Property Decoder

8.2K posts

Property Decoder banner
Property Decoder

Property Decoder

@PropertyDecoder

Decoding real estate beyond noise.

Earth انضم Ağustos 2023
618 يتبع9.8K المتابعون
تغريدة مثبتة
Property Decoder
Property Decoder@PropertyDecoder·
So today, I introduce myself as Property Decoder @ Ground Lens — A dedicated consumer centric knowledge platform built to decode how real estate really works. For a long time, I myself have faced a massive gap between what’s projected and what’s real in Indian ‘Real’ Estate. What began as simple curiosity gradually became a deeper purpose – to decode what lies beneath the surface-level real estate chatter – full of overhyped narratives, speculative sales pitches, cherry-picking bias, inflated claims, tailored data – often supplied as “knowledge” or “insights.” Here's why I had to start this 👇( 1/n)
Property Decoder tweet media
Property Decoder@PropertyDecoder

🌻Announcement🌻 A Small Change, A Bigger Purpose After much thought (and a fair share of nervous excitement), I’m making a small but meaningful shift. I started this account on X with a simple intention: to share my learnings, question dominant narratives, and connect with people trying to make sense out of complexities around real estate in India, beyond just glossy brochures and narrative hype. Over time, I realised how one-sided and supply-driven most real estate discourse is, often fueled by FOMO, half-truths, greed, and promotional hype – majorly focusing on pushing sales rather than addressing buyers’ voice/needs or empowering them to take informed decisions. There were moments I genuinely considered stepping away. Because real estate has long been the most uncomfortable zone for me, not due to any problem wrt this need based asset, but because of the ecosystem around it which often feels opaque, fake and disturbingly anti-consumer. Yet, for many in the industry, that’s just business as usual. Though the presence of bad actors has made trust hard to come by, but those who bought wisely have fulfilled their needs and also seen real value creation over time. What kept me going, despite all the doubts and dilemmas, was the thoughtful support and encouragement I received from family, friends, and many of you who have been engaging with me since the beginning. Some even pushed me to take it a step further, to get my hands dirty and build something more meaningful. For that, I’m genuinely grateful. So today, I’m doing just that. Soon this account will no longer carry the name “Indian Real Estate Index.” It marks the beginning of a new phase - still rooted in the same core values: 👉 Clarity over noise 👉 Ground truths over narratives opium 👉 Putting the buyer’s voice first because that’s where I’ve mostly been If you’ve found value in what I’ve shared so far, I hope you’ll continue to be part of what’s next. The journey ahead is going to be more focused, more structured, and hopefully, far more impactful. 🙏 Thank you for reading, engaging, and helping shape this. See you on the other side :)

English
7
3
33
20.2K
Property Decoder
Property Decoder@PropertyDecoder·
Imagine buying a home based on a promise… and discovering the road to it barely exists at the time of delivery. Basically in Haryana, projects sanctioned on 24 meters roads, the same access road have to be build by developers to their projects, but without govt. taking any accountability to ensure whether that is built or not. But homebuyers assuming those black lines on brochures/plans shown by builders/brokers as 'done', buy in those projects unknowingly. And project, if 'luckily' delivered, buyers tend to find the same roads are either missing or have shrunk to just 3-4 meters and sometimes even on 'rent'. And the biggest irony - No proper road? Still got approvals, license to build and sell the project. No connectivity? Still got Occupancy Certificate (OC). Because responsibility remain blurred between authorities and developers. And once the project gets sold out, builders who have been given the responsibility to build the access roads is conveniently abandoned. For buyers, this means daily inconvenience, disputes, and compromised livability. Now, good thing is that after years of complaints and court cases, the govt. has started acting, beginning with Gurugram. But going forward, one fix is critical: Ensure access roads are built on ground and handover to the authorities before approvals/sales to avoid any kind of future disputes and hassles to homebuyers. Isn’t it absurd that builders, who at times fail to deliver homes or key promises after taking buyers’ money, still have been given responsibility for building 'critical' access roads?
Property Decoder tweet media
DEEPAK AHUJA@DEEPAKKAHUJA

#Gurgaon - #M3M और #MGF के बीच विवाद। - #MGF ने सेक्टर-65 में 24 मीटर सड़क उखाड़ी। - सड़क उखड़ने से एमआर एमराल्ड एस्टेट के करीब दो हजार परिवार परेशान हुए।

