Review : Investment in M3M IFC, Sector 66, Gurugram, Loss or Profit

As per Location
The M3M IFC (International Financial Center)  is situated on the Golf Course Extension Road Sector 66, Gurgaon.  It’s a 3-side open corner property. The project has a wide frontage & very impressive layout design.

The beauty of this project is that this project is exactly on the Golf Course Extension Road and other side facing towards the dividing road of sector 66 & sector 65.  The project has direct access from 3-ways.

The M3M IFC is the top-most visible project of Golf Course Extension Road (GCX). The project has 100% visible and walkable for sector 65, 66, 49 & sector 50 residents and for the passers of Golf Course Extension Road. The project is very well connected to multiple public transportation facilities and other civic facilities.

The M3M IFC is very well connected with NH-8 and other main points of Gurgaon. Major hotels & Hospitals are in close proximity. Prominent institutions in the closest proximity such as DPS International, St. Xavier’s School, etc. The project is on the proposed metro rail track.

The M3M IFC caters to an immediate catchment of a big crowd of the sector 49, 50, 65, and sector 66 residential societies. It’s a truly high street retail open market to cater to all kind of shopping, fine dining, fun, entertainment, and business needs of Golf Course Extension Road residents. The M3M IFC is properly visible and walkable to every resident of nearby localities. So can say that the M3M IFC is an excellent location property.

Possession | Construction Update

Construction Status	Under Construction
RERA Registration No	M3M IFC – 20 OF 2018 DATED 2-2-2018
Start/Launch Date	04-05-2018
Possession Date According to Developer & Real Estate Portals	December-2022
Possession Date (RERA)	December-2024
Construction Stage	Ongoing
Construction Company
Promoter Name	Gentle Realtors Pvt. Ltd, Luminos Builders Pvt. Ltd.
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 IFC is all surrounding with several high-density 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, and Brahma City etc. And that is a very good sign for commercial property investment.

The M3M IFC is the central location of sector 49, 50. 65 & sector 66 of Golf Course Extension Road (GCX). And all the above said sectors is the high-density population area, and can denser more in upcoming years. There is a huge urban rich residential population surrounding M3M IFC.  There are more than 50-thousand flats and an expected residential population of more than 2-Lakh people. This is also a very good sign for commercial property investment i.e. M3M IFC.

The layout design, elevation of M3M IFC is world-class. All retail shops have designed to maximize visibility. Especially the ground floor retail shops.

The layout design of commercial office space is also very impressive. The office space is well furnished and designed to cater to every business. The project has a proper parking space for stakeholders and visiting guests.

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

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

The M3M IFC can be a famous Hot-Spot of Golf Course Extension Road after completion possession.

Commercial Real Estate Project Investment Criteria Table

MUST REQUIRED FACTORS	ACTUAL FACTS-M3M IFC	GRADING
Urban Rich Gentry	High Class, Upper Middle Class. Within Walking distance, M3M, Emaar MGF, Adani Brahma, etc	A1
Prime Location	PLATINUM	A1
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	Excellent, Grand ceiling heights, full of vigor and vitality, wide corridors, proper sitting & walking arrangements, highly visible retail, International standards office space	A1
Multiple Entries	Yes	A
Visibility	Highly visible, corner property, very wide frontage	A
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, A-Class Developer	A
Price Comparison	Competitive price	A
Competitors	Several competitors within a radius of 1-KM	C
Expected ROI	6% to 8% Annually	A

 

Fact Check | Drawbacks 
The M3M IFC is less than 3-minutes away from his own several under construction and ready to move commercial projects such as M3M 65^th Avenue, M3M Tee Point, M3M Cosmopolitan, M3M Urbana Premium & M3M Urbana. And all these projects are almost in the same location.

M3M IFC creating investment competition for his own commercial projects such as M3M 65^th Avenue, M3M Tee Point, M3M Cosmopolitan, M3M Urbana Premium & M3M Urbana. I can’t understand the logic behind these oversupplied commercial projects. And in this consideration, the location of the M3M IFC is very bad.

Sector 66 & sector 65 has oversupplied commercial projects. Actually, at present, there is no need for any new mega commercial projects at this location.

It is no doubt, that M3M IFC is a prime location project, but in this prime location, several other prime locations ready to move and under construction commercial/retail/office space/Mall type projects are also exist such as the AIPL Joy Central, M3M Cosmopolitan,  M3M Urbana, M3M Urbana Premium,  Spaze Business Park, M3M Tee Point, M3M City Hub,  Élan Town Centre, and Capital CityScape, etc.

All the above-said projects are within the 1-Km radius. And all these projects have the same types of products. All are commercial/retail/office space/serviced apartments/studio apartments/Mall type properties. All these commercial properties/projects are creating investment competition at this location.

