Review : Investment in Saya South-X, Noida Extension, Loss or Profit

Advice:- Before investing in this project please check the dues of Greater Authority related to this/Project/Land/Company/Developer, and whether any dues are pending or any EMI is not up to date, then the investment may be risky.

CPR Ratings

As per Location
The Mall of Saya (Saya South-X), a commercial property investment project is situated on the 130 Ft wide road of Buddha Chowk Greater Noida West. It’s a 3-side open corner property. The project is properly visible and walkable.

Saya South-X is just 500-meter away from the famous Kisan Chowk of Greater Noida West. The project is just a 10-minutes drive from Knowledge Park-5. Saya South-X is just a 10-minutes drive from the high-density population area of Crossings Republik & village Shahberi.

Saya South-X is all surroundings with several high-rise residential group-housing societies such as Cherry County, Supertech Eco Village, RG Residency, Ajnara Home, etc. So can say that the location of Saya South-X is very impressive.

Possession | Construction Update

Construction Status	Under Construction
RERA Registration No	Saya South X – UPRERAPRJ17950
Start/Launch Date	01-11-2018
Possession Date	September-2023
Construction Stage	Primary
Construction Company	To be appointed
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.

 

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Fact Check
The Kisan Chowk and Buddha Chowk of the Noida Extension have oversupplied commercial projects/properties. This location already crosses the limit of commercial property investment. Actually, there is no need for any new commercial projects at this location.

We strongly advise avoiding a completely new launch, soft launch, and primary stage under construction commercial property investment projects of the Kisan Chowk & Buddha Chowk of Greater Noida West.

There is no doubt that Saya South-X Mall is a prime location commercial property of Buddha Chowk, Noida Extension, but in this prime location, there are more than 10 mega Mall type commercial projects is already under construction within a radius of 500-meter, such as Gaur City Centre, Gaur City Mall, ATS Kabana High, Galaxy Diamond Plaza, Boulevard Walk Mall, Galaxy Blue Sapphire Plaza, Aims Central Plaza, Gaur World Street, Mahagun Marina Walk, IDI London Mart, PKS Town Central, Fusion Ufairia, NX-One, Ocean Golden-i, etc.

There is a very big gap in demand and supply. The supply is very high in comparison to demand. All the above said commercial property investment projects are creating investment competition at this location. So in the future investors may face very tuff competition in leasing and selling their retail shops and office spaces, studio apartments, serviced apartments 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 Uttar Pradesh government. i.e. Noida Authority (Greater Noida Authority).

What is really happening nowadays? residential property is no longer a favorite for investment. Now the builders are trying to pull the investor’s hard-earned money in the name of investment and growth in oversupplied commercial real estate projects by creating the hype. Be careful. Our Advice, for investment, choose the project which will give possession first at this location of Kisan Chowk & Buddha Chowk of Greater Noida West. Avoid completely, new launch commercial projects.

As we analyze that the Mall of Saya, commercial spaces have a loading of more than 50%, it means a small shop of around 600 sq ft, may end only 300 sq ft carpet area. And it is too much.

The 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 is running fine in Ghaziabad, Noida, and the 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 the project may depend on the sale of shops/spaces, so the project may be a delay.

Commercial Real Estate Project Investment Criteria Table

MUST REQUIRED FACTORS	ACTUAL FACTS-SAYA SOUTH-X	GRADING
Urban Rich Gentry	Middle Class. Supertech, Ajnara, Radha Sky Garden, etc	B
Connectivity	A 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	Good, Properly visible retail & Offices	A
Multiple Entries	Yes	A
Visibility	Properly visible, corner property	A
High-Density population	Within 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	Not Satisfactory	B
Price Comparison	Higher price in comparison to surrounding commercial projects	B
Competitors	Within 500-meter radius more than 15 mega commercial projects. Oversupplied commercial location	C
Expected ROI	May takes a very long time	C

 

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Advice
For a small investor, it’s better to go for small residential societies/sector markets of Noida Extension and visible/pickup road facing ground floor retail commercial shops.

If anyone wants to invest in this location of Noida Extension (Kisan Chowk & Buddha Chowk) commercial properties we advise prefer advance stage construction projects or ready to move projects. We strongly advise avoiding soft launch/pre-launch/new launch/primary stage under-construction projects of this location completely.

The commercial project which will give possession first at this location of Kisan Chowk & Buddha Chowk of the Greater Noida West can give better returns in compression of other commercial projects of this location. Our investment’s better growth depends on possession first. At present, there is no ready move Mall type property/project available in this location of Noida Extension.

