Development / Review of Anjanapura BDA layout

[bda.officer]

Hi All,

As an investor in real estate and with my personal experience in Anjanapura is not a good place for investment / construction of house because of the following

1. There is no development happened from last 13 years, Also check this link about this layout.
http://expressbuzz.com/cities/bangalore ... 78636.html

2. There is a big slum sorrounding 2 acres of land and 1 acre of BDA city garbage dumping field with bad smell near to 2nd Block, 3rd block and 3rd A block. bad smell/pollution is spreaded over these 3 blocks everyday.
3. Also there is mining/rock crushing contract given to L&T in all the blocks in this layout for city road development.
4. Most of the places are hilly areas with big rocks in the plots which is not suitable for Resale/house constrution.
5. There are so many court cases running in Gottigereee..which is connecting point from 80 Feet road from anjanapura to Bannergutta road..Real estate
people hyping the rates that this case is solved...I bought plot in 2007 for 6 lacs in 1st block from allotee (30*40) and sold in 2009, so i have verifiied it.
still it will take another 3-5 years to settle.
6. Real estate people and media is missguiding public that water is comming to Anjanapura next year telling from 2010, 2011, now they are telling 2013.
7. Now one more BAD news is Metro is comming to Anjanapura in 2nd phase by 2020. because most of the politicians are having huge land got it for free/less price from government bidding or from poor farmers.
8. Only 9th, 10th and 11th block is better, but not good for investment, i struggled a lot to sell my plot for 6 months with very less margin

Oh my god, common sense yaar, its your hard earned money. still not even 3% of the houses constructed inside Anjanapura layout, how come BDA or BWSB will bring water or metro to this layout by investing 100+ crores....hahahaa...

Think and invest.
Good luck

[pnekkanti]

I have a different view on Anjanapura.

1. Anjanpura is very near to the city and only 6-7 km from outer ring road. Strategically located between Banneraghatta road, Kanakpura road and Nice Road.

2. If we compare it with Nisarga layout at koppa gate, it is 20km from outer ring road and prevailing rate is 1500/-. Comparing with Nisarga and other BMRDA approved layouts in the outskirts of the city, around 2000/- per SFT for Anjanapura is reasonable.

3. Anjanapura current condition may not be livable. But major decision makers in real estate investment are location, title and planned development are its strenths. Once Water issue sorted out and development take place in next 5 years, it will be a major residential hub.

4. 10-15 years back BDA acquired the land for Anjanapura layout at nominal cost. With the current awareness in Farmers and compensation policy, BDA will not be able to form these huge layouts in future. Even if it forms, BDA allotment cost will not be less than 1000/- per SFT with the escalation in land prices.

5. In Anjanapura land rate per acre is not less than 4 crores. If we develop a new layout as per BDA norm we will get 50% salable area equivalent to 21,600 SFT. This is equivalent to Rs 1851/-per SFT. Layout development costs will add to the per SFT land cost of RS1851/-

6. Due to the high land cost and non availability of large land parcels, there are no new layouts getting formed with in 25km radius of the City.

7. Anjanapura 2nd and 3rd blocks are close to Kanakpura road, JP Nagar 9th phase and Royal park residency. Puttenahalli metro station is only 4km from 3rd block and it will be operational in next 2 years. Anjanapura 3rd block has potential to develop on par with 11th block.

8. Bottom-line is development will happen and land will appreciate over a period of time ,if the location, title and infrastructure are good. For a developed layout in outside the city location will not come closer to city center over a period of time. Same applies to title and amenities like parks and roads. One good thing with BDA layouts is BDA will not runaway like private developers. Even 10 years from now BDA will maintain the roads and Parks.

In my opinion If you invest for long term, you will get decent returns i Anjanapura.

[pschidu]

I think bda.officer has a personal vendetta against anjanapura. This mail looks like cut and paste of his many similar(?SAME) previous mails.
Anjanapura has a lot of potential in long term. around 10th and 11th block they have finished to fence and developig of the parks is started(visited this morning.
Unavailability of kaveri water facility is a major deterrant but I could see increasing number of residential constructions in these blocks.(200 apartment complex to be completed by december ARYA HAMSA near to 10 th and 11th).
Metro phase 2 expected to finish by 2017. Hopefully by atleast 2020. If invest now at a lower rate ,once that 80 feet road becomes operational (BMP plan 2015) there will b good appreciation for investment.
Hopefully BDA officer will not repeat the same mail in another 2-3 months time.

[PlotGuy]

It is a shame that BDA has not developed Anjanapura. While bda.officer's post very negative, the truth is Anjanapura is very isolated at the moment. The 80 ft Rd to BG road remains a plan on the paper but is far from reality. It has been almost 10 years since this layout was formed but it still looks very primitive. Metro might be here in 2020 but right now the biggest problem for Anjanapura is connectivity. Do you know how long it takes to go to Jayadeva flyover from 3rd block ?

[OldWorldCharm]

Pardon my ignorance, but which is this 80 ft road in Anjanapura that a lot of forum members are referring to? Is this the wide road where 'Recoup' medical center is located? Are there plans to connect this road to Bannerghatta main road?

Regards.

[PlotGuy]

Yes, it is the road where recoup is located. I believe recoup is on the 10th block(or 11th). BDA wants to extend this road to BG road but haven't been able to do so.

[shak]

I don't think only the approach road from BG road will change the prospects of anjanapura significantly. It has already got other approach roads via kanakapura road and JP Nagar.

[pnekkanti]

Connectivity between Anjanapura to Kanakpura Road is shaping-up will with 100 feet road under hi-tension power line is getting improved with pavements and greenery under the hitension line.
Here are distance from 3rd block to important places.
Puttenahalli metro station - 4km
JP Nagar ring road - 6km
Jayadeva Hospital - 10 km
City Railway station - 16km
MG Road - 16km

[pschidu]

What makes any layout click? development work? accessibility? location?.

It is not as bad as being picurised in here for anjanapura. Among all other layouts which were recently done, anjanapura is the one which is located nearer to IT corridor. So if that 80 ft road becomes ok then there is direct approach to BG road which is hardly few hundred mtrs. It is also nearer to Jayanagar and koramangala than BSK 6th stage .

Housing/constructionwise it is better than the most of BSK 6th stage. yes it is lacking in water facility but how many of BSK blocks have it? till now roads in certain blocks in smv layouts do not have tar.

Metro will be a boost and third phase goes thro all blocks of anjanapura to connect to Gottigere. Given time this is better investment option(buy low and sell high) than BSK 6th stage or SMV layout.

[PlotGuy]

The current problems of Anjanapura can not be shoved under the carpet. They are real.

This is also precisely why Anjanapura is such a good investment opportunity as pschidu has pointed out. The current prices are depressed because Anajanapura hasn't seen much development, in terms of roads, water supply etc; but it has better potential since if the accessibility improves, it will be a great play to live. Depressed prices, potential for a great layout equates to a great investment opportunity.