Godrej Meridien, Sector 106, Gurugram

By Godrej Properties, Gurgaon

I am a regular real estate investor and hence have thoroughly researched many properties on the DEX before investing.

I have made multiple visits to Godrej Meridien ( directly) and met Mr Amit Sejwal ( very rude , high headed and corrupt salesman ) .

Everytime after my visit I got a call from a different channel partner to buy Sobha.

Anyways , coming to the pros and cons of the project -

Pros - Decent room sizes with wardrobe space, spacious balconies.

Swimming pool length , two lawn tennis courts.

Cons -

1. High loading factor ( one of the highest on DEX ).

2. Lobby experience isnt anywhere close to luxury.

3. Biggest drawback is the plot -

a. Irregular plot which is surrounded by a pond on the 75 MTR road (fisheries activity still active on the pond ) , Stp on the other side , drain on the 60 MTR road which stinks too much, 1.5 acres vacant plot between the project and the 60 MTR road is owned by villager and in future would house shanties and irregular shops such as garages , wine shops etc. .650 sqyd plot inside the project is owned by villager and would have the same fate as the plot on the 60 MTR road leading to law and order situation.

b. Big revenue road running throughout the project which Godrej claims isn't operational is completely active and would pose security issues inthe future , just imagine your kids have to cross the revenue road to go to the clubhouse. This revenue road is a public road and would lead to nuisance in the future and developer can't control its access.

Traffic movement loop of the project is also through the revenue road.

c. Project Entry -

The developer claims to have three entries -

1. From 24 MTR road -( Main entry of the project )

The 24 MTR road entry would never come up in atleast a decade because the 24 MTR road land hasn't even been acquired by the government the land is owned by villagers.

1. From 60 MTR road -

Single carriageway entry been made on a culvert covering the drain. As per plans on the rera website it's a temporary access and was earlier 18mtr wide however now due to land issues it's only 12 MTR wide ( so much for grand entry experience of the so called luxury development).

1. Entry from 75 MTR road to the club house - This entry is under dispute from the affordable developer mrg who has bought the land. Parking mess is well known around affordable group housings.

The project will suffer the same fate as Godrej Summit which has absolutely no clear access even after 4 years of handing over possession.

d. The 66000 sqft club house includes the area of all the sports amenities such as lawn tennis courts skating rink etc and party lawn . So not really 66000 sqft per se.

e. Expensive Brand tie ups in the club would lead to seperate monthly club usage charges of around 5 to 8k per month.

f.Miven construction is only done in 2 towers rest all is brick Ash conventional construction.

g. Construction and finish quality of Godrej is a big question mark which is evident from the delivered projects such as summit, frontier oasis and aria.

h. Godrej tend to drop prices of the property at the time of possession by around 40 percent. Due to this reason investors stay away from them.

i.Customer care has a big scope of improvement. Highly unprofessional and non responsive telling from first hand experience of owning a property in Summit.

Conclusion - Don't get trapped in 5his property because neither the end user not the investor will reap any benefit from this investment.

Many other developers in the vicinity have better projects and far superior construction quality.

Super luxury product in best price. room sizes are really spacious and club house is huge 66000 sqft. connectivity is superb and very low density project with around 51 flat / acre. they are making this project with aluminium form work, whivh is one of the advanced construction technology these days.

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I am a real estate analyst in a big MNC, I thought it's my responsibility to give my facts and my opinion. Please read then decide.

• FYI MIVEN construction or total RCC construction is very good and used all over the world , it increases the life of the whole building, also choose full RCC construction not inside Ash bricks. That is useless.

Second FYI - Dwaraka expressway is still not good for investment for next 8-10 years. Yes govt is making the best road and it will connect directly to Delhi . But market usually work on demand and supply . extension road and SPR will be still good for investment for next 10 years. Because there is no land and demand is high because of offices and all activities are happening there. If you think the whole ecosystem will come to Dwarka expressway in 10 years then you can live that dream. The actual price of Dwaraka expressway in 2021 is 5500 per sqft. If you are buying anything above this that is loss, put money in FD that will give you more money. But if you have time frame more than 10 years then you can think .

Now I tell you what are the cons of Godrej meridian which in future will reduce its price by 30-40% , same happened with godrej summit people bought it at 7500 now they are selling at 4000 per Sqft .

1.) The plot patch is uneven not a square or rectangular

2.) Builder will hide with you the fact that it's main entry is from 24 meter road , rest is all temporary . Please check on RERA website I have added in the attachment the approved.

3.) There is a big Revenue Raasta of 17 feet in front of clubhouse which comes in between the project and any outsider can come inside this road it's a govt road and they cannot change it.

4.) There is a 650sq yard / Gaj others land in the centre of the project which is disputed land and anyone will claim it can construct anything on it , no-one can stop.

5.) The 24 meter road divide the project on the right end , shops and school is shifted on the other end of that road.

6.) Maintainace charges are going to be very high which they are no disclosing now , it will be equal to the rent of 2bhk builder floor.

7.) 106 sector is not a clean sector it , when you come from Dwaraka expressway you will find the village through which you will pass. So in future outside security will be some issue.

8.) Price is 9000per sqft in 2021 with all the specification in all rooms they quote you 9500 but if you are a good negotiater then you will get 9000 per sft . Which is very high price if you take the location in consideration . After the construction will be done and people can see what they are selling they prices will surely drop.

9.) Behind affordable flats are coming which will be facing towards Meridian .

10.) There is a 1.5 acre of private land in fron of project through which godrej temporary 18 meter entrance is there . In future we don't know what will open on that land.

11.) On EWS entry also there is patch of private land

12.) Godrej is showing 1 EWS and 3 godrej entry , I haven't seen 4 entry in 14 acre land .

13.) If you check Google there is a drain also which Godrej have covered .

My research and recommendations says if you want to buy this property better wait till possession and see the full structure and then decide , it's a very risky project at a very high price , don't go only on name you have godrej summit example and person who wants to sell he will always try to convince you without facts

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We have made the biggest mistake by buying a property in Godrej meridian. Their sales team behaviour has changed a lot now. Property is over priced. They have no fixed price of the property. You keep bargaining. It's better to go through channel partner and buy a property.

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Godrej Meridien is one of the finest development coming up on Dwarka Expressway.

Initially we ere considering couple of other options on DEX but after seeing this project we realised that we have found our dream home.

We booked our unit in their latest launch.

We are extremely happy with our decision seeing the amenities and layouts of the project.

Special mention to Mr. Sejwal who helped us finalise the dream home, he helped us with complete competition analysis and pros and cons of DEX.

We came with a budget of 3 BHK but he convinced us for 3 BHK with Servant and got us a very good deal.

We Highly recommend you to meet Mr. Amit Sejwal before finalising your property.