Review : Investment in M3M 65th Avenue, Sector 65, Gurugram, Loss or Profit

As per Location
The M3M 65th Avenue (office space & retail shops) commercial project is located in sector-65, Golf Course Extension Road, Gurgaon. It is situated on 60 meters wide main arterial sector road. The project is properly visible to maximum passers from the Golf course extension road and adjoins sector roads.

The M3M 65th Avenue is 100%  visible and walkable to sector 65 residents and for the passers of Southern Peripheral Road  (Golf Course Extension Road). The project is very well connected to multiple public transportation facilities and other civic facilities.

The M3M 65th Avenue is properly connected to Sohna Road & Golf Course Extension Road. The project is on the proposed metro rail track. IGI Airport is just 35-minutes(22.1-Km) away from this project.

The M3M 65th Avenue is surrounded by several urban rich ready to move residential societies. So can say that M3M 65th Avenue is an excellent location project.

Possession | Construction Update

Construction Status	Under Construction
RERA Registration No	M3M 65TH Avenue – 01 OF 2017 DATED 14.06.2017
Start/Launch Date	15-06-2017
Possession Date According to Developer & Real Estate Portals	December-2019 (Expired)
Possession Date Offered	June-2021
Possession Date (RERA)	May-2024
Land Area	14.41 Acre
Construction Stage	Ongoing
Construction Company
Promoter Name	Manglam Multiplex 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 M3M 65th Avenue is all surrounding with several ready to move and under construction residential group housing societies such as M3m Golf Estate, M3M Heights, Emaar MGF Emerald Floors, Emaar MGF Emerald Estate, M3M Latitude, Emaar MGF Emerald Hills, Emaar MGF Emerald Floors Select, M3M Polo Suites, Trump Tower, Emaar MGF Emerald Floors Premier, M3M Panorama, M3M St Andrews, etc. And that is a very good sign for commercial property investment.

Sector 65, Gurgaon is a high-density population area, and can denser more in upcoming years. There is a huge urban rich, high-class residential population surrounding M3M 65th Avenue Mall. There are more than 20 thousand flats and an expected residential population of more than 40-thousand people. And this is also a very good sign for commercial property investment.  i.e. M3M 65th Avenue.

The ground floor commercial retail shop of this project is properly visible and looks like the high street open market, especially the road facing retail shop, so the investment in the ground floor commercial retail shops can give excellent returns in future.

The M3M 65th Avenue is very well connected to the multiple public transportation facilities and other civic facilities. The project is also very well connected to the residential sectors such as 49, 50, 66, 65 and sector 61, which is also another good sign for commercial property investment i.e. M3M 65th Avenue.

The layout design of commercial office space is also very impressive. The office space is well furnished and designed to cater to every business.

There is a proper parking space for stakeholders and visiting guests. The M3M 65th Avenue is GMDA (Gurugram Metropolitan Development Authority) approved, so there is no legal hassle in this project.

Commercial Real Estate Project Investment Criteria Table

MUST REQUIRED FACTORS	ACTUAL FACTS-M3M 65TH AVENUE	GRADING
Urban Rich Gentry	High Class, Middle Class. Within Walking distance, M3M, Emaar MGF, Adani Brahma, etc	A
Connectivity	5-Minute drive from- sector 65, 66, 49 & sector 50 of Gurgaon 10-Minute drive from- Sohna road. Nearest Metro Station 29-Minutes (Huda City Center) International Airport-22.5Km (IGI Airport	A
Layout Design	Good, Grand ceiling heights, wide corridors, proper sitting & walking arrangements, highly visible retail	A
Multiple Entries	No	C
Visibility	Average	B
High-Density population	Within a radius of 500-meter more than 25-Thousand Flats and 1-Lakh urban rich people and can denser more in upcoming years.	A1
Youthful Footfall	Yes	A
Public Security	Police Station -15-Minute Fire Station 15-Minute	A
Industrial Area	Within 2-Km, Badshahpur	A
Urban/Civic Facilities	Maximum facilities available	A
Developers Credibility	Quality Construction & Maintenace, GOLD standard Developer	A
Price Comparison	Little bit high price	A
Competitors	Several competitors within a radius of 1-KM	C
Expected ROI	4% to 5% Annually	B

 

Drawbacks | Bad Factors
Sector 61, 62, 65 and sector 66, is already cross the limit of commercial property development. Actually,  at present, there is no need for any new commercial projects at this location i.e. Golf Course Extension Road.

It is no doubt, the M3M 65th Avenue is a prime location project, but in this prime location several other ready to move and under construction commercial Mall type properties are also exist such as M3M Cosmopolitan, M3M Urbana, M3M Tee Point, M3M City Hub, M3M International Financial Centre, M3M Urbana Premium, M3M Marconi,  AIPL Joy Central, Elan Town Centre, Imperia Mind Space, Spaze Buziness Park, Splendor Trade Tower, Suncity Success Tower, Emaar MGF Colonnade, The Landmark Walkway 66, Suncity The Summit, Bharti Worldmark etc.

All the above-said commercial projects are within the 1- kilo Meter radius.  All these commercial projects are creating an investment competition at this location. There is a big gap in demand and supply. The supply is very high in comparison to demand. So the investors can face a very tuff competition in leasing and selling their retail shops, office space, serviced apartments, etc in all the above said commercial projects.

Now the question is that, what’s the logic behind all these oversupply commercials? Is there any limit? Actually, there is no proper planning and re-planning for commercial development by the concerned development authorities Of the Haryana government (GMDA)/HUDA.

How much commercial property is needed and when it is needed, the Haryana Government has no planning.  And the innocent people trapped in the name of investment and growth. Actually, it’s a System failure and we all are the victims of this pre-planned cheating.