English
0
0
4
127
Vishal Bhargava
Vishal Bhargava@VishalBhargava5·
Irfan Razack of Prestige: NCR Brokers wanted 50/100/500 apartments EACH in our launch - and wanted to flip. It was asking for trouble. Bangalore saw the same trend in 1990's & it created a bubble. Refused to sell to such brokers. It gets slower sales but stable cash-flows.
English
13
33
359
48.7K
common man
common man@commonm05516922·
@PropertyDecoder 👇& SWAMIH funded Imperia Esfera,are offering quality ready to move in apartments at extremely good prices. This Ready to move in inventory will increase manifold in next 3 years. Our friend @gaurav_gupta9 is promoting inventory of DLF 👇 outliers,far away units-'hot' 1 year ago
common man tweet mediacommon man tweet media
English
1
0
0
7
Property Decoder
Property Decoder@PropertyDecoder·
Very true, go through the post below and you will know why there is no point in advance booking and risk huge part of your wealth in Indian real estate, especially for those who are looking to buy for self-use. Many a times, under-construction projects are promoted as cheaper to ready to move, due to 4-5 years payment schedule but then there is so much uncertainty/hassles down the whole process which ultimately makes it quite expensive. Once I met a contractor who have been working for most big builders (except 1 or 2) in NCR, looking quite frustrated over the delayed payments, said.... "always buy ready to move projects, even if it seems expensive at the time of delivery coz I have stopped the work multiple times of these builders, as there is no certainty in their work schedule and they don't care... they will keep buying more land parcels... launch new projects... but delivery is not their priority ...if that has been the case their vendors would got the payments on time... so ultimately their buyers suffers in the end"
Pritesh Lakhani@priteshlakhani

Indian real estate has one loser. The buyer. Real estate in India looks like a booming industry. But follow the money and you'll see who actually holds the risk. A breakdown by player: --- Developer > Collects booking amounts upfront > If project delays, face zero legal consequence > Pays suppliers in 3-6 months for active projects, no timeline for delayed project's > Prices go up every quarter regardless of delivery --- Bank > No customer buys without a home loan > Every project delay = more interest collected > No penalty for funding developers who don't deliver on time. > Profits whether the project finishes or not --- Most Proptech Startup > Solves supply-demand discovery, not payments. > Adds a margin layer for value addition > Payment irregularities to suppliers remain unchanged > Built a better marketplace for a broken system to intentionally delay payments. --- Supplier > Delivers material on credit > Waits 3-6 months on a good day > No contract enforcement, no recourse > First to bear the cost, last to get paid > Until he hasn't got paid, none of his suppliers get paid > Eventually entire ecosystem is punished. --- Buyer > Takes a 20-year loan on day one > Pays EMI even if possession is delayed > Absorbs every cost passed down the chain > The only participant with no exit option Nobody fixed the system. They just built better tools to operate inside it. The buyer funds everyone. The buyer risks everything. The buyer has no lobby. Makes me wonder what's the point in advance booking for unfinished projects?

English
3
0
8
934
Property Decoder
Property Decoder@PropertyDecoder·
“When property prices grow faster than household incomes, the effective buyer base gradually narrows.” - NCR based developer And despite conveying the same thing over the last 12–18 months, I have heard countless realtors and even financial experts claiming that prices will keep rising endlessly, even if incomes don't. As if there’s no ceiling. Maybe because they got lost into the crowded launch events claiming “Sold-out” via only EOI cheques. Yes, prices went up. But largely because they were catching up with the inflation gap of 2012-2020, a long phase of stagnation and correction. They were already at the bottom, just needed a trigger. Post-COVID recovery provided that push. But beyond that, 'stress' had already started building up in the market. Yet builders, their realtors and other stakeholders continued to ignore or hide it, coz to keep their business going as much as possible. Only when cracks became visible, did the narrative begin to change. Now looking for new narratives like 'distressed packaging' and subvention like schemes again, but stay away from them till there is some macro certainty.
Property Decoder tweet media
Property Decoder@PropertyDecoder

Yes, housing prices may keep getting costlier... but are incomes increasing? What about long-term job stability? Is there any certainty around both of these things in near term? And if not, who are going to buy and absorb these price escalations? So, unsold inventory may keep rising till fundamental align again. Therefore looks like, difficult times for builders ahead, more than for buyers.

