there is no infra development or urbanisation!
3.This “bubble burst” word is a myth in real estate it is generally used in share market this has been created by people who are a little reluctant to invest because of prices in the real market.
4. I have gone through different forums and came up with one discussion back to 2007 when price in an area was 5k - 8k per sqyd some people were saying prices are unrealistic and this bubble will burst and prices may go down. Again in 2011 price went upto 12k again same talks happened in 2014 price went upto 17k -20k again those talks happened in 2017 prices shoot up to 25 - 30k. Trust me now in 2021 price in that area is 50k plus and some people are still talking prices will get saturated or bubble will burst 😄.
5.Some people say prices are futuristic and there is no development in that area etc but what people don’t understand is in countries like india everything is retrospective first people start to live then roads etc come up then malls etc comes up then price reaches to 1L+/sqyd.
6. Hyderabad is a developing global city still prices are pretty low compared to national players like Bangalore, delhi, mumbai, gurgaon. Potentialities of hyd is very very broad.
I will suggest Don’t get stuck in this amaravathi bubble burst word. Plan, research and invest!! Don’t wait and try to invest for long term!!
Firstly See the 2000 Recession and 2008 recession market corrected by 20-30% on average for 2 years and then rose. Secondly Prices rose due to inflation, when a person is buying, he should calculate the price adjusted for inflation. Thirdly I agree prices will still increase in this decade because of stimulus by all G20 countries pushing inflation. Fourthly P/E ratio determines valuation of stock, similarly Rental yield determines valuation of property. Rental value is less compared to property value therefore correction is near and properties also became unaffordable in most of the areas then people incomes
Simple answer is no one can predict the future
In prime areas like kokapet, gachibowli, raidurgam,etc there are only several luxury apartments where there is 50% occupancy, which were handed over 3 years back . Any comments on that?
@@satyendranathponna8357 May be you are right may be you are wrong!!Rental incomes vary from location to location! Present prices are purely because of demand and location! Many are end users! For example in kokapet people are buying out villas for almost 10cr and apartments for almost 2-3cr all those folks are end users choosing proximity to work places, big houses etc etc . Even if the rental income touches to 2L/month I don’t see P/E ratio valuation here if they want rental incomes they could have gone elsewhere instead of investing in such high prices. Many are not looking at P/E ratio in hyd as of now people are just buying for themselves or to invest and sell to end users! Minority people investing in commercial segments or budget homes to yield the benefit of rents and match P/E.
@@SS-km6yz My guess is they will get filled now or later because recent ICT policy released last month govt is eyeing to double IT exports that means more jobs more people more demand in residential segments. Did you notice at present why major players like phoenix, myhome, aparna etc are developing huge commercial buildings are they mad? Because they know the future demand of commercial office spaces and with that comes up residential demand.If much of the inventory are unsold do you think present majors builders are mad to just add more inventory?? They know the future as they have good connections with big heads of government. They watch the market closely they are experts in analysing and predicting future demands!! If you watch carefully everything is interlinked. People like us should watch, research, analyse and invest properly!!
Rent yield to Cost price of an appartment was a lot better until 2018-2019. But these days it's gone really down..people are not willing to pay exhorbitant rents in the Hybrid model of working, yet the new appartments even 2BHKs are beingbsold for over 1 Cr. A rent of 22-25k on a capital investment of 1 Cr. is really pathetic
I feel That’s a temp phenomena.
We still have a huge potential as poor move to middle class and middle class to higher.
The correction cycle when it comes will Be for a short period of 8-9 months.
If you try to time the market, 70% you will fail:
22-26k on a 1 cr investment is still a good return boss
@@Narendrakumar-yd1ns If a 2.5-3% return is good then I am not sure whats a bad investment bro. Even in these trying times the Banks are giving a 5%+ interest on FDs...