There is a big gap in demand and supply. The supply is very high in comparison to demand. So in the future and in the present time, investors can face problems in leasing and selling their commercial properties in all the above said commercial projects.

Actually, at present sector 66 & sector 65 has oversupplied commercial projects. Sector 66 & Sector 65 is already cross the limit of commercial property development.

These days developers of the M3M IFC, offering several attractive schemes to customers to invest in this project, like the 12% assured return, lease guaranty, and other greedy payment plans.

That builder/project who offers this type of investment offers is not in the category of secure investment, as our experience most assured return and lease guaranty properties are the 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 & lease guaranty to you in the form of EMI. Actually, they are making you fool.

It is better to go for without assured return payment plans. prefer to choose, without assured return CLP (Construction Linked Plan) payment plan for investment.

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. But to see the excellent location of this project, we can hope that this project performs well.

The development and the construction of the M3M IFC project will depend solely on the speed at which the retail shops, office spaces, and serviced apartments are sold out.

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

PROJECT NAME	PRICE (PSF)	POSSESSION RECORD/REMARKS
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
M3M 65th Avenue	Retail-14,000-24,000	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

Investment Tips
 Before investing in commercial real estate, it is better to decide why you are investing. 
Actually, there are two types of investors, the first one who buys retail shops or office space for self-use and the second one who bought it for pure rental income and sell when getting some appreciation. 

So if you are buying it for your self-use, you can buy any size according to your uses, but if you are buying it for pure rental or appreciation income, then go for virtual space or buy at least minimum 1000 sq ft carpet area, because if you buy a small shop or office space for rental income you hardly get any brand. 

The brands or multinational companies want the bigger space for their operations. And there are several must require things such as dedicated bigger parking spaces, negotiations in CAM charges, specific signage, dedicated power backup, bigger space in a single floor plate, and several must require NOCs, which are very difficult to arrange by a small or individual investor. 

So that, before investing in any commercial project, talk to the developer, that you won't buy it for self-use, but for pure rental income, and handover/responsible it for the developer to lease out.

Otherwise, you won't get your expected appreciation or may get delayed appreciation or loss.

Advice
If construction/possession of the M3M IFC  (International Financial Center) shall be completed before the other commercial project of sector 66 & sector 65 and surrounding areas than this commercial projects will give excellent returns to investors. Because at present there is no ready to move mega Mall type project in sector 65 & sector 66 Gurgaon to cater to shopping and entertainment needs for the residents of sector 65 & sector-66. And the M3M IFC fulfills this required criterion.

It is better to go for without assured return payment plans. Prefer to choose, without assured return CLP (Construction Linked Plan) payment plan for investment.

Profitable resale in assured return property/projects takes a very long time, can say minimum 10-years or even more. There are several examples of flop assured return projects In Delhi-NCR. Actually, assured return and pre-leased guaranty payment plans are the trick of fundraising by fooling the public.

Virtual office space is a better investment option in compression of the Lockable office space of M3M IFC. The virtual office space is a good investment for regular long term rental income. The virtual office space could be easily leased out to big brands with the help of developers

Products & Developer
The M3M IFC commercial project is under development by the M3M group (Gentle Realtors Private Limited & Luminous Builders Private Limited).  This project consists of commercial retail shops, Anchor Store, food courts, office space, Multiplex, and entertainment facilities, etc.

•  Ground, First and Second Floor will have retail and restaurants.
• M3M IFC (International Financial Center) offers 2 commercial office space towers. One will be of 40 floors and another will be on 10 floors.

• M3M IFC Designed by Chapman Taylor.

Builders 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 | Price List
At present, M3M IFC retail commercial shops available for sale and resale.

UNIT TYPE		SIZE (PSF)	PRICE (PSF)
Ground Floor		1200	36,500
First Floor		800	18,500
Second Floor		800	13,400
Office Space		1800	17,000

The office space price is already on the higher side, and there is hardly any chance of early growth. 

Conclusion
The M3M IFC (International Financial Center) property is best suited if you are willing to hold your investment until completion/possession of the project.  The investment of M3M IFC can give excellent returns if this project completed on or before the set time frame, or in the set time frame, or before other surrounding projects of sector 66 & sector 65 Gurugram.

The M3M IFC is good for well established retail business groups and also for new business startups.

After completion, possession of the M3M IFC sector -66 Gurugram, investors may get a minimum of 6% per annum return if this project complete in the set time frame or on before other surrounding commercial projects of sector 66 & sector 65, Gurugram.

CPR Ratings

NOTE: BEFORE INVESTING DO YOUR OWN RESEARCH