Best Localities in Vadodara

Vadodara, also known as Baroda, is the third biggest and most inhabited city in Gujarat. This city is located on the banks of Vishwamitri River and is just 139 km away from Gandhinagar, the state capital of Gujarat. Known as the cultural capital of Gujarat, the infrastructure growth in the city is in upswing and the people are witnessing a steady rise in the residential and commercial properties in Vadodara.

This city is emerging as a destination for real estate as it will soon be having the biggest IT parks. Being one among the cosmopolitan cities, the residential and retail sector is also improving with more and more demand for flats in Vadodara. The city comes under Jawaharlal Nehru National Urban Renewal Mission (JNNURM) and hence witnessing significant infrastructure development projects in Vadodara such as:

•     construction of SEZ where many multinational companies will start operations
•     the new expressways to enhance connectivity within city as well as to adjacent cities, as well as improvement in roads
•     flyovers, power water and other civic amenities

Newly constructed Ahmedabad-Vadodara Expressway in the northern side of Vadodara has reduced travel time and the traffic congestion. Another expressway from Vadodara to Mumbai is proposed, that will improve the connectivity to Mumbai from Vadodara. Then there is the Ajmer road on the east of Vadodara that connects to Surat, the textile city of Gujarat. The developments along these road networks are making Vadodara a junction point and therefore the builders in Vadodara are looking for properties in Vadodara for constructing apartments. Here is a quick look on some of the localities in Vadodara.

Gowra: Gowra is a mix of residential and commercial properties and is witnessing price rise in property in Gowra by 8-12 percent every year. Resident of flats of Gowra is finding it easy to commute as one can find Vadodara, Goya Gate and Vishvamitri railway stations in close proximity. The other reasons for real estate growth here is the Gowra Lake, which lies in the centre of the city and the upcoming Vadodara-Surat National Highway which is likely to be ready by the end of 2013. Therefore, it is budding residential and commercial locality with increasing price trend.
Price trend: Return on Investment is witnessing an increase of 31% q-o-q. The highest, lowest and the average locality price is Rs. 4,600 per square foot and this is encouraging one to invest in projects in Gowra.

Gotri: Gotri has suddenly become a prime investment destination due to the rapid expansion of the city. One can find the best residential flats for sale in Gotri with ultra-modern facilities and amenities. Gotri is famous for Nisargopachar Kendra at Vinoba Ashram, Gujarat Medical Education and Research Society and for the Island named Yoginagar Township. Basic amenities like water and electricity is supplied by Vadodara Municipal Corporation and Gujarat Electricity Board respectively. Proximity to bus stand, railway station and airport is creating demand for Property in Gotri.
Price trends: The return on investment is witnessing a hike of 10% q-o-q. The prices are for apartments in Gotri are:

Highest locality price: Rs. 2,600 per square foot
Lowest locality price is Rs. 2,400 per square foot
Average locality price is Rs. 2,500 per square foot.
The average price for plots in Gotri is Rs. 16,352 per square yard.

Waghodia Road: Industrial boom in Waghodia road has changed the face of this locality and created demand for Waghodia Road properties. Major companies Suzlon like Larsen and Turbo (L&T) have come up with their knowledge parks in Waghodia Road. Apart from these, other companies in this locality are, CSI Software, Ocean Comp Technologies, etc. Professionals working in these companies are looking for investment in flats in Waghodia Road as well as in plots in Waghodia Road.
Price trend: The return on investment is witnessing a hike of 47% year on year. The prices are:

Highest locality price: Rs. 5,721 per square foot
Lowest locality price: Rs. 3,344 per square foot
Average locality price: Rs. 4,533 per square foot.
The rental rate is Rs. 9 per square foot.

Manjalpur: Manjalpur is a developed area in Vadodara with good infrastructures, shopping malls and residential complexes and is a good investment option for home buyers. Situated next to Gujarat Industrial and Development Corporation (G.I.D.C) belt, this place is encouraging real estate development and demand for property in Vadodara, Manjalpur. Having the best hospitals like Baroda Global and Spandan and Manjalpur flyover near Lalbaug that connects Manjalpur to Rajmahel road and from Pratap Nagar to Viswamitri bridge is adding to the real estate demand. Other than this one can find goods schools and colleges like Shreyas Vidyalaya, Vidyakunj High School, Don Bosco High School, Bharatiya Vidhya Bhavan, etc. in this locality.

Price trends: The return on investment is witnessing a hike of 8% when compared to the year 2012. The prices for flats in Manjalpur are:

Highest locality price: Rs. 3,889 per square foot
Lowest locality price: Rs. 2,877 per square foot
Average locality price: Rs. 3,383 per square foot.

