Review: Investment in iThum Galleria Mall, Greater Noida, Loss or Profit

As per Location
The Ithum’s Galleria (Formerly RST Galleria) commercial property investment projects (retail shop, office space, mall multiplex) is located at the roundabout of the Alpha-II. It’s a corner 3-side open commercial property. It is just walking distance from Delta-1 Metro Station. The RST Galleria is an approachable location project.

Possession | Construction Update

Construction Status	Under Construction
RERA Registration No	Ithum’s Galleria- UPRERAPRJ15652
Start/Launch Date	7-4-2018
Possession Date (RERA)	December-2022
Promoter Name	Adihm Developers Private Limited
Architect Name	Ateesh Agarwal
Construction Stage	Ongoing
Land Area	2.8624687Acre
Number of Units/Shops
Construction Company	Solutrean Building Technologies Limited
Live Updates
COVID-19 Lockdown Status	COVID-19, an event of ‘Force Majeure’. Completion/Possession extended for 6 months for all projects expiring on or after 25.03.2020 by the Government.

 

Advantages | Good Factors
10-Screen multiplex is an added advantage of this commercial project. Actually, at present, there is no any multiplex facility available in Alpha commercial belt sectors. And that is a very big plus point of this project.

The Ithum’s Galleria, ground floor main road facings retail shops are properly visible, it is like the high street retail shops. So these main roads facing shops can give good returns if they have direct entry from the road.

RST Galleria is properly connected to multiple public transportation facilities and other civic facilities. There is enough parking space for stakeholders and visiting guests.

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Fact Check
Actually, from the alpha commercial belt to the entire Metro track, there are several commercial projects at every 500 meters. And the Alpha commercial belt is already sufficient to cater to the daily shopping needs of nearby residents.

Actually, Greater Noida is a low-density population area, And low density is good for a living but not for commercial investment. Actually, at present, the Alpha commercial belt, metro track location is already cross the limit of commercial property development.

Already several ready to move office spaces and retail commercial shops are vacant/available for sale and lease in the Alpha Commercial Belt commercial complexes and other commercial complexes along with the metro track.

The Omex ITC (Omex India Trade Center) retail shops are a much better investment in compression of iThum Galleria retail shops. And the Omax ITC is ready to move commercial property.

There are other under-construction commercial projects available next-door to Ithum’s Galleria (Formerly RST Galleria) Mall such as Kaveri City Centre & Sun Twilight Metro Street, And which is advanced stage construction commercial properties.

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There is a big gap in demand and supply. The Supply of such type of commercial projects/properties along with the metro track is very high but the demand is very limited. So the investors may face problems in leasing or selling their retail shops, office spaces, and studio apartments after completion possession of projects.

Maximum Mall or Mall type properties are not the good and safe investment options in the Ghaziabad, Noida, and Greater Noida area. The maximum investors who invested in Mall type properties are in 99% loss.

Actually, the Malls/Mega Retails which are up for sale get defective. Only those Malls are working fine which has at least a 75% stake for lease otherwise, all other Mall type properties are the investment of 90% loss. There are only a few Malls are running fine in Ghaziabad, Noida, and the Greater Noida area such as Shipra Mall, GIP Mall, DLF Mall of India, etc otherwise all other Mall type properties are the investment of 99% loss.

As we analyze that the Ithum’s Galleria (Formerly RST Galleria), retail shops, and office space have a loading of more than 60%, it means a small shop of around 420 sq ft, may end only 186 sq ft carpet area.

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Key Points
Greater Noida is a well-planned city. There are so many well planned residential townships, flats, societies, schools, colleges, and universities, but there are no industries, manufacturing units, and other business industries.

The maximum residential societies/flats are vacant or low population density and most of these are college students. At present, Greater Noida has become an education hub.

The Ithum’s Galleria is probably may not be the right choice of investment for those who are looking for ROI in the next year or so, because of a huge unsold commercial property inventory is available in nearby commercial projects. there may not be a real appreciation of value for resale in a year.

Product & Developer
The RST Galleria Mall is under development by the SBTL & RST Group. The RST Galleria is consists of retail shops, office space, food courts, the entertainment zone, and 10-Screen Multiplex.

Price | Lease Price
iThum Galleria Retail shops price starts at approx:-

FLOOR	PRICE (PSF)
Lower Ground	17,700-21,000
Ground Floor	15,000-21.000
First Floor	10,000-14,000
Second Floor	9100-12,600
Third Floor	8290-12550

 

ADDITIONAL CHARGES	PRICE (PSF)
EEC/FFC	100
Lease Rent	125
IFMS	100
Power Backup	25,000 Per KVA
Corner PLC Road Facing	15% of BSP
Corner PLC Atrium and Inner Facing	10% of BSP

The price is high for investment. Investors get a very low carpet area in the project. 

These days developer of the RST Galleria Mall Alpha-2, Greater Noida, offering several attractive schemes to customers to invest in this project such as 12% assured return, lease guaranty, and other greedy payment plans.

That builder/project who offers this type of investment offers is not in the category of secure investment, as our experience most assured return and lease guaranty properties are the investment of loss.

Do not put your hard-earned money in the builder’s seduction, assured return & lease guaranty properties are always an investment of risk. The lease guaranty plan is a trick of fundraising. So invest carefully.

Basically, the assured return & lease guaranty is nothing, the real estate developers sell their low money property at a very higher price and return your hard-earned money in the name of the assured return & lease guaranty to you in the form of EMI. Actually, they are making you fool.

Conclusion
Profitable re-sale takes a long time to grow in assured return & pre-leased guaranty commercial property investment projects. The Multiplex is an added advantage, overall invest carefully.

CPR Ratings

NOTE: BEFORE INVESTING DO  YOUR OWN RESEARCH