Review: Investment in Bhutani Cyberthum, Sector 140A, Noida, Loss or Profit

CPR Ratings

As per Location
We can see the location of the Bhutani CYBERTHUM commercial property investment project (retail shops & office spaces) with 4-logical points.
The First One: The Bhutani Cyberthum is less than 5 to 10-minutes away from the main residential areas/connecting points of Noida Expressway such as Sector 142, Sector 137 Noida Metro Stations & highly urban rich residential areas of Sector 93, 143, & Sector 137 of  Noida. Which ensures a high-class footfall to Bhutani Cyberthum Retail Spaces.

Second One: At present, there is no mega Mall-type commercial project in this area of Noida Expressway which can fulfill the entertainment, hospitality, and shopping needs of the residents of this area. And the Cyberthum is required to fulfill this must required condition. And which is a very good sign for commercial property investment.

Third One: The sector 140A of Noida is adjoined with industrial, institutional, and residential areas of Noida Expressway. Several Multinational IT-companies and higher education institutional areas are also in close proximity. Which makes Bhutani Cyberthum is a perfect commercial location of Noida Expressway.

Fourth One: Cyberthum Is just 30 minutes away from Upcoming Jevar International Airport. Which ensures easy international connectivity and attracts multinational companies.

Possession | Construction Update

Construction Status	Under Construction
RERA Registration No	Cyberthum Phase-1 – UPRERAPRJ236478 Cyberthum Phase-2 – UPRERAPRJ240015 Cyberthum Phase-3 – UPRERAPRJ190938 Cyberthum Phase-4 – UPRERAPRJ674006
Possession Date	All Phases- December-2022
Construction Stage	Ongoing (All Phases)
Construction Company	B.L. Kashyap
Promoter Name	Bhutani Infra
Land Area	26.8 Acres
Building Height (Office)	Ground + 50 Floor (Tower A & B), North India’s tallest commercial tower
Parking	421 Open Parking, 4950 Covered Basements Parking
Floor to Floor Height (Ceiling Height)	Office-14.7 Retail-22.6
Live Updates	On Request, Please email at “commercialpropertyreview@gmail.com”
COVID-19 Lockdown Status	(Due to COVID-19 lockdown the construction was stopped but since Monday 11-05-2020 the construction has been resumed on the full swing) COVID-19, an event of ‘Force Majeure’. Completion/possession date extended for 6 months for all projects expiring on or after 25.03.2020 by the Government ( but the Bhutani Builder claimed that he will be complete the project before extended period)

 

Advantages | Good Factors
Bhutani Infra is well known for its finest layout design commercial projects. Cyberthum is also designed very well. It is the finest layout design project on Noida Expressway. It’s a theme-based project with some unique features, that are introduced the first time in India such as Sky Mall, Largest Musical Fountain, Helipad, etc. It’s a Leed Platinum certified building.

All the retail spaces/shops are perfectly designed for maximum visibility. All the retail shops are a clear ceiling height of approx 22.6 Ft. which feels a perfect grandness & openness. The project is full of vigor and vitality. Bhutani Cyberthum has multiple entries. Multiple entry points attract customers/visitors quickly and provide maximum visibility/exposures to every area of the project. Which is a must required factor to successful a commercial project.

The Bhutani Cyberthum office spaces are designed to meet international standards. All the office space has a clear ceiling height of approx 14.7 Ft. Office space with such a ceiling height is not yet in Noida, Ghaziabad & Greater Noida. The office spaces are designed in such a way that you will enjoy working here. Overall we can say that Cyberthum office spaces are an excellent investment for less money if you hold your investment until completion possession of the project.

The Bhutani Cyberthum is right in the middle of 2 high density urban rich, high-rise residential sectors of Noida Expressway such as Sector 137 & Sector 143 Noida. There are more than 25-thousand flats and an urban rich residential population of more than 1-Lakh people and can denser more in upcoming years. Which ensures an urban rich gentry to Cyberthum.

