Review : Investment in PKS Town Central, Noida Extension, Loss or Profit

CPR Ratings

As per Location
The PKS Town Central commercial property investment project (retail shops, food courts, multiplex, office space) is located on the entry side of 130 feet wide road of Budha Chowk. It is a 3-side open corner property. The project has multiple entries and exit points. The elevation and layout design is very impressive. The project is properly visible and walkable.

PKS Town Central is just a 10-minute distance from the NH-9 (formerly known as NH-24 highway). The project is also just a 5-minutes drive from Sector 121 Noida. PKS Town Central is just walking distance from the upcoming metro station of Kisan Chowk.

The project is properly visible and walkable. Overall PKS Town Central is an excellent location project.

Possession | Construction Update

Construction Status	Under Construction
RERA Registration No	PKS Town Central Phase-1 – UPRERAPRJ7066 PKS Town Central Phase-2 – UPRERAPRJ7355 PKS Town Central Phase-3 – UPRERAPRJ7374
Start/Launch Date	July-2017
Possession Date	Before RERA – December-2018 Phase-1 – August-2022 Phase-2 – August-2023 Phase-3 – August-2024
Construction Stage	Ongoing (All Phases)
Construction Company
Architect Name	Gian P. Mathur & Associates Private Limited
Live Updates
COVID-19 Lockdown Status	COVID-19, an event of ‘Force Majeure’. Completion/Possession extended for 6 months for all projects expiring on or after 25.03.2020 by the Government.

 

Advantages | Good Factors
The PKS Town Central is the central location of several high-rises residential group housing societies such as the Cherry County, Supertech Eco Village, RG Residency, Radha Sky Garden, and Ajnara Home, etc.  There are more than 15-thousand flats and an urban rich residential population of more than 50-thousand peoples. And that is a very good sign for commercial property investment.

PKS Town Central,  100% visible to all passers coming from Kishan Chowk, Crossings City, Village Shahberi, and surrounding residential societies of the Buddha Chowk.

PKS Town Central is perfectly designed for maximum visibility. Overall the project has a very impressive elevation and layout design.

PKS Town Central ground and lower ground floor main road facing commercial retail shops are properly visible from outside main roads. These retail shops look like high street retail shops. So we advise investment of ground floor commercial retail shops may give excellent returns after completion possession.

The commercial project which will give possession first in this location of  Buddha Chowk can give better returns in compression of other commercial projects of this location. And the PKS Town Central construction is in the advanced stage in comparison to other surrounding projects of Buddha Chowk Noida Extension. Our investment’s better growth depends on the possession first. And PKS Town Central is fulfilling this required criterion.

So all Investment’s better growth depends on the possession first. At present, there are no ready, Mall type property/project available in this location of Buddha Chowk Noida Extension.

Commercial Real Estate Project Investment Criteria Table

MUST REQUIRED FACTORS	ACTUAL FACTS- TOWN CENTRAL	GRADING
Urban Rich Gentry	Middle Class. Supertech, Ajnara, Radha Sky Garden, Cherry County, etc	B
Connectivity	5-Minute drive from- NH-24, Sector 121 Noida 10-Minute drive from- Sector-79, 76,117,120, & sector 121 of Central Noida. Nearest Metro Station 15-Minutes (Sector 52) Domestic Airport-23Km (Hindon Airport) Ghaziabad Railway Station-16Km	A
Layout Design	excellent layouts, wide corridors, proper sitting & walking arrangements, highly visible retail	A
Multiple Entries	Yes	A
Visibility	Properly visible, corner property	A
High-Density population	Within a 500-Meter radius more than 20-Thousand Flats and 60-thousand people and can denser more in upcoming years.	A
Youthful Footfall	No Higher education Institutes	B
Public Security	Mahila Thana-Ecotech-3, 10-Minute Police Station -10-Minute Fire Station 10-Minute	A
Industrial Area	Within 2-Km, Ecotech-3, 4, 11, 12	A
Urban/Civic Facilities	Maximum facilities available	B
Developers Credibility	Average	B
Price Comparison	Reasonable price in comparison to other surrounding commercial projects	A
Competitors	Within 500-meter radius more than 15 mega commercial projects. Oversupplied commercial location	C
Expected ROI	4% to 6% annually, if completed on or before other surrounding commercial projects.	B

 

Key Point | Advice
The PKS Town Central property is best suited if you are willing to hold onto a longer term for returns as it would take a couple of years to appreciate in the locality. As for the location of the property is concerned it is a prime locality with all required amenities located within 2-3 km. And this is subjected to the completion of this project at the set time.

PKS Town Central Price, Developers Delivery Track Record Comparison With Other surrounding Commercial Projects Of Noida Extension

