Review Report on Warangal Highway- Uppal to Ghatkeshawr and Beyond
1.0 General
Warangal Highway starts from Uppal on the East of Hyderabad. The Highway is built for 4 lane Traffic with central median. We had surveyed up to 20Km from Uppal and find that the localities on either side are reasonably populated and developed. There are large tracts of Forest Department land, and also Land belonging to CPRI (Central Power Research Institute) and HPCL, providing lot of green patches.
The Singapore Township is at Pocharam Village and is 10 Km from Uppal on the Left side of Highway, as we drive towards Ghatkeshar.
Village Anojiguda is on the opposite side of Pocharam, on the right of the Highway. After about 1 Km from Singapore Township Entrance, is Shivareddyguda where ORR will cut Warnagal Highway. There is a Road which goes to Rampalli towards the left just before Shivareddy guda.
The main town after Uppal is Ghatkeshwar, which is 14 Km from Uppal and 4 Km from Singapore Township Gate. Ghatkeshwar has shops and markets with brisk business.
2.0 Terrain /Special Features
Once we leave Uppal and Uppal Depot area, which are highly populated, we will be faced with large amount of Land on either side of highway belonging to Forest Department and CPRI. This land ends just before Narepalli which is 6Km from Uppal. So basically, good land starts after Narepalli.
Between Narepalli and Singapore Township Gate (4 Km stretch), we have Korremula X roads, Vijayapuri, Annojiguda and Pocharam. In fact, Pocharam as such, is 1 Km inside, on the left of Highway.
Its interesting to note that after Pocharam, the railway line starts going parallel to Highway. At Rampalli Crossroad on Highwaty, the rail Line is close by on the left.At Ghatkeshwar its only 50 Meters from Highway and immediately after Ghatkeshwar, it crosses and starts going parallel on the right!
Interestingly after Ghatkeshwar, on the left where land ought to be available, its NOT since for almost 2Km, land along highway, is with HPCL. And on the right runs the Rail line blocking access, except with crossings, at few points.
3.0 Focus on Pocharam - Pinpointing Infosys Land
The Singapore Township is at Pocharam Village. The Land consisting of Singapore Township, Mind Space (Raheja IT Park) and APHB Land (Proposed to be given to Infosys) is sandwiched between, Warangal Highway and Railway Line. We could observe APHB Boundary Pillars, around the land proposed to be given to Infosys, during field visit.
Pocharam Village is on the left of Singapore Township. Mindspace is in the right of Singapore Township and Infosys Land (APHB Land) is on its rear side.
4.0 Access to Infosys
There are 3 Possibilities:
-Through road between Singapore Township and Mindspace (Existing Road)
-Through Rampalli Road Before Rail Crossing. (We could not see any existing approach)
-Through Pocharam Village. (No direct approach available as of now. There are mud tracks after a length of road leading up to Village)
Its most likely that more than one access would be built. As of now, the access through Singapore Township looks certain. We can make very good early investments, close by, only if we could know how the accesses are being planned. However, this information may take along time, to come by.
5.0 Evaluation of Different Localities near Singapore Township
-Pocharam Village There are a number of Old Panchayat Layouts but there are no compound walls or security. We could fine one new Panchayat Layout sharing boundary with APHB Land. But the developer does not propose to construct Boundarywall. Since the area comes behind Pocharam Village, this Layout is most likely to be on the rear side of Infosys Land, unless a plan for approach road through Pocharam is made by Govt. The asking price, at this layout is 4500/sqd! We have decided not to recommend due to lack of security and possibility of this area not being prime, enough in future. -The resale plots in old Panchayat Layouts are also between 4000 to 4500/sqd. The apartments at Singapore Township are fully sold out. The current APHB rate is 1800/sft. But the resale market rate is lower than this. (As informed by APHB Engineer) Out of ~2000 Apartments, only 400 are occupied as of Aug 2007. The Landscaping is very good. The open area available is remarkably high since total land is a huge 130 Acres. The Apartments have lot of natural light and ventilation.
Only issue would be regarding Maintenance, the APHB officer said that they have extended maintenance by 2 Months and they plan to quit as early as possible. Now whether the owners would come together to ensure proper maintenance is an issue to be resolved there.
The apartments will be in demand. once Mindspace gets occupied and if Infosys builds campus. Mindspace itself is spread over 100 acres and construction is at first floor level in most buildings. This project should bring in about 20,000 jobs and 50% of the employees may prefer to have accommodation around this area. That would be about 10,000 housing units required in 3 to 4 years time. Lets hope the Builders would not create a glut here, by building too many units too fast.
Infosys as such may not generate much of external housing demand since they are likely to build residential unitsm inside the campus as per SEZ provisions. However, the investment climate would have positive impact. And several other companies may also drive into this area.