@@postwala2667 perfectly said
@@rajatmahajan84 you have not understood the secret of real estate then
Always people buy houses for rental yields that's foolishness
Rental yields are only sufficient for maintaining the flat
Real-estate main trick is rotating _____ money bro 😂
Fill the dashes
Pravallika good ur explaination
Hey I do not understand much telegu but the msg you people tried to convey was clear thank you it was really helpful 😊👍🏻👍🏻👍🏻
Thank You
At every opportunity our leaders look to west for investment. Visit these countries, but seldom bring any regulations to improve the quality of life.
I live in the edge of a metro with over 7 million people. There is a 25 acre ranch close to my home. For 20 years the owner is trying to convert it into homes. The residents blocked every move as it increases congestion for them
There is no concept of quality of life in Hyderabad. People build as they see fit and bribe their way out
I feel this office vicinity location high price concept is gonna change. In all probability companies are gonn continue with hybrid model, which might require an employee to come to office once or twice a week. So no need to stay close. Less traffic will lessen the transport timing headech as well. Outskirt areas, 30 40 km from office area are gonna do well and this so called Miyapur, Patancheru west Hyderabad belt might see a burst in future
Been listening to this buzz word since 3 years .
Also big builders like Aparna and My home are always safe due to their quality and timeliness . And prices for sure are going to go up for big quality builders . Atleast in Hyderabad west . Infrastructure is being developed so it’s obviously gonna increase.
Just be cautious if the builder is average
Stay invested and don’t get scared .
Also resale of lands may affect as buyers would be less due to uncertainty. But Apartments with BIG BUILDERS LIKE APRNA AND MYHOME will always rise
Aurbindo kohenur at Hitec city superb project
Unsold units perugutuvunte.....why isn't there a drop in prices....it would prevent the bubble burst and it would become more affordable too....but I guess man's greed is way beyond all this
No builder will be ready to sell for lower prices - they will stop further construction and sell the pending ones first - most builders have such basic sense... Currently inventory is high because many left cities see once they come back there will be a big boom or burst
There's a reason for this. Builders take loans from banks putting land as collateral. If the builder sells units at lower price, then the value of land in the surrounding decreases and banks might ask for more collateral for the same loan. Builders want to avoid this situation at any cost.
@@sushruthk897 .....right and builders also give pre launch offers even before rera n hmda approvals n then hike the prices abnormally after the approvals arrive....but I do agree it's a chain though n not one particular section to blame
Good topic sir.... slow n study గా దేనిలో investment చేయచ్చు.. present లో. చెప్పగలరా...
prelaunch also now a day near to 1.5 - 2 cr .. it's a flat not independent or Duplex .. definitely everyone has to be in right state of mind to invest in this..
truely that's helpful . thanks both you.
Also please compare with other metro cities... Still I feel Hyderabad is cheaper. Accessibility is the advantage for Hyderabad
Its not just hyderbad, its across all two tier cities too. Builders/developers are so greedy these days which is leading to this. This is hazardous to environment and we all will face the outcome of it after 10 years from now. God save this country.
in 2014 thaapi mestri daily wage was 450rs now 900rs in suryapet ,by the 2022 it will 1200rs per day
@@rajeshpapani Thapi mestry now contracting and constructing 🏡 and selling
what happens if bubble burst? will the rates come down to half price? or it is just a myth?
Rates won't come to half price but cost will marginally decrease offers like no cost for amenities, builder will bear the registration charges (to a certain %), Free Modular Kitchen, Gits like Car, Gold coins etc will come into marketing strategy. Some of these are already in place.
Hey, Thank You for your analysis, I would like to know one point on the Bubble Created and the burst which might happen. Is this bubble applicable only for Apartments or it also applies for open plots.
Hi Avinash, it's good question. I believe they discussed about only unsold units of some 11000 etc. Hope this is applicable to only apartment. My understanding only
Keep in mind plot rates always drived builder affordability which is on demand of apartments. Only builders can dare to buy plots at higher price as they can drive profit on units. Going forward this demand goes low, now unsold bubble will get cracked when money gets stopped from one to other. Prelaunch also coming with fake commitments with fake people, which u can see the real face of reality in hyd later.
I could say artificial demand got created but when it bursts is big question, next 2 years, 2 lakh units are going to come with 50% of projects with utter quality.