The Bhutani Cyberthum is just walking distance from Sector 143 & 137 residential group housing societies such as Gulshan Ikebana, Sikka Kaamna Greens, Victory Ace, Saha Amadeus, Central Park 1 & 2, Aakriti Shantiniketan, Logix Blossom Greens, Logix Blossom Zest, Exotica Fresco, Logix Blossom County, Paras Tierea, Supertech Ecociti, Paramount Floraville,  Purvanchal Royal Park, Ajnara Daffodil, Gulshan Vivante, Supertech Eco Suites,  Subhkamna Tech-Homes, and Ajnara Element, etc. Which will brings a high-class urban rich gentry to this project. And that is a very good sign of investment in the Bhutani Cyberthum commercial.

Bhutani Cyberthum is very well connected to multiple public transportation facilities. The project is properly connected with the metro station. The project is just walking distance from several high density urban rich residential population areas of Noida Expressway.

12-screen Multiplex is also an added advantage of this project. Actually there is no multiplex available in this area of Noida Expressway. The project has a proper parking space for stakeholders and visiting guests.

Prestigious construction company BL Kashyap is the construction partner of the Bhutani Cyberthum. So you get a good quality construction. And which is also a good sign of investment in Bhutani Cyberthum Retail Shops & Office Spaces.

10-Acre Factor
According to a survey conducted by CPR, the commercial projects which are less than 10-Acre area are not as successful as above 10-Acre commercial projects.

A less than or up to 5-acre or less than the 10-acre commercial project has not enough space for all the facilities which are required to capture big brands, multinational companies, and public attraction. let’s check the facts by a table:-

PROJECT NAME	PROJECT AREA	RE-SALE PRICE/REMARKS
Express Trade Tower-2, Noida	5-Acre	The price tuck at 5,000-PSF for the last several years. Leasing is also not very impressive.
Logix Technova, Noida	5-Acre	The price stuck at 5,000-PSF for the last several years. Leasing is also not very impressive.
Jaipuria Mall-Indirapuram	Less than 5-Acre	Fail
Aditya Mall-Indirapuram	Less than-5 Acre	Fail
Wave One, Noida	Less than 4-Acre	Stuck
Wave Silver Tower	Less than 4-Acre	Not very impressive
Urbtech NPX	Less Than 4-Acre	Stuck
Center Stage Mall, Noida	Less than 7-Acre	Not very impressive
ATS Bouquet, Noida	7.5-Acre	The price stuck at 5,000-PSF for the last several years. Leasing is also not very impressive.
GIP, Noida	Above-10 Acre	Working very fine, fully occupied
Shipra Mall	Above-10-Acre	Working very fine, fully occupied
Bhutani Alphathum, Noida	17-Acre	Successful-high returns
Indirapuram Habitat Centre	Over 10-Acre	Working Very Fine
DLF Mall of India	Over-10-Acre	Working very fine, fully occupied
Select CITYWALK, Saket	Over 10 Acre	Working very fine, fully occupied

The above table shows that investment in the bigger commercial project is very fruitful in comparison to small commercial projects. Bhutani Cyberthum is a 25-Acre commercial plot. And in this consideration, the Bhutani Cyberthum is a good investment option.

Why Invest 
The Bhutani infra is a Zero liability, Zero Litigation builder with Zero liability project. Bhutani builder has no dues of Noida Authority. Bhutani Group is a genuine and trusted real estate developer with a good track record. The Bhutani Infra has hands-on experience in the state of the art commercial real estate project development. The developer is well known for its quality construction, timely possession & maintenance.

We have analyzed that Bhutani Builder innovates in his every commercial project, you see the Worlds largest rooftop swimming pool in Alphathum, Yachting Boating and Amusement Park in Grandthum. This is a creative mind and thinking of doing something better, it is really quite good.

