I don’t recommend Sobha even to my foes. But.
If you decided to buy sobha at any cost, then here are some tips:
- Try to buy which is ready to move in, I will tell you why
a. Sobha always delivers late, delay ranges between 18-24 months. So you incur huge interest cost. They say they will compensate for the delay. But first things first, the compensation amount is very less compared to the interest you pay to banks. They put so many clauses to pay the compensation, that fewer amounts also you will never get.
b. Also if you think, I will get an inaugural offer if I book at early stage, then its a myth. its sound like good deal but if you apply some mathematics then you realize its not . For example if you book at Rs 3000/SFT initially. With18 months delay, it will cost you Rs: 4500/SFT by the time it comes to your hand considering the amount of interest you pay to banks or interest cost if you pay from your pocketand inflation. This is 50% cost increase. This calculation is based on an exisiting owners XL sheet where he maintained all amounts he paid to Sobha and Bank(only interest componenet).And the mental torture/agony you go through is not factored in these calculations. Next thing you ask, I may not get choice. Yep I agree to an extent, but in reality, if you are ok to buy resale flats, then you have choice. I see existing owners selling sobha flats at loss these days
c. Sobha cheats customers on the variable amounts. Example initially they show some figure for Water and Electricity connection, Say 1 lakh, but at the end when you are about to register, they say for Water and Electricity you need to pay 3 lakhs citing inflation . They don’t give you any bill or they don’t have any accounts to show for these expenses. You can’t do any thing but to pay since you already paid them huge amounts. Now you cant delay registration and owning the property. You can avoid the feeling of getting cheated if you buy a ready to move in.
d. Quality: Sobha means quality is a myth. I hear about broken sewage pipes, China made power equipment in common areas, leaking water from top floors. if you book beforehand you don’t have option but to live with it. If you buy a ready to move in flat, you can check these things.
If not, then buy a resale, you will get better deals. Don’t buy Sobha flat as investment, at least for now. Exisitng owners are selling Sobha flats for loss.
If you already booked, don’t give any modification. Not even tile change, jhula hook or commode color change.Since these silly, no effort things also they consider as modifications and deny you compensation for delay.Let them decide every thing. By doing this you will get compensation for the delay. Sorry, I cant help more.
if you want to book in under construction or yet to start project, then make sure you put in your modification in construction agreement. That means you need to think about modifications beforehand. Make sure that in construction agreement you mention the project delay compensation you will get inspite of your modifications. Remember to mention color of commodes, tile design/style, jula hook, extra electric points in that. I suggest you ask them to show what tiles and sanitary they will use and mark them even before you sign on any agreement. Also make sure that you fix the maximum charges they take towards electricity and water connection by factoring in inflation.
Please demand what you want in construction agreement, don’t succumb to their pressure. To make all this happen you have to finish a draft of sale and construction agreement before you give them booking amount. Once you give the booking amount you will become their slave and you have no say.
Please carefully read their construction agreement and sale agreement(they will have template). Of course if you read them before hand, you may not even book. Its lopsided document, every thing is in Sobhas favor. Worst of all, you pay for their attorneys for making such a lopsided agreement.