A point to be noted that according to our experience that investment in any retail commercial shop/project should be done only when its external structure is visible. Only just looking at the map or in the soft launch or pre-launch stage of any retail commercial project and investing in may be very risky

It is probably not the right choice of investment for those who are looking for ROI in the next year or so. There may not be a real appreciation of value for resale in the next couple of years. The prices won’t very much hike at least for a couple of years because of the huge unsold commercial properties available at this location of Kisan Chowk & Buddha Chowk Noida Extension.

Key Point
This is really very strange, that there are more than 50-Screen/Multiplex proposed at this location of Kisan Chowk & Buddha Chowk of Greater Noida West. Can’t Understand the logic behind 50-Screen/Multiplex for an under developing locality. While if I compare this location to Indirapuram, where only three malls and approx 12-screens. While the Indirapuram is a high-density population area.

REVIEW VIDEO SAYA SOUTH-X

Advantages | Good Factors
Saya South-X is perfectly designed for maximum visibility. Lower ground & ground floor retail shops of this project are properly visible and walkable, especially the 60-Meter & 24-meter road-facing shops.

Saya South-X Business Suites can be a good investment option if they are pre-leased to any reputed hospitality brand. The Mall of Saya has the proper parking space for stakeholders and visiting guests.

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Products & Developer
Saya South-X is under development by the Saya builders (Forever Infrabuild India LLP). It’s a Mall type of commercial property. The project is consists of retail shops, Business Suites, Banquet Halls, hotels, food courts, 11-screen multiplex, and entertainment facilities, etc.

Builders Profile | Track Record

PREDECESSOR	Saya Homes Private Limited, Saya Buildcon Private Limited, Saya Buildcon Consortium Private Limited
FOUNDED	2006
FOUNDERS	Vikas Bhasin
KEY PEOPLE	Vikas Bhasin
COMPANY | PROMOTERS	Saya
PRODUCTS	Residential Apartments Commercial Offices, Retail Shops, Shopping Mall
AREA SERVED	Ghaziabad, Greater Noida West
PROJECTS COMPLETED	None
PROJECTS ONGOING	Saya South-X
DELIVERY TRACK RECORD	Average
NET WORTH
STRENGTH
COMMITMENT	Updating Soon…
RISK	Updating soon…
DEBT	Yes
LITIGATION	Facing corruption & unfair trade practice charges in Indian courts
OFFICE ADDRESS	10/1 at 10, Vaibhav Khand, Indirapuram, Ghaziabad – 201014, (U.P) Phone: 0120 – 4656200, +91 – 8888728888
BUILDER CATEGORY	SILVER

 

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Saya South X, Price, DeliveryTrack Record Comparison With Other surrounding Commercial Projects Of Noida Extension

PROJECT NAME	PRICE (PSF)	POSSESSION RECORD
Saya South X	Retail-₹26,500	The first mega commercial project, possession in September-2023
Grandthum	Office-₹4,250 Retail-₹17,990	On-Time, June-2023
NX-ONE	Office-₹5,149 Retail-₹17,990	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	Delay, possession date revised several times, now September-2020
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
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
PKS Town Central	Retail-₹26,000-30,000	Delay, possession date revised several times, Now Phase-1 August-2022, Phase-2 August-2023, Phase-3 August-2024
Ufairia Mall	Retail-₹16,00-20,000	Delay, possession date revised several times, now December-2024
Ocean Golden i	Updating	Delay, possession date revised several times, now June-2022

 

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Price Appreciation Track Table Saya South-X

YEAR	PRICE (PSF)	APPRECIATION/REMARKS
November-2018	Lower Ground-₹19,00-22,000 Ground Floor-₹26,500 First Floor-₹15,00-19,000 Second Floor-₹15,000-17,000 Kiosks-₹15-Lakh-46-Lakh	Launching Price
November-2019	Lower Ground-₹19,00-22,000 Ground Floor-₹26,500 First Floor-₹15,00-19,000 Second Floor-₹15,000-17,000 Kiosks-₹15-Lakh-46-Lakh	same as above
June-2020	Lower Ground ₹25,500 Ground Floor-₹27,500 First Floor-₹22,500 Second Floor-₹20,500 Kiosks-₹20-Lakh-50-Lakh
April-2021	Lower Ground ₹25,500 Ground Floor-₹27,500 First Floor-₹22,500 Second Floor-₹20,500 Kiosks-₹20-Lakh-50-Lakh

 

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Conclusion
What is really happening nowadays? the residential property is no longer a favorite for investment. Now the builders are trying to pull the investor’s hard-earned money in the name of investment and growth in oversupplied commercial real estate projects by creating the hype. Be careful. Our Advice, for investment, choose the project which will give possession first at this location of Kisan Chowk & Buddha Chowk of Greater Noida West. Avoid completely, new launch commercial projects.

The investment in Saya South-X (Mall of Saya) may take a very long time to grow. So invest carefully.

CPR Ratings

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