Property Decoder

🌻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 :)

🚨 Delhi-NCR to get the tallest and the largest shopping malls Saya Status Mall by 2027 - nearly 160 ft high with a unique 9-floor vertical design.

One thing I am highly disappointed In Mumbai is non-availability of World class Road infrastructure. All these images are from Jakarta. In Mumbai you wouldn't find a single Road and footpath with this quality. there is infra like this in Mumbai but only in private business parks

Commission are increasing in Goa Real Estate market 📈 to 8% now! What does it tell about the current situation in the Goa RE market now? Whole ecosystem while kept repeating...."there is no supply, and no supply will be coming, coz of this law or that law".... have sold/built so much supply that there aren’t enough buyers 😄 This is how it happens, supply-side players themselves stop investors on the supply side narratives, because they are told that demand, as if, keeps going up forever like obvious. Par aisa hota hain kya?

Be careful with the “assured sale” model that some property companies have come up with during the recent upcycle. Got to know about 2-3 such companies, one of them funded player too, in NCR operating on this model, they have been signing agreements after paying small token amounts and promise to sell your property within a fixed timeline (~3 months). Their entire business depends on quickly flipping the property at higher prices and keeping the margin. But now, due to very low demand, this model has started cracking. These companies are now selling below their own committed prices while offering up to 2% brokerage to local brokers just to liquidate inventory, yet still unable to sell several of their picks. This is all resulting into cancelled agreements even after taking 1-2 month extensions, blocked liquidity, uncertainty, and possible legal disputes. The bigger problem is that many original sellers had already moved ahead financially, some even booked another property assuming their existing one was “as good as sold" and are now in a tough situation. So never enter into such “quick/guaranteed selling” offers and take further financial decisions based on them. No matter how much such players claim to “organise” Indian real estate, the market still remains highly unorganised... full of mis-selling, over-promising, mis-commitments, and weak accountability/regulation in many areas.