English
0
0
11
629
Property Decoder
Property Decoder@PropertyDecoder·
@renaissance_bk So true, otherwise what's the purpose of earning so much through investing in equity, gold, real estate etc that you just want to do overseas vacation 'quickly' in life coz of some currency movement.
English
1
0
2
100
Property Decoder
Property Decoder@PropertyDecoder·
@x_rahulraj Apart from impressive factories, have you seen any similar kinds of clean and organized industrial areas in India?
English
2
0
5
5.2K
Rahul Raj
Rahul Raj@x_rahulraj·
6 huge buildings connected through a kilometre long internal connecting bridge. Multiple floors of dark factories running without single manpower. They are making power electonics, camera, golf carts with huge degree of cleanliness. One of the most impressive factories I have visited.
Rahul Raj tweet mediaRahul Raj tweet mediaRahul Raj tweet mediaRahul Raj tweet media
English
6
28
451
51.4K
mathilde R.
mathilde R.@MathildeRa77404·
@PropertyDecoder @MunCorpGurugram @OfficialGMDA Pedestrianisation is more than needed. It is way better for the environnement than having a city 100 % cars oriented. It could have been made in a different way . By keeping trees like in central delhi.
English
2
0
5
271
mathilde R.
mathilde R.@MathildeRa77404·
I am so sad for #Gurgaon. This is the New " Model road" on MG road. Everything is destroyed. Dirty. Broken. And the bycicle tracks not accessible because of shambles. I was thinking this project costed millions :(. Too bad. @MunCorpGurugram @OfficialGMDA why is it like this ? @YTKDIndia
mathilde R. tweet media
English
56
362
1.1K
20.2K
Property Decoder
Property Decoder@PropertyDecoder·
@metahacker_ Yes, tough times. Hope to see a end to this war soon, so that things can start rebuilding again.
English
0
0
1
22
MetaHacker
MetaHacker@metahacker_·
@PropertyDecoder the builder making my house told me there's already a shortage of tiles since the factories in Gujarat have a gas shortage prices of everything are going to go up pretty fast
English
1
0
1
57
Property Decoder
Property Decoder@PropertyDecoder·
It's not small but 25% jump in industrial diesel prices, seems like very difficult times ahead, especially MSMEs who are already dealing with high raw material prices are set to face double squeeze. Businesses will eventually have to pass on this cost increase to survive. If elevated crude prices persist (especially due to prolonged geopolitical tensions), this will likely translate into higher retail inflation in times to come.
RedboxGlobal India@REDBOXINDIA

IOCL HIKES INDUSTRIAL DIESEL PRICE TO 109.59 INR FROM 87.57 INR #BREAKING

English
2
2
12
1.3K
Property Decoder
Property Decoder@PropertyDecoder·
Nothing unique to Hyd here, as whole India saw the macro led upcycle in recent years, somehow gave the once in a decade kind of returns. But real test begins once this kind of cycle ends and micros starts dictating the next course of movement. How Hyd RE overcome the oversupply challenge will be interesting to see.
English
0
0
1
17
Noida_Updates
Noida_Updates@NoidaUpdatesX·
🚨 Big! Accenture has expanded in Noida. Firm has taken 1.65 lakh sq. feet/1460 seats for new office in @ Ace Capitol, Sector 132 Noida, from co-working firm Onward workspaces
Noida_Updates tweet mediaNoida_Updates tweet media
English
9
15
160
4.6K
Mohit Agarwal
Mohit Agarwal@mohitagarwal_50·
@PropertyDecoder Commercial property in Greater Noida. Maintenance charges were not disclosed at booking—now ₹12/sq ft is being demanded. The management committee of such are influenced by political interest so no accountability. Some even accrue debts @HT_Noida
English
1
0
1
171
Property Decoder
Property Decoder@PropertyDecoder·
Non-payment of maintenance is often seen as a resident problem. But in many societies/localities, the real issue starts much earlier, with a trust deficit built into the system itself. In the initial years, maintenance is usually controlled by the builders. And they see it more as the business opportunity like long-term fixed rentals. Because many a times funds are not fully accounted for and quality of maintenance remains sub-standard. Decision-making lacks resident involvement. Over time, residents begin to disengage, and eventually, stop paying altogether. It gets worse when “dummy RWAs” are formed, bodies that appear resident-led but are effectively controlled by the builder. This further erodes trust, as residents feel the system is opaque and unaccountable. Only when a genuinely independent, resident-driven RWA takes over, with transparency, communication, and intent... does the situation begin to improve, but can take a lot of time to regain the trust. And interestingly, most societies that have solved this problem haven’t done it through enforcement alone, BUT by rebuilding trust i.e. transparent accounting of funds, regular meetings followed by 'visible' improvement in upkeep. Same societies now use digital tools for tracking expenses and payments along with active resident engagement. Of course, there will always be a small percentage of habitual defaulters... when you see people who don’t even pay annual property tax which are ~ half of monthly maintenance charges. But majority knows at the time of buying in pvt builder localities that they have to pay monthly maintenance charges separately. So the larger truth is this... people are willing to pay... but only when they trust where their money is going. And that’s why, despite initial challenges, resident-led RWAs, even if imperfect, are still far more aligned than builder-controlled systems, because this is like all residents pooling money, over and above paying taxes to just manage their surroundings. So bring the trust in the system, things will be better again.
Indian Tech & Infra@IndianTechGuide

🚨 A Gurgaon housing society publicly names residents with unpaid dues and restricts food deliveries from Zomato and Swiggy, car washing, and maid services.