PROJECT NAME	PRICE (PSF)	POSSESSION RECORD
PKS Town Central	Retail-₹26,000-₹30,000
Grandthum	Office-₹4,250 Retail-₹17,990	Expected On-Time, June-2023
NX-ONE	Office-₹5,149 Retail-₹17990	Delay, possession date revised several times, now December-2024
Gaur City Center	Office- Retail-₹25,900	Delay, possession date revised several times, now January-2024
ATS Kabana High	Office-₹6,000 Retail-₹25,000	First mega commercial project by this builder, possession May-2026
Galaxy Diamond Plaza	Office-₹6,490 Retail-₹24,000	All-most ready, no special appreciation.
BW Walk Mall	Office-₹6,483 Retail-	Delay, possession date revised several times, RERA date has been passed. still no progress.
Galaxy Blue Sapphire Plaza	Office-₹6,499 Retail-₹26,000	Delay, possession date revised several times, RERA date has been passed. Now the revised RERA date is July-2021. A half portion is ready.
AIMS Central Plaza	Retail-₹23,000	March-2021
Gaur World Street	Retail-₹25,900	March-2027
Mahagun Marina Walk	Office-₹5,990 Retail-₹28,000	December-2025
London Mart	Office- Retail-₹19,990	Delay, possession date revised several times, now phase-1 July-2022
Apex Park Square	Retail-₹24,900	The first mega commercial project, May-2022
Ufairia Mall	Retail-₹16,00-20,000	Delay, possession date revised several times, now December-2024
Saya South X	Retail-₹26,500	The first mega commercial project, September-2023
Ocean Golden i	Updating	Delay, possession date revised several times, now June-2022

 

ALSO READ: How to Double Your Money Within 3 To 6 Years

Fact Check
The Kisan Chowk and Buddha Chowk of the Noida Extension have oversupplied commercial projects. This location already crosses the limit of commercial property development.

It is a fact, that PKS Town Central is a prime location project but in this prime location, several other prime location Mall type properties also exist such as Gaur City Centre,  Gaur City Mall,  ATS Kabana High, Galaxy Diamond Plaza, Boulevard Walk Mall, Galaxy Blue Sapphire Plaza,  Gaur World Street, Mahagun Marina Walk,  IDI London Mart,  Fusion Ufairia Mall,  Saya South-X,  Servottam Golden-i,  NX One, etc.

All the above-said projects are within a 500-Meter radius. So all the above commercial projects are creating investment competition at this location. There is a very big gap in demand and supply. The supply is very high in comparison to the demand. So all the above said commercial projects are creating investment competition at this location. The investors can face very tuff competition in leasing and selling their retail shops, office spaces, studio apartments, serviced apartments, etc after completion/possession.  And can face more critical conditions in the future.

Maximum Mall or Mall-type properties are not the good and safe investment options in the Ghaziabad, Noida, and Greater Noida area. The maximum investors who invested in Mall type properties are in 99% loss.

Actually, only a few Malls are running fine in Ghaziabad, Noida, and Greater Noida area such as Shipra Mall, GIP Mall, DLF Mall of India, etc otherwise all other Mall type properties are the investment of 99% loss.

The construction and possession of this project depend on the sale of shops/spaces, so the project may be a delay.

Products & Developer
The PKS Town Central is under development by the PKS Buildmart Group. It’s a Mall type of commercial property. The Town Central consists of commercial retail shops, office spaces, movie theaters, serviced apartments and Hotel apartments, etc. Its 4.5-acre commercial land allotted by Noida Authority.

Builders Profile | Track Record

PREDECESSOR	Krishna Apra Estates Private Limited, Premaya Developers Private Limited
FOUNDED	2006
FOUNDERS	Manish Gupta, Vikas Singla
KEY PEOPLE	Manish Gupta, Vikas Singla
COMPANY | PROMOTERS	PKS
PRODUCTS	Apartments, Shopping Malls, Hotels, Leisure & Hospitality, Retail
AREA SERVED	Delhi-NCR ( Delhi, Noida, Ghaziabad, Greater Noida)
PROJECTS COMPLETED	D-Mall
PROJECTS ONGOING	PKS Town Central
PROJECTS UPCOMING
DELIVERY TRACK RECORD	Updating soon…
STRENGTH
COMMITMENT	Quality construction, Finest layout design
RISK	Defaulter List of GNIDA
DEBT	Updating soon…
LITIGATION	Updating Soon
OFFICE ADDRESS	B-127, Sector-63, Noida-201301, Phone: 0120-4200085/86 Email: info@pksbuildmart.com
BUILDER CATEGORY	SILVER

 

The PKS Buildmart Private Limited in the defaulter list of the Greater Noida Authority. This commercial project has more than 22-Crore overdue GNIDA. So invest carefully. Defaulter List of GNIDA

Price Appreciation Track Table PKS Town Central

YEAR	PRICE (PSF)	APPRECIATION/REMARKS
July-2017	Retail Shop-₹16,000,17,000 Food Court-₹ 14,000 Office Space-₹5,000	Launching Price.
April-2018	Retail Shop-₹17,900,19,900 Food Court-₹ 14,000 Office Space-₹5,000	No Resale.
November-2020	Retail Shop-₹23,900-25,900 Food Court-₹ 19,000 Office Space-₹6,500	Resale Starts at a premium of approx ₹500-1000-PSF approx.
January-2021	Retail Shop-₹23,900-25,900 Food Court-₹ 19,000 Office Space-₹6,500	Resale Starts at a premium of approx ₹500-1000-PSF approx.
March-2022	Retail Shop-₹23,900-25,900 Food Court-₹ 19,000 Office Space-₹6,500	same as above

 

Conclusion
The investment of ground and lower ground floor retail shops may give a 6% per annum return, after completion possession of this project. If this project competes before other surrounding projects of Buddha Chowk, Noida Extension.

CPR Ratings

NOTE: BEFORE INVESTING, DO YOUR OWN RESEARCH. WE ARE NOT DEALING IN THE SALE PURCHASE OF PROPERTIES.