PBEL City

[review] PBEL City Hyderabad

It is Final !
I booked a flat at PBEL City Hyderabad, Pearl Building and I have a good feeling about it.I won’t go in detail about the pros and cons of this venture. But here are a few main ones (for me) !

PROS

  • Great Approach (4/6 lane road, 5 mins from ORR Appa Junction Exit)
  • Escape from Zombies ! a) via ORR and head North or South b) via Chevella – Langar House road to the main city (Abids etc)
  • Fly away from Zombies ! ( Airport in ~20 mins, ~15 Kms )
  • Good Amenities
  • Rest in the brochure ! πŸ™‚

CONS

  • 16 KM to my work place near In-Orbit Mall, HiTech City via ORR (May be a PRO, depends if you like long drives)
  • Lack of quick public transport (Auto’s etc., but this will change in time)
  • Cost of Amenities -pricey, ( what you pay is what you get ! )

I am sure no one buys a house based on a review, so go ahead and research ! This post is more of a placeholder for people who are researching various properties to buy and would like to ask a question or two about this one, Please feel free to comment here, I will answer them for sure.

http://pbelcity.in/

PBEL Hyderabad

31 thoughts on “[review] PBEL City Hyderabad

  1. Piyush

    Congratulations Ravi!! I am thinking to book a apartment in PBEL city. may i know how much you have paid? I went today and they quoted me 3500 sft.

    looking forward to hear from you.

    cheers.

    Reply
  2. ravikiran Post author

    Hi Piyush..
    I booked an year ago and paid 3200 for a non-corner flat.
    Now please be aware that PBEL’s pricing structure is very transparent and they don’t negotiate and their pricing is different for each building.
    Their pricing is on par with the market and is quite competitive (at least when I checked)

    All the best!

    Reply
  3. Lakshmi

    Hi Ravikiran,

    It has been over 2 years since you posted about buying at PBEL city. Could you talk about your experiences living there? I read in another forum that there is a water problem there. Is that true?

    Would be very helpful to hear your opinion.

    Thanks,
    Lakshmi

    Reply
    1. ravikiran Post author

      Hi Lakshmi,

      I am not living there but have rented it out. But if I could, I would be very willing to live there.
      That said, I would still highly recommend moving there, it’s very beautiful, windy and pollution free (due to the constructions in the complex and around, you would have some dust and noise pollution, but way better than any place in the city)

      Now regarding the water problem, one needs to define what the “problem” is. The taps never run dry, so for me there is no problem.
      Is there enough water in the ground and thru municipal supply? No.
      PBEL City doesn’t have municipal supply yet, they are working on it. Ground water is not enough to sustain the entire community, so they supplement using tankers, most of the city does this.
      They also have a STP on premises where they recycle water for gardening and toilet flushes. So be aware that the maintenance is high, 2.5Rs/sft/month

      Overall very professional management that cares for the residents and the environment. Go there and check it out.

      Do let me know if you have any other questions.

      Reply
      1. bhagyaraj

        Hi Ravikiran, i am planning to buy a house in Peble City. I am looking for investment purpose. Just wanted to what is the rent you get for a 2bhk and 3Bhk. Appreciate if you would respond on this at the earliest.

        Reply
  4. Sanjay

    Hi Ravi!
    Was looking for some first hand opinion on PBEL city and came across your blog. Its heartening to know that you recommend buying a flat there. Since you must me well informed about the complex and area (which I hardly am), it would be of great help if you could share your views/ info on some issues:

    1. How is the infrastructure around the area in terms of roads, schools, hospitals restaurants etc and how have you seen it grow over last couple of years?
    2. How much time it takes to reach Inorbit and back during peak office hours?
    3. While the city might be safe, how is it commuting to or from PBEL city during odd hours? I mean can one safely do so, Are roads well lit, etc?
    4. As you said you have rented out the flat. How easy is it to find a tenant there considering its still on the outskirts which not many offices might be around (It’s my assumption)
    5. How is the connectivity to other parts of Hyderabad. Any proposed metro station/ MMTS nearby?