English
3
6
34
5.6K
Property Decoder
Property Decoder@PropertyDecoder·
@InspireeMilions @x_rahulraj Not denying, several citizen groups have been playing their part in every city but mostly restricted to maintenance part of small areas. Because when it comes to build rain drainage, footpath, sewage channels, long continuous footpaths and proper roads, authorities are needed.
English
1
0
1
23
Rahul Raj
Rahul Raj@x_rahulraj·
India needs a dedicated social media platform to discuss and solve cleanliness.
English
119
194
1.6K
43.9K
Gems
Gems@gemsofbabus_·
Dawg, it’s 2026 and Indian cities still look like this. 💔
Gems tweet media
English
319
634
9.1K
266.5K
🚨Indian Gems
🚨Indian Gems@IndianGems_·
This is a university in China whose annual fees are only ₹65,000. The average annual tuition fee at IITs is ₹2,00,000 🤡
English
46
303
3.2K
126.1K
News Algebra
News Algebra@NewsAlgebraIND·
🚨 Mumbai Beach Viral : Man charges people to listen to problems. REPORTER : Do people come? 🤯 MAN : "Yes, For small troubles, ₹250. For bigger worries, ₹500, and to cry together, ₹1,000. I am here to listen to people’s problems" 😳
English
448
2.7K
21.5K
1.1M
Gaurav Nagpal
Gaurav Nagpal@gauravnagpal86·
@PropertyDecoder Given the recent turmoil , too much upcoming supply , AI job loss fear - property prices will not rise now Developers will bear the increased cost of construction Early sign of distress in the market Investors in Gurgaon who bought in late 2024 or early 2025 getting 0% returns
English
1
0
3
79
Property Decoder
Property Decoder@PropertyDecoder·
Yes, housing prices may keep getting costlier... but are incomes increasing? What about long-term job stability? Is there any certainty around both of these things in near term? And if not, who are going to buy and absorb these price escalations? So, unsold inventory may keep rising till fundamental align again. Therefore looks like, difficult times for builders ahead, more than for buyers.
Singh Varun@singhvarun

x.com/i/article/2034…

English
2
1
14
2.4K
Property Decoder
Property Decoder@PropertyDecoder·
True, many even were trading at much lower prices. Even in projects from builders considered as best. But then there is a repeat of every cycle, builders despite knowing all this engage new breed of brokers to spill the same narrative again, the moment they get to know upcycle has started. In every cycle new set of buyers come in the market, not being aware of the past gets easily trapped into the rosy words to learn the 'most underrated' lesson in real estate.
English
0
0
0
18
Kunwar Narayan
Kunwar Narayan@totonarayan·
@PropertyDecoder @priteshlakhani There is plenty of history that says that is simply false. all projects launched in 2010-2013 (bull mkt) delivered in 2017-18 were available at same price in secondary mkt. I bet 2030-2032 will be a repeat for projects launched 2022-2025.
English
2
0
1
22
Pritesh Lakhani
Pritesh Lakhani@priteshlakhani·
Indian real estate has one loser. The buyer. Real estate in India looks like a booming industry. But follow the money and you'll see who actually holds the risk. A breakdown by player: --- Developer > Collects booking amounts upfront > If project delays, face zero legal consequence > Pays suppliers in 3-6 months for active projects, no timeline for delayed project's > Prices go up every quarter regardless of delivery --- Bank > No customer buys without a home loan > Every project delay = more interest collected > No penalty for funding developers who don't deliver on time. > Profits whether the project finishes or not --- Most Proptech Startup > Solves supply-demand discovery, not payments. > Adds a margin layer for value addition > Payment irregularities to suppliers remain unchanged > Built a better marketplace for a broken system to intentionally delay payments. --- Supplier > Delivers material on credit > Waits 3-6 months on a good day > No contract enforcement, no recourse > First to bear the cost, last to get paid > Until he hasn't got paid, none of his suppliers get paid > Eventually entire ecosystem is punished. --- Buyer > Takes a 20-year loan on day one > Pays EMI even if possession is delayed > Absorbs every cost passed down the chain > The only participant with no exit option Nobody fixed the system. They just built better tools to operate inside it. The buyer funds everyone. The buyer risks everything. The buyer has no lobby. Makes me wonder what's the point in advance booking for unfinished projects?
English
54
102
509
53.5K