-Annojiguda Village
In Annojiguda, we can see Low Income Group Housing (Rajiv Gruha Kalpa) coming up briskly. As can be expected, the quality is very poor when you look at them. Once u go past these structures we find Modi Builders Emerald Heights (Apartments) and Villas (Emarald Park). Apartments are around 1750/sft and Villas (200 SQD, 2600 sft) comes to around 45lakhs after adding up all taxes, amenities etc.
The Modi Project is very well located. Just 1.5Km from Highway. But the rate looks high compared to going rate at Singapore Township, which has much larger open area, play ground and gardens.
Another Villa Project with Panchayat approval is coming up here, about half Km before Annojiguda and quotes 45Lakhs for 200 sqd, 2500 sft. No Pool, Club etc.
-Yennampet
This is before Rampalli and the locality is very good on left side of the Road up to Railway Crossing. (Right side of the road has ORR markings, very close by). We could not locate any new Layouts. >Old Panchayat Layouts are unprotected and resale plots are around 4500/sqd.
-Rampalli
After Crossing, Railway Line the road takes us to Rampalli. The land up to Rampalli is also good. Rail Crossing is a negative aspect. The Panchayat Layouts are at 4000 to 4250/sqd. We could find one HUDA Approved Layout, but the 90% Plots are booked. The current asking rate is 5000/sqd. Some West and South Plots were available when we visited. (267sqd Plots). The ORR will be close by behind this layout. Overall, this layout looks like a very good buy.
-Ghatkeswhar
Ghatkeshwar has Housing Layout by Modi Builders and few other Plot Layouts. These are on the left of Ghatkeshwar Town. But the access is big headache, since rail line need to be crossed. Whenever gates are closed, vehicles stack up till the Highway. Not preferable; since situation could get worse in future.
-Beyond Ghatkeshwar
On the left is HPCL Land and on the right is Rail Line parallel to the Highway. Hence available land with good access without Rail Gate Crossing is very less.
-Recommendation
Unless you are familiar with area and has relatives living nearby, its not advisable to buy in old Panchayat Layouts. Huda Plot Layouts could be from 5000 to 5500 range depending on location, access, proximity to highway etc. But there do not seem to be readily available options.
If maintenance is assured buying Singapore Township, Resale Flats at good rate below 1800/sft (as of Aug2007), could be a good investment, considering proximity to Mindspace.
Among Villa Options, Modi Emerald Park at Annojiguda looks good, except that total price is a bit on the higher side.
There is a Villa Layout by Manne Construction, 2.5 Km before Singapore Township, beside Highway. This is a very good location. But small 180 SQD plots with 1850 sft Construction at 45Lakhs. This is substantially sold and Villas are in advanced construction.
1.0 General
Warangal Highway starts from Uppal on the East of Hyderabad. The Highway is built for 4 lane Traffic with central median. We had surveyed up to 20Km from Uppal and find that the localities on either side are reasonably populated and developed. There are large tracts of Forest Department land, and also Land belonging to CPRI (Central Power Research Institute) and HPCL, providing lot of green patches.
The Singapore Township is at Pocharam Village and is 10 Km from Uppal on the Left side of Highway, as we drive towards Ghatkeshar.
Village Anojiguda is on the opposite side of Pocharam, on the right of the Highway. After about 1 Km from Singapore Township Entrance, is Shivareddyguda where ORR will cut Warnagal Highway. There is a Road which goes to Rampalli towards the left just before Shivareddy guda.
The main town after Uppal is Ghatkeshwar, which is 14 Km from Uppal and 4 Km from Singapore Township Gate. Ghatkeshwar has shops and markets with brisk business.
2.0 Terrain /Special Features
Once we leave Uppal and Uppal Depot area, which are highly populated, we will be faced with large amount of Land on either side of highway belonging to Forest Department and CPRI. This land ends just before Narepalli which is 6Km from Uppal. So basically, good land starts after Narepalli.
Between Narepalli and Singapore Township Gate (4 Km stretch), we have Korremula X roads, Vijayapuri, Annojiguda and Pocharam. In fact, Pocharam as such, is 1 Km inside, on the left of Highway.
Its interesting to note that after Pocharam, the railway line starts going parallel to Highway. At Rampalli Crossroad on Highwaty, the rail Line is close by on the left.At Ghatkeshwar its only 50 Meters from Highway and immediately after Ghatkeshwar, it crosses and starts going parallel on the right!
Interestingly after Ghatkeshwar, on the left where land ought to be available, its NOT since for almost 2Km, land along highway, is with HPCL. And on the right runs the Rail line blocking access, except with crossings, at few points.
3.0 Focus on Pocharam - Pinpointing Infosys Land
The Singapore Township is at Pocharam Village. The Land consisting of Singapore Township, Mind Space (Raheja IT Park) and APHB Land (Proposed to be given to Infosys) is sandwiched between, Warangal Highway and Railway Line. We could observe APHB Boundary Pillars, around the land proposed to be given to Infosys, during field visit.
Pocharam Village is on the left of Singapore Township. Mindspace is in the right of Singapore Township and Infosys Land (APHB Land) is on its rear side.