    Thanks

    Thanks

    Reply
    1. ravikiran Post author

      Hi Sanjay,

      Here are some answers to your questions

      1. How is the infrastructure around the area in terms of roads, schools, hospitals restaurants etc and how have you seen it grow over last couple of years?

      a) APPA Junction/Narsingi area has lot of potential, mainly because of the adjoining ORR, all big schools are in that area, DPS etc. Hitech City/Gachibowli is close by, so that brings in all the hospitals and restaurants located there.

      2. How much time it takes to reach Inorbit and back during peak office hours?

      a) hmm thats a tricky question, 30-60 Mins, but without traffic it takes around 25 mins. But remember, its 4/6 lane road all the way!

      3. While the city might be safe, how is it commuting to or from PBEL city during odd hours? I mean can one safely do so, Are roads well lit, etc?

      a)As safe as it can get. But remember, you need your own transport or cab. Buses/Autos may not work, not yet.

      4. As you said you have rented out the flat. How easy is it to find a tenant there considering its still on the outskirts which not many offices might be around (It’s my assumption)

      a) Majority of the residents living there work in Hitech City/Gachibowli area and own a car. It is not too far, (30 mins by car is normal now-a-days), you get least amount of traffic, great roads. Very easy to find a tenant, I listed my apt in the PBEL Sales Office and found my tenant within 2 days. I was surprised! (PBEL offers free tenant finding service where they show flats to walk-ins.)

      5. How is the connectivity to other parts of Hyderabad. Any proposed metro station/ MMTS nearby?

      a) Connectivity is great, but need to have your own car. I know people who usually take a bus to Vijayawada (their hometown) during long weekends and don’t like this location as the Volvo buses don’t have a pickup stop nearby. But I personally love this location as it has ORR access and connects to main Hyderabad City via Chevella/Langar House road towards Mehdipatnam. No idea about any metro/MMTS station.

      Reply
  5. Suman Dubey

    Do you see construction quality difference of Pearl & Crystal towers compare to other earlier towers.I own a flat in Crystal and I feel that builder is using inferior quality in Crystal compare to other towers. Also construction is not that great like earlier towers. What do u suggest. May be I m wrong. But i felt it yesterday when I visited yesterday.

    Reply
    1. ravikiran Post author

      hmm.. to be honest, I have no idea.
      Did the process of handing over the flat and the building complete?
      Seeing the flat & building before and after the handover (finishing process) makes a lot of difference.

      That said, I don’t think INCOR can afford to cut corners on their flagship venture just when they just launched a new venture INCOR One City at Kukatpally.
      Most of their sales is through word of mouth and good will.

      That said, I wonder how can one determine the quality of the building just by seeing it?

      Reply
  6. Nidhi Savla

    Hi Ravi,

    This page has been very helpful as I am considering buying in pbel city.

    Do you know anything about the Garbage dumping yard by GHMC causing environmental hazards near PBEL city?

    I saw it on charge.org here – https://www.change.org/p/ghmc-could-figure-out-innovative-ways-of-using-garbage-for-electricity-generation-new-garbage-dumping-yard-by-ghmc-causing-environmental-hazards-near-pbel-city-tspa

    Have you received any notification from the developer that they are writing to GHMC about it?

    Also can you or the tenant feel any impact due to this already?

    Regards,
    Nidhi

    Reply
  7. Garima

    Hi Ravikiran, based on your experience in real estate acquisition, what other options you would recommend exploring that might be more close to the Inorbit mall road?

    Reply
    1. ravikiran Post author

      I personally have no recommendations as I am not living in the city any longer πŸ™‚
      Real Estate, at least in India, is 99% boots on the ground type of research..

      Reply
  8. varanasi

    I wanted to purchase a house , i am not living in India right now but wanted to back india after 2 years to stay. Please suggest on this as i can’t be able to do research in person

    Reply
    1. ravikiran Post author

      I am not in India as well πŸ™‚
      I would recommend to buy something once you are in Hyderabad. things change in 2 years, new ventures come up etc.