As you know and have read in many of our articles that the commercial projects with Assured Returns do not prove to be good investments. All over India, there are several default cases of Assured Return cheque bouncing & litigation on real estate developers. But the Bhutani Builder has no Assured Return default till date. You can choose your investment plan with or without assured return. But our advice that you go for without Assured Return investment plan. Overall, by the way, Bhutani Infra Assured Return commercial projects have performed quite well so far.

Investment Tips 
Before investing in commercial real estate, it is better to decide why you are investing.
Actually, there are two types of investors, the first one who buys retail shops or office space for self-use and the second one who bought it for pure rental income and sell when getting some appreciation.

So if you are buying it for your self-use, you can buy any size according to your uses, but if you are buying it for pure rental or appreciation income, then go for virtual space or buy at least minimum 1000 sq ft carpet area, because if you buy a small shop or office space for rental income you hardly get any brand.

The brands or multinational companies want the bigger space for their operations. And there are several must require things such as dedicated bigger parking spaces, negotiations in CAM charges, specific signage, dedicated power backup, bigger space in a single floor plate, and several must require NOCs, which are very difficult to arrange by a small or individual investor.
So that, before investing in any commercial project, talk to the developer, that you won't buying it for self-use, but for pure rental income, and handover/responsible it for the developer to lease out.

otherwise, you won't get your expected appreciation or may get delayed appreciation or loss.

Bhutani Cyberthum Price & Delivery Track Record Comparison With Other Projects/Developers Of Noida Expressway

PROJECT NAME	PRICE (PSF)	DELIVERY TRACK RECORD/REMARKS
CYBERTHUM	5500-5990	Zero debt, On-Time Delivery, Quality Construction, delivered several commercial projects in Delhi-NCR.
WTC NOIDA CBD	7,650	Not Satisfactory
OH My God		Delay Possession
ASSOTECH BUSINESS CRESTERA	5990-6190	Delay Possession
SUPERNOVA ASTRALIS	12,000	Delay Possession
Urbtech Trade Centre	6,500	Delay Possession

 

Advice
It is a fact, commercial property investment is not subjected to the real estate market appreciation. It is directly related to several important factors such as Location, Layout design, Maximum Visibility, Easy Approach, Urban Rich Gentry, Civic Facilities, and Limited Supply. Actually, commercial property investment is a science. If you understand this then you will become a gainer, otherwise loser.

The Cyberthum investment is best suited if you are willing to hold your investment until completion possession of the project. If this commercial project completed within the set time frame then the investors may get excellent returns.

ALSO READ: How to Double Your Money by Investing in Commercial Real Estate

Virtual office space is a better investment option in compression of lockable office space of Cyberthum. The virtual office space is a good investment for regular long term rental income. The virtual office space could be easily leased out to big brands with the help of developers.

It is better to go for without assured return payment plans. 

Commercial Real Estate Project Investment Criteria Table

MUST REQUIRED FACTORS	ACTUAL FACTS-CYBERTHUM	GRADING
Urban Rich Gentry	High Class, Upper Middle Class, Middle Class. Within walking distance, several high-class residential group-housings such as Gulshan Ikebana, Sikka Kaamna Greens, Victory Ace, Saha Amadeus, Central Park 1 & 2, Aakriti Shantiniketan, Logix Blossom Greens, Logix Blossom Zest, Exotica Fresco, Logix Blossom County, Paras Tierea, Supertech Ecociti, Paramount Floraville,  Purvanchal Royal Park, Ajnara Daffodil, Gulshan Vivante, Supertech Eco Suites,  Subhkamna Tech-Homes, and Ajnara Element, etc.	A1
Prime Location	PLATINUM	A1
Connectivity	10-Minute drive from-  Sector 93 Noida. Walking distance from- Sector-143, & Sector 137 Residentials. Noida Expressway Nearest Metro Station -Walking distance (Sector 142 & 137) International Airport-30-minutes drive (upcoming Jevar Airport)	A1
Layout Design	Theme based layout, Grand ceiling heights, full of vigor and vitality, excellent layouts, wide corridors, proper sitting & walking arrangements, highly visible retail, International standards office space	A1
Multiple Entries	Yes	A
Visibility	Highly visible, corner property, very wide frontage	A
High-Density population	Within 500-Meter radius more than 25-Thousand Flats and 1-Lakh urban rich people and can denser more in upcoming years.	A1
Youthful Footfall	Yes	A1
Public Security	Police Station -10-Minute Fire Station 10-Minute	A
Industrial Area	Adjoined, 0-Km	A1
Urban/Civic Facilities	Maximum facilities available	A
Developers Credibility	Zero debt, On-Time Delivery, Quality Construction, delivered several commercial projects in Delhi-NCR. GOLD standard Developer	A
Price Comparison	Reasonable Price	A1
Competitors	No Competitor	A
Expected ROI	6% to 8% Annually	A1

