Review : Investment in AMB Selfie Street, Sector 92, Gurugram, Loss or Profit

As per Location
The AMB Selfie Street is situated on the service road of sector 92, Gurgaon. The project has a very small frontage. Sector 92 is an under developing sector. The layout design is not very impressive. It’s an average location project.

Possession | Construction Update

Construction Status	Under Construction
RERA Registration No	AMB Selfie Street- 80 OF 2017 DATED 23.08.2017
Start/Launch Date	2016
Possession Date Offered	October-2020
Possession Date (RERA)	21-08-2022
Construction Stage	Primary
Land Area	3.175 Acre
Construction Company
Promoter Name	AMB Infraventures 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
AMB Selfie Street is the central location of several big residential ready to move and under-construction projects such as Sare Crescent Parc, Raheja Navodaya, Ansal Heights, Sare Crescent Parc Royal Greens Phase 1, Bestech Park View Sanskruti, Sare Green Parc 2, Sare The Grand, Parkwood Westend, Sare Petioles, Sare Club Terraces, etc are in close vicinity of AMB Selfie Street. which is a very good sign of investment in this project.

At present, sector 92 is an under-developing location of Gurgaon. But it can be a high-density population area in the future. There is a huge urban rich residential population surrounding AMB Selfie Street Mall. There are more than 10 thousand flats and an expected residential population of more than 50 thousand people can reside in this area within a couple of years. which is also a very good sign for commercial property investment in i.e. AMB Selfie Street.

The commercial project which will give possession first in this location of sector 92 Gurgaon can give better returns in compression of other commercial projects of this location. But the AMB Selfie street does not meet this required criterion because of the slow construction of this project. Our Investments better growth depends on the possession first. Because of at present there are no any ready to move mega commercial project/ property available in this location of sector 92. So our advice, choose the advance stage construction commercial project for investment in sector 92 Gurgaon.

AMB Selfie Street Price & Developers Delivery Track Record Comparison With Other surrounding Nearby Commercial Projects 

PROJECTS NAME	PRICE (PSF)	POSSESSION RECORD/REMARKS
Amb Selfie Street	8,500-14,000	Possession date revised several times, can be delay
Spaze Tristaar	8,000-15,000	Possession date revised several times, RERA expired, still under construction.
Bestech Market Place	10,250-13,250	Possession offered January-2023. RERA Possession-March-2025
Ameya Sapphire 92	13,000-15,000	Possession date revised several times, can be delay

Advice
If construction/possession of the AMB Selfie Street shall be completed before the Ameya Sapphire 92 than this commercial project will give excellent returns to investors. Because at present there is no ready to move mega Mall type project in sector 92 Gurgaon to cater to shopping and entertainment needs for the residents of sector 92.

Commercial Real Estate Project Investment Criteria Table

MUST REQUIRED FACTORS	ACTUAL FACTS-AMB SELFIE STREET	GRADING
Urban Rich Gentry	Middle Class, Middle Class. Within Walking distance, Sare Crescent Parc, Raheja Navodaya, Ansal Heights, Sare Crescent Parc Royal Greens Phase 1, Bestech Park View Sanskruti, Sare Green Parc 2, Sare The Grand, Parkwood Westend, Sare Petioles, Sare Club Terraces, etc	A
Prime Location	SILVER	B
Connectivity	Nearest Metro Station 41-Minutes (Huda City Center) International Airport-33.8Km (IGI Airport	C
Layout Design	Not very impressive	B
Multiple Entries	No	D
Visibility	Small Frontage	C
High-Density population	Within a radius of 500-meter more than 20-Thousand Flats and 40-Thousand urban rich people and can denser more in upcoming years.	A
Youthful Footfall	Yes	A
Public Security	Police Station -15-Minute Fire Station 15-Minute	A
Industrial Area	Within 3-Km	A
Urban/Civic Facilities	Under developing location	C
Developers Credibility	Delay possession. BRONZE standard Developer	D
Price Comparison	Competitive price	A
Competitors	A few competitors within a radius of 500-Meter	A
Expected ROI	may takes long time	B

 

Key Point
These days developers of the AMB Selfie Street project offering buyers so many interesting payments plans to invest in this project/property, commercial retail shops, and office spaces such as 11% assured return and lease guaranty payment plans, etc.

ALSO READ: How to Double Your Money by Investing in Commercial Real Estate

That builder/project who offers this kind of investment offers is not in the category of secure investment. As our experience most assured return properties are an investment of loss.

Do not put your hard-earned money in the builder’s seduction, assured return & lease guaranty properties are always an investment of risk. So invest wisely.

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 or monthly rent to you in the form of EMI. Actually, they are making you fool.

The AMB Selfie Street property is best suited if you are willing to hold onto a longer term for returns as it would take a couple of more years (or even more) and the market to appreciate in the locality. And this is subjected to the completion of this project on the set time, in October 2020.

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 year. In fact, investors who are trying to make a re-sale of their property in the AMB Selfie Street, hardly get any client.

Products & Developer
The AMB Selfie Street is under development by the AMB Group. This project consists of commercial retail shops, an anchor store, food courts, 6-screen multiplex, and entertainment facilities, etc. It’s a Mall type property.

Builders Profile | Track Record

PREDECESSOR	Amb Infraventures Private Limited, Amb Buildprop Private Limited, Amb Iinfrabuild Private Limited
FOUNDED	2012
FOUNDERS	Manoj Sethi, Saurabh Mukund
KEY PEOPLES	Manoj Sethi, Saurabh Mukund
COMPANY /PROMOTER	AMB
PRODUCTS	Shopping Malls, Commercial Offices
AREA SERVED	Gurgaon
PROJECTS COMPLETED	None
PROJECTS ONGOING	Amb Selfie Square– starts in 2016- Under construction Amb Selfie Street– starts in 2013- Under construction
DELIVERY TRACK RECORD	very poor, delay possession, long wait
NET WORTH
STRENGTH
COMMITMENT	Zero
RISK	Delay completion, bank dues, Investment can be stuck
DEBT
LITIGATION	default complaints
OFFICE ADDRESS	Building No-18, 2nd Floor, Sector 44, Gurugram, Haryana 122002 Phone +91 124 4738000, 8010666333, eMail: amb@ambgroup.in
BUILDER CATEGORY	BRONZE

 

Drawbacks | Bad Factors
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 is 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.

At present, the public transport facilities to AMB Selfie Street Mall are limited. The construction and possession of this project depend on the sale of shops/space so the project may be the delay.

Price | Lease Price
AMB Selfie Street retail shops price start at approx:-

FLOOR	SIZE (Sq Ft)	PRICE (PSF)
Ground Floor	191 – 12310	12,500
First Floor	500 – 12378	9500-12,500
Second Floor	500 – 24357	8500-9000
Third Floor	500 – 5000	8500-9500
Fourth Floor (Multiplex)	6500 – 8000
Fifth Floor (Multiplex)	6500 – 8000

The price is reasonable for investment.

Conclusion
If construction/possession of the AMB Selfie Street shall be completed before the other commercial projects of this area then this commercial project will give good returns to investors otherwise investment may be risky.

CPR Ratings

NOTE: BEFORE INVESTING, DO YOUR OWN RESEARCH