      Reply
  9. Vijay

    Hi Ravi,

    I am planning to buy a flat in aquamarine. Do you have any further info regarding the GHMC dumpyard? Any residents complaining? There might smell or water pollution?

    Thanks.

    Reply
    1. ravikiran Post author

      I don’t live there and don’t have any inputs reg this, my tenant hasn’t complained either πŸ™‚

      Reply
      1. Vijay

        Thanks for the info. Can you tell me if there are any other issues that I need to consider? I am about to finalize the deal and sign.

        Reply
        1. nidhi

          Just make sure you have a clause which protects you incase of project delay and handover delay. the current clause amount is very less.

          Reply
  10. Arnab

    hi Nidhi, since you booked the flat most recently, what was the best price you got it for? right now for a newly launched tower OPAL they are asking 3850/- how much can I negotiate? Any suggestions??

    -arnab

    Reply
    1. vaibhav

      Hi arnab/Nidhi,

      Even i m planning to book a flat in opal tower… can you plz let me know how much i can negotiate currently they are asking 4000 per sft.

      Thanks
      Vaibhav

      Reply
    1. Vijay

      Hi Arnab,

      I booked in Aquamarine (K), 2 BHK, for 3700 (it was quoted 3900 at that time) in July. After the launch of Opal tower, I wanted to shift to it, but the sales guy told me that he cannot give it for less than 3750 (launch price 3850) as he was told from his top management. Frankly, I felt he was genuine. He also said for 3 BHK, may be he can try to give for less (I am guessing 3650) but not for 2 BHK.

      So, if I would have gone ahead with Opal, I would have paid 50/- more for a tower that will be handed over almost 1 yr later. That sounded ridiculous and so I kept mine in K tower :).

      With Aquamarine, I was little worried about the STP plant which was behind and closer to the K tower than any other tower. If there would be a leak, and a foul smell or so. But frankly it will effect the whole community. Also, I did some research that many big communities provide STP to save water and recycle water. More important with STP to run properly is that there should be enough and regular maintenance and with such a big community around, I would expect so.

      Reply
      1. Aryan

        Hi vijay , I am planning to buy a 3bhk and have visited PBEL . They are quoting 4000 and that too it would be March 2020 possession. Besides that I see so many unnecessary cost like east facing premium. Can you please help me . My mail I’d is sahuliferay@gmail.com

        Reply
  11. Vijay

    Hi Aryan,

    Even the sub-standard stand alone apartments are charging more than 4000 these days in hyderabad. Considering which I think PBEL city is priced relatively well. Also most of the renowned projects, there is extra charge for east facing and corner flats. Also infrastructure charges of 2 lakhs, car parking of 2 lakhs, and amenities of 3 lakhs is also quite reasonable compared to other projects like Aparna, Myhome etc who charge based on sqft and the minimum cost for 2bhk will still be around 8 lakhs. Regarding the delivery time, I think you should not be worried much about delay as the construction partner is well renowned to keep their timelines. Moreover, the technology using shear wall makes the construction faster and easier. There is recent pick-up in real estate in hyderabad (dont actually know why) and as such the promoters are not worried to find buyers. More over from what I understand, in the L tower (Opal), around 27 units are pre-purchased by SBI employees and close to 30% of the tower is sold-out. I personally think that even if 50% of the tower is sold out, they will have enough money to finish it.

    Finally if you are ready to sign, I think you may get it for 3800 psqft which is very good price considering quality, community and location. Considering people are paying 5300 pqsft in financial district which is about 12 kms away and with Narsingi and kokapet (currently priced around 4800 pqsft) improving rapidly and which are just around 6-7 kms away, I think APPA junction will also increase rapidly and should be atleast 4500 psqft with-in next 3-4 yrs.

    Reply
  12. Rahul

    Hi guys, I have visited pbel and checked the opal and they are asking 4k per sq ft. All looks good, but I recently heard there is shooting zone area on left side , could any one tell how much it will affect, also please help me if opal is good to close the deal? In terms of ventilation and quality?

    Reply

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