The Adwaith
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16 insights shared by the community.
What residents appreciate the most
The project is strategically located on the 150 ft CDP road in Gunjur, East Bangalore, offering good proximity to the Outer Ring Road (ORR), Bellandur offices, schools, hospitals, and various tech parks. There is significant anticipation for future infrastructure improvements, including metro expansion and the completion of key road projects like the CDP road, Peripheral Ring Road (PRR), and Bengaluru Business Corridor (BBC). Recent road construction has already improved local connectivity, making the area more accessible compared to other developing regions.
The area's connectivity to Varthur, Sarjapur, and the ORR is a key advantage, with planned road developments expected to further enhance accessibility in the coming years.
The proximity to Bellandur offices and the promise of a metro station just 1 km away are compelling factors. The S-Cross Road has already seen significant improvements, making it a well-connected area.
The location on the 150 ft CDP road is a major plus, especially with its connectivity to tech parks and other established developments nearby. This area has strong potential for future growth.
Considering its position between the ORR and upcoming BBC, along with nearby schools and offices, the location on the 150 ft CDP road is expected to drive appreciation and good rental yields once the road is fully operational.
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The project offers aggressive possession timelines, with an anticipated delivery by August 2027 or December 2028. A notable feature is the inclusion of a penalty clause in the agreement, committing the builder to pay ₹50,000 per month per flat if possession is delayed beyond the stipulated date, providing a strong incentive for timely completion.
The builder's previous projects were known for fast delivery, and the 2-year possession target for this project is a positive sign.
The aggressive timelines are great, and the 50k penalty per month for delays from September 2027 offers a good level of assurance.
Deciding to go with this project was influenced by the early possession and the builder's commitment to aggressive timelines.
The possession timeline is less than two years, which is a significant advantage compared to other projects.
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The development is a large-scale community spanning 8.3 acres, featuring 668 luxury apartments distributed across five towers, each rising to 23 floors. It is designed to offer extensive amenities and boasts a high percentage of open space (73%), contributing to a spacious and comfortable living environment.
The extensive amenities and the focus on luxury living are attractive, making it a desirable property investment.
A large community with good amenities was a priority, and this project seems to fit that criteria well.
The project's large scale with 668 units and five towers makes it a substantial community, which was a key requirement for many buyers.
The 8.3 acres of land and 668 luxury apartments across 23-floor towers indicate a significant and well-equipped residential offering.
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The apartments are noted for their thoughtful and Vastu-compliant layouts, offering good views from all towers and a premium aesthetic. Units are spacious, with a 3BHK flat measuring around 1950 sqft. Proposed features include high-quality premium fittings, central air conditioning for each unit, 8 ft high doors, UPVC balconies, and a generous 10.8 ft ceiling height, complemented by large 4x4 tiles that enhance the sense of space.
The planned features like quality premium fittings, central AC, 8 ft doors, and high ceilings are impressive and contribute to a luxurious living experience.
The apartment layout is very good and Vastu compliant, giving a premium look and feel with good views from all towers.
The master plan and floor plans appear well-designed, which is a positive aspect when considering a purchase.
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The project has successfully obtained RERA approval, confirming its compliance with real estate regulatory authority standards and providing buyers with legal security and transparency.
The RERA approval is a crucial factor, ensuring that the project adheres to necessary regulations.
It's good to know that the project has received RERA approval, which adds a layer of safety for home buyers.
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The project is considered a good value for money product, particularly for end-users, provided the builder successfully delivers on its promises regarding construction quality, amenities, and adherence to timelines. This makes it an attractive option for those willing to place a 'bet' on the builder's execution.
If the builder delivers as promised, this project offers a lot of value for money.
I decided to go with this project because it felt like a 'bang for buck' option, assuming timely delivery.
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There is a strong expectation among buyers for good property appreciation and rental yield in the long term. This potential is largely tied to the anticipated completion of the CDP road and other planned infrastructure developments, which are expected to enhance the area's value and desirability.
The location, especially with the CDP road, guarantees appreciation in 5 years and is expected to fetch good rental yield.
The area has a lot of potential to grow in the future, which is a key consideration for long-term investment and rental prospects.
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Feedback from residents of the builder's existing projects indicates a positive track record for fast delivery and good quality construction. This provides a level of confidence for potential buyers, despite the current project being their first Mivan construction.
Talking to residents of their existing project gave me confidence to proceed, as they confirmed fast delivery and good quality.