4.0 Access to Infosys
There are 3 Possibilities:
-Through road between Singapore Township and Mindspace (Existing Road)
-Through Rampalli Road Before Rail Crossing. (We could not see any existing approach)
-Through Pocharam Village. (No direct approach available as of now. There are mud tracks after a length of road leading up to Village)
Its most likely that more than one access would be built. As of now, the access through Singapore Township looks certain. We can make very good early investments, close by, only if we could know how the accesses are being planned. However, this information may take along time, to come by.
5.0 Evaluation of Different Localities near Singapore Township
-Pocharam Village There are a number of Old Panchayat Layouts but there are no compound walls or security. We could fine one new Panchayat Layout sharing boundary with APHB Land. But the developer does not propose to construct Boundarywall. Since the area comes behind Pocharam Village, this Layout is most likely to be on the rear side of Infosys Land, unless a plan for approach road through Pocharam is made by Govt. The asking price, at this layout is 4500/sqd! We have decided not to recommend due to lack of security and possibility of this area not being prime, enough in future. -The resale plots in old Panchayat Layouts are also between 4000 to 4500/sqd. The apartments at Singapore Township are fully sold out. The current APHB rate is 1800/sft. But the resale market rate is lower than this. (As informed by APHB Engineer) Out of ~2000 Apartments, only 400 are occupied as of Aug 2007. The Landscaping is very good. The open area available is remarkably high since total land is a huge 130 Acres. The Apartments have lot of natural light and ventilation.
Only issue would be regarding Maintenance, the APHB officer said that they have extended maintenance by 2 Months and they plan to quit as early as possible. Now whether the owners would come together to ensure proper maintenance is an issue to be resolved there.
The apartments will be in demand. once Mindspace gets occupied and if Infosys builds campus. Mindspace itself is spread over 100 acres and construction is at first floor level in most buildings. This project should bring in about 20,000 jobs and 50% of the employees may prefer to have accommodation around this area. That would be about 10,000 housing units required in 3 to 4 years time. Lets hope the Builders would not create a glut here, by building too many units too fast.
Infosys as such may not generate much of external housing demand since they are likely to build residential unitsm inside the campus as per SEZ provisions. However, the investment climate would have positive impact. And several other companies may also drive into this area.
-Annojiguda Village
In Annojiguda, we can see Low Income Group Housing (Rajiv Gruha Kalpa) coming up briskly. As can be expected, the quality is very poor when you look at them. Once u go past these structures we find Modi Builders Emerald Heights (Apartments) and Villas (Emarald Park). Apartments are around 1750/sft and Villas (200 SQD, 2600 sft) comes to around 45lakhs after adding up all taxes, amenities etc.
The Modi Project is very well located. Just 1.5Km from Highway. But the rate looks high compared to going rate at Singapore Township, which has much larger open area, play ground and gardens.
Another Villa Project with Panchayat approval is coming up here, about half Km before Annojiguda and quotes 45Lakhs for 200 sqd, 2500 sft. No Pool, Club etc.
-Yennampet
This is before Rampalli and the locality is very good on left side of the Road up to Railway Crossing. (Right side of the road has ORR markings, very close by). We could not locate any new Layouts. >Old Panchayat Layouts are unprotected and resale plots are around 4500/sqd.
-Rampalli
After Crossing, Railway Line the road takes us to Rampalli. The land up to Rampalli is also good. Rail Crossing is a negative aspect. The Panchayat Layouts are at 4000 to 4250/sqd. We could find one HUDA Approved Layout, but the 90% Plots are booked. The current asking rate is 5000/sqd. Some West and South Plots were available when we visited. (267sqd Plots). The ORR will be close by behind this layout. Overall, this layout looks like a very good buy.
-Ghatkeswhar
Ghatkeshwar has Housing Layout by Modi Builders and few other Plot Layouts. These are on the left of Ghatkeshwar Town. But the access is big headache, since rail line need to be crossed. Whenever gates are closed, vehicles stack up till the Highway. Not preferable; since situation could get worse in future.
-Beyond Ghatkeshwar
On the left is HPCL Land and on the right is Rail Line parallel to the Highway. Hence available land with good access without Rail Gate Crossing is very less.
-Recommendation
Unless you are familiar with area and has relatives living nearby, its not advisable to buy in old Panchayat Layouts. Huda Plot Layouts could be from 5000 to 5500 range depending on location, access, proximity to highway etc. But there do not seem to be readily available options.
If maintenance is assured buying Singapore Township, Resale Flats at good rate below 1800/sft (as of Aug2007), could be a good investment, considering proximity to Mindspace.
Among Villa Options, Modi Emerald Park at Annojiguda looks good, except that total price is a bit on the higher side.
There is a Villa Layout by Manne Construction, 2.5 Km before Singapore Township, beside Highway. This is a very good location. But small 180 SQD plots with 1850 sft Construction at 45Lakhs. This is substantially sold and Villas are in advanced construction.
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