@@eshwari1884 superb analysis sir. Thanks
I bought a flat in 2017, still it is not completed, builders lo konthamndi vedhavalu untaru (siggu , saram leni vallu,evaru enni thittina dulupuku potharu).
My advice: Mundu builder ki money ichchi vadi daya meeda bathike Kante, ready to occupy property konukkondi
As of now 66k unsold units in hyd
Mention builder name
Don't worry, this bubble will burst very soon. Another TOFU-DREG projects. In city outskirts, construct a house in 250 sq. yards, call it as a villa (what is the definition of a villa), and price it for 2-2.5 crores (in fact the construction cost will be around 15 lakhs, even cheaper when built in a bulk). You call it as a gated community. It is like living in a open PRISON. Like living in Apartments It is really crazy.
We are not in bubble but actually it is inflation problem.
In 2015-16 land outskirts of Hyderabad used to cost 8-15 thousand and construction cost was 1200/sft. Builders used to buy 150 yards plot for 20 lakhs, construct a independent house for 20 lakhs and sell it for 60-70 lakhs.
Now any where near ORR, land prices are 25000-40000, construction cost is 1800. Now to built same house land cost is 40 lakh, construction cost is 25 lakh, new GST 5% and Registration charges 7-8%. Now Builder has to built same house for 70 lakh and sell it for 1 crore.
People are not interested in building small low quality house for 1 crore. That's why builders are building only premium villas in 200-250 yards with 2-2.5 crore price.
Once Andhra develops if Naidu comes back prices will crash in Hyderabad.No development with Jagan all freebies.
Starting price would be 2crs..it will be all hype if naidu comes..we already witnessed in vijayawada
Very true, very less percent of people can understand, what they said.
Everyone understood but builder will not reduce prices if a big panic kind of situation arises. After hitting 2 covid lockdown nothing happened
I am waiting for it......
Builders are raise the rates and sale in flats fifty percent they get 100% profits remaining flats are not sell they have no problem ...in Hyderabad flat rates are going high for after 10years
Great discussion thank you 😊
Knowledge sharing video mam,
I am planning to purchase an apartment (under construction) - surroundings of manikonda area. Can u please sujest the projects including price.
Tq
Can we expect similar housing market bubble crisis experienced by US during 2007-09?
Good video..👏🏻
Could you please make a video about the massive Price increase in the Villas as well…!
Sure
It's all non availability and everyone looked at them Sametime and got created with demand. But today most of villas are dirt quality and more villas. Most of them are not selling thinking still might get increased but people started deviated to other alternatives and as time passed more availability in picture
2021 lo Hyd lo sft rate area ni batti 1000 nundi 2000 varaku pencharu. villas 50 lakhs nundi 1cr varaku perigaayi.
May be u can say due to COVID situation is one of the reason once companies start people will be moving to Hyderabad again and hopefully agin it will gain so u can't calculate the time period taken for bubble concept up to my knowledge and about pre lanch u said right
I am waiting for that to happen. I will buy my home then at a better price.
Nice informative video!, what you have observed is correct, I think along with the prelaunch thing, corona and crypto both have held back people from investing in real estate and housing. Once corona becomes an endemic which is the course of any pandemic and India will definitely ban crypto as it too is a bubble, people will use their money to invest in other avenues. Its just time, my opinion is things will pick up pace after next two quarters. Also the hybrid model of wfh and office will necessitate people to come back to city and demand for rent will go up and it will in turn make people invest in realty who want to realize rents instead of parking their money in banks.
Babu mee videos , real gems.. excellent
Any Comments on investment property in Vasavi Urban, Bachupally??
Subject is WRONG. It should be APARTMENT bubble not the whole REALESTATE.
V frank and clearly explained by that mam.thanks a lot mam
Intresting video , to this date the vacant number is increased but the price is going higher and higher. Can you suggest me some good apartments .
Bottomline... inflation at an exponential rate. Ton of extra money floating in the market. Be it easy loans or money printing. All desirable products will keep going higher.
I want to buy a 2bhk flat so which one is best Standalone, gated or semigated please suggest and which place is best ... not for investment purpose