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Where residents want improvements
The immediate vicinity of the project is plagued by poor road conditions, significant dust pollution from ongoing construction, and notorious traffic congestion, particularly around the S-cross Railway underbridge. The area has been described as 'slum-like' or 'trash,' with reports of bad smells from accumulated waste and issues with water logging. Despite some recent road improvements, the overall environment is currently challenging.
The road near the project often smells of trash, which is a significant concern, even if it might clear up by possession time.
The area is full of dust due to extensive construction, and the roads are currently in poor condition, making it an unpleasant environment.
The S-cross Railway underbridge is infamous for traffic, and the general connectivity in Panathur/Varthur is expected to worsen with more developments.
The Varthur/Gunjur area is known for traffic, dust, bad roads, and water logging, making it a difficult place to live peacefully.
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The project's pricing is considered high, with per-square-foot costs (around ₹10,900 - ₹11,800) being comparable to, or only slightly less than, those of established Grade A builders. This raises concerns about its competitiveness, especially given that the builder is not a top-tier brand. Furthermore, there is limited flexibility for negotiation, with price reductions typically not exceeding ₹200-₹300 per sqft.
At ₹2.4 Cr for a 1950 sqft apartment, the price is quite high, and it's concerning that it's only about 10% less than projects by more reputed builders.
The all-inclusive price of ₹10,500-₹11,000 per sqft is quite high for a builder that is not a Grade A group, especially with additional charges for BESCOM, maintenance, and parking.
The project seems definitely overpriced, especially when considering the builder's standing compared to Grade A developers.
The builder is not offering much negotiation, unlike other new builders in the area who are willing to reduce prices significantly more.
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Sanjeevini Group is perceived as a smaller builder that is attempting to scale up into the luxury and high-rise segment. This project marks their first venture into Mivan construction, a modern building technology. This relative inexperience in large-scale luxury and Mivan projects leads to some uncertainty regarding their ability to maintain top-notch quality and execute effectively at this new level.
The builder is a smaller entity trying to go big, and this is their first Mivan construction, which introduces some uncertainty about the build quality.
Being new to the luxury segment, the initial price should ideally be lower, not comparable to Grade A builders, especially when their build quality is yet to be proven at this scale.
There's a concern about how a smaller builder will handle a 30-floor project, as it's a significant undertaking for them.
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A significant concern revolves around the land ownership, as the builder does not solely own the land. Instead, it operates under a Joint Development Agreement (JDA) model with multiple landowners, often involving entire families with numerous heirs. This complex ownership structure raises potential legal issues in the future, emphasizing the critical need for thorough legal verification of all sale agreements, relinquishment deeds, and co-owner signatures.
It's essential that all named landowners sign the sale agreement, not just be mentioned, to prevent future litigation. Investing in legal counsel is highly recommended.
While JDA is common, the complexity of multiple family members owning the land, some from generations ago, makes it crucial to verify all legal documents with a trusted lawyer.
The fact that the land is owned by multiple people, not just the builder, is a major concern for future legal issues.
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Despite plans for improved connectivity and infrastructure, the actual completion of major projects like the CDP road is considered a 'bet' and might take a considerable amount of time. This uncertainty could impact the promised appreciation and the overall ease of living for residents, as current conditions are still challenging.
The completion of the CDP road is a significant 'bet,' and its impact on traffic and connectivity is yet to be fully realized.
The area's development, particularly the CDP road, is a long-term prospect, and there's no guarantee it will be completed quickly.
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Some specific design concerns have been noted within the apartments, including the presence of ledge spaces in rooms where balconies are absent, which are considered a safety hazard due to low railings. Additionally, there are observations of 'red thick pipes running all across the house,' impacting aesthetics, and potential compromises in the master bedroom, such as the absence of an en-suite bathroom or a balcony.
The flat design has issues, such as ledge spaces in rooms without balconies and the master bedroom potentially missing an en-suite or a balcony. Also, the presence of red thick pipes running across the house is unappealing.
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The Varthur/Gunjur area is known for its reliance on water tankers, indicating a potential shortage or inadequate municipal water supply. Furthermore, its status as a 'village panchayat' suggests that civic amenities might be less developed compared to more established urban areas, potentially leading to issues with basic services.
Apartments in the Varthur/Gunjur area are dependent on water tankers, and the status as a village panchayat suggests underdeveloped civic amenities.
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The rapid increase in population density in the area, coupled with continuous construction activity and the presence of e-commerce warehouses, makes it challenging to expect a peaceful living environment for the foreseeable future. The ongoing development contributes to noise and disruption, impacting the quality of life.
With the population density almost tripling and ongoing construction expected for the next decade, a peaceful lifestyle in the area is quite uncertain.
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