The Maximum Mall or Mall type properties are not the good and safe investment options in the Gurugram and Delhi area. The maximum investors who invested in Mall type properties are in 99% loss.

Actually, only a few Malls are running fine in Gurugram and Delhi area such as Ambience Mall,  DLF Mega Mall, MGF Metropolitan Mall, and  Select City Walk, Saket, New Delhi, 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/space, so the project may be the delay.

M3M 65TH Avenue Price & Developers Delivery Track Record Comparison With Other surrounding Commercial Projects Of Golf Course Extension Road

PROJECT NAME	PRICE (PSF)	POSSESSION RECORD/REMARKS
M3M 65th Avenue	Retail-14,000-24,000	Under construction, possession can be delay
M3M IFC	Retail-14,00-37,000 Office-17,000	possession can be a delay, high price
M3M Cosmopolitan	Retail-16,000-25,000 Office-7,500-8,000	Ready to Move
M3M Tee Point	Retail-18,000-23,000 Office-9,000-10,000	Ready, occupied, a good option for investment & retail business startups
M3M Urbana	Retail-20,000-38,000	Ready, occupied, highly appreciated property, very good for retail business startups
M3M Urbana Premium	Retail-12,000-22,000 Office-8,500-9,000	Under construction
AIPL Joy Central	Retail-21,000-30,000 Office-13,000	Under construction, very prime location property
AIPL Joy Street	Retail-14,000-25,000 Office-8,000-8,500	almost ready for possession, finest layout design property

 

Advice
The prices won’t very much hike at least for a couple of years because of the huge unsold commercial property on the Golf Course Extension Road, Gurugram.

For a small investor, it’s better to go for small residential sector markets and visible/pickup road facing ground floor retail commercial shops in a high-density residential area. If anyone wants to invest in the Golf Course Extension Road commercial properties we advice prefer ready to move projects.

The M3M 65th Avenue commercial complex is best suited if you are willing to hold your investment onto a longer term for returns as the real estate market will take more 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 market appreciation and there is no chance to early growth in the near future.

It is probably not the right choice of investment for those who are looking for ROI in the next year or so. Given the doubts of early market appreciation, there may not be a real appreciation of value for resale in a year. In fact, investors who are trying to make a sale of their property in M3M 65th Avenue are now struggling to reach their initial investment. Despite having brought their prices down, there aren’t any takers to buy these properties.

These days the developer of the M3M 65th Avenue, offering many attractive schemes to customers to invest in this property, like the 12% assured return, lease guaranty, and other greedy payment plans, etc.

Basically, the assured return & lease guaranty is nothing, the real estate developers sell their low money property at a very higher price and return your hard earned money in the name of the assured return & monthly rent to you in the form of EMI.  Actually, they are making you fool.

Actually, the assured return plan is a trick of fundraising. The Real estate developer sells its non-salable property with a greedy payment plan on a very higher price, to innocent customers in the name of assured return & lease guaranty. They are making you fool.

If you are an investor and have money in your bank/pocket to buy and if you rely on brokers then every project is selling fast. However, things get changed drastically when you go to the market to sell anything or even the same property you bought thinking there is a huge demand for it, the same broker tells you, sir there is huge downfall and no buyer is in the market or tells you a rate you won’t afford to sell and bear huge loss. The moral of the paragraph is that don’t believe the builder’s marketing hype, do your own research or take the help of an expert.

Also Read : Review : Investment in M3M Urbana, Sector 67, Gurugram, Loss of Profit

Products & Developer
The M3M is under development by the M3M India Private Limited. The M3M 65th Avenue consists of commercial retail shops. Commercial office spaces, Food courts, a 10-screen multiplex, and entertainment facilities, etc.

Builder Profile | Track Record

PREDECESSOR	M3M India Limited, M3M India Private Limited
FOUNDED	2007
FOUNDERS	Roop Kumar Bansal, Basant Bansal
KEY PEOPLE	Pankaj Bansal
COMPANY | PROMOTERS	M3M
PRODUCTS	Apartments, Commercial Offices, Shopping Malls, Hotels, Retail, Lesure & Hospitality
AREA SERVED	Delhi, Gurgaon
PROJECTS COMPLETED	M3M Urbana, M3M Tee Point, M3M Cosmopolitan
PROJECTS ONGOING	M3M IFC, M3M Broadway, M3M Urbana Premium, M3M 65th Avenue, M3M Prive 73, M3M Corner Walk, M3M My Den, M3M Sky Lofts
DELIVERY TRACK RECORD	Poor, delay possession
NET WORTH
STRENGTH
COMMITMENT	Quality Construction, state of the art project, finest layout design
RISK	delay possession
DEBT	Updating soon
LITIGATION	Unfair Trade Practice Charges, RERA Complaints
OFFICE ADDRESS	6th Floor, ‘M3M Tee Point’, Sector 65, Gurugram Manesar Urban Complex, Gurugram (Gurgaon) 122101, Haryana, India. Tel: +91 124 4732000 Toll Free: 1800 123 3333 Fax: +91 124 4732010
BUILDER CATEGORY	GOLD

 

Price | Lease Price
M3M 65th Avenue price start from approx:-

FLOOR	SIZE (Sq Ft)	PRICE (PSF)
Ground Floor	1512-2461	29,900
Lower Ground	468-5890	29,900
Upper Ground	411-5355	25,900
First Floor	472-1263	15,900
Food Courts	6372441	15,900

*Other Charges Extra.

The price is already on the higher side for investment and there is hardly any scope for early growth.

Conclusion
The investment of M3M 65th Avenue can give good returns, if this project completed on before other surrounding commercial projects of sector 65 & se tor 66 Gurugram.

CPR Ratings

NOTE: BEFORE INVESTING DO YOUR OWN RESEARCH.