 

Drawbacks | Bad Factors
These days developers of the Cyberthum, offering several attractive schemes to customers to invest in this project such as 12% assured return, lease guaranty, and other greedy payment plans.

Do not put your hard-earned money in the builder’s seduction, assured return & lease guaranty payment plans/properties may be an investment of risk. It is better to go for without AR (assured return) payment plans.

Also Read:- Assured Return V/S Actual Return

The development and the construction of the Bhutani Cyberthum project will depend solely on the speed at which the retail shops, office spaces, virtual office space are sold out.

Products & Developer
The Cyberthum project is under development by the Bhutani Infra Group (Max-Digi Infotech Private Limited). The Bhutani Cyberthum is consists of Retail Shops, Food Courts, Mall, 12-Screen Multiplex, Entertainment Facilities, and IT-Office Spaces, etc.

Builders Profile | Track Record

PREDECESSOR	Parmesh Construction Company Limited
FOUNDED	1996
FOUNDERS	Prem Bhutani
KEY PEOPLE	Ashish Bhutani, Sanchit Bhutani, Dr. Amish Bhutani
COMPANY | PROMOTERS	Bhutani Infra
PRODUCTS	Commercial offices, Shopping Malls, Hotels, Leisure & Hospitality, Retail, Amusement Parks
AREA SERVED	Delhi-NCR (Delhi, Noida, Greater Noida, Ghaziabad)
PROJECTS COMPLETED	Parmesh-I, Parmesh-II, Parmesh Business Centre-I, Parmesh Business Centre-II, Parmesh Corporate Tower, i-THUM, Alphathum,  World Square Mall
PROJECTS ONGOING	Cyberthum, Grandthum
DELIVERY TRACK RECORD	All completed project delivered on time
NET WORTH
STRENGTH
COMMITMENT	On-Time Delivery, Quality construction, State of the art projects, Finest layout design & elevation
RISK	Updating soon…
DEBT	No Debt- Zero Liability Company
LITIGATION	No case in the Indian courts
OFFICE ADDRESS	Corporate Office Plot No. 3 & 4, 2nd Floor, A Block Market, Savitri Bhawan, Preet Vihar, Delhi – 110092 Telephone: 0120–4909090
BUILDER CATEGORY	GOLD

The Bhutani builder has a good market reputation in the real estate industry. He has successfully delivered several commercial projects in Delhi-NCR.

Price | Lease Price
Cyberthum, IT-Office Space & Retail Shop sale/booking price start from approx:-

UNIT TYPE	PRICE (PSF)
Office Space	5,990
Retail Shop	23,000

 

Conclusion
It is better to go for without assured return payment plans for investment. Overall, all the retail spaces/shops & office spaces of Bhutani Cyberthum Sector 140A Noida is a good investment option if you hold your investment until completion possession.

Profitable resale in assured return property/projects takes time until completion/possession. Actually, If you want the best returns from the Bhutani Cyberthum investment, you must wait for the completion of the project. And that is subjected to the timely possession.

CPR Ratings

NOTE:  BEFORE INVESTING, DO YOUR OWN RESEARCH