Sama-Savli road: Sama-Savli road is a fast developing residential location and is located just 2 km away from Sama and Karelibuag. The prestigious Ahmedabad-Vadodar Expressway is just minutes away and the Sama-Savli road is surrounded by IT Parks and Industrial belts. Good schools like Ambe Vidyalaya, Delhi Public School, etc. are located at a stone’s throw distance, thus providing relief to the residents of flats of Sama-Savli road.

Price trends: Returns on Investment in this area are witnessing a decrease of 2% q-o-q. The prices are:

Highest locality price: Rs. 2,300 per square foot.
Lowest locality price: Rs. 2,200 per square foot.
Average locality price: Rs. 2,300 per square foot.

Witnessing the current price trend in Vadodara, one can invest in real estate projects like villas, bungalows, high-rise apartments, and low-rise townships, as the prices are quite favorable and affordable.

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Constructing a high-rise building

A high-rise building is a tall building or structure used as a residential or office building. The possibility of high-rise buildings have escalated with the invention of the elevator or lift and with good and stable building materials. The materials which are used for the building construction of high-rise buildings are toughened concrete and steel and new construction technology.

A high-rise construction is generally opted for densely populated cities or urban areas. Constructions of high-rise buildings provide the comfortable living standard for the people and also help in the development of the cities. These buildings are 35 metres or greater in height, which is distributed at regular intervals into occupiable levels. Construction of large structure must be based on solid ground, and fabricated along its full height through a construction management plan.

India may be far behind when it comes to high-rise buildings; however it is making a slow but steady way up with a number of towering structures that are being built and planned for several cities.

Best Method of constructing a high-rise building

Construction: The base of any good construction depends on the design of the tall building, the designer should have an eye for detail, should know the basic concepts should also know the methods of constructing high-rise buildings when he initiates the planning process for Construciton.

Foundation System:

Mat or Raft Foundation: The mat foundation is one large continuous footing upon which the building rests and it also provides a uniform dig depth. The system is used when the soil behavior capacity is low. Mat foundation may be useful when a concentration of high soil pressure must be distributed over the whole building area, when compressible strata are positioned at a thin depth, when small soft soil areas must be bridged so that settlement will be reduced, when differential settlement of uneven soils must be minimized, since individual footings would create unequal settlement, or when pressure of groundwater and uplift must be controlled.

Floating or Compensated Mat Foundation:

When tall buildings are constructed on weak soils of very thick deposits of soft materials, such as compressible clay the fully compensated mat foundation is often used.

Deep Foundations: Deep foundations are used when sufficient soil competence is not available close to the surface and loads must be moved to firm layers significantly below the ground surface. Pile foundation and pier foundation are two methods in deep foundation.

The choice of a foundation system depends on the structural design of the building, that is, the location, magnitude, and kind of forces to be transmitted to the ground, and also on the subsurface circumstances, the behavior capacity and settlement uniqueness of the soil, as well as the groundwater conditions.

Water Proofing Treatment for Basement

Lot of problem is faced when there is an entry of outside water; rise in water level, leakage from side structure including leakage in pipe and sewer line etc. Proper care is to be taken for such problems as they may cause danger to the building by following proper construction technique. They are:

•    Interior wall and floor sealers
•    Interior water drainage
•    Exterior drainage combined with waterproofing coatings

Other basic components of high-rise buildings are:

Concrete column: Concrete columns and shear walls are critical to the stability of the structure. The main use of column is to transfer the load above to the foundations and is used to resist lateral and vertical forces when constructing.

Wall: Builders also use dry wall techniques and pre-fabricated techniques to carry out difficult designs and high end constructions. Nowadays, ready mixed concrete is available to maintain a similar quality of concrete for a whole building when constructing wall.

Concrete slab: Using concrete slabs has several advantages; it provides strength, stiffness, air-sound insulation, fire resistance and adjustability to the high-rise buildings.

Beams: Beams are principally horizontal columns on which floor slabs rest and these beams are coupled to columns for additional load transfers.

Safety is an important aspect of high-rise buildings. Fire and earthquakes can strike anywhere without a word of warning, which can cause considerable damage to life and property. Hence, when constructing a high-rise building, a combination of reinforced steel, concrete and other light weight materials should be used to help the building gain its composure after vibration from a strong earthquake. Moreover, the use of fortified concrete reduces the risk of collapsing building.

Some of the high-rise buildings in India

1.    Imperial Tower 1, Mumbai
2.    Kohinoor Square, Mumbai
3.    The Ruby, Mumbai
4.    Lodha Bellazza 3, Hyderabad
5.    World Trade Center, Bangaluru

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Aarohi Agha, S G Road, Ahmedabad

Aarohi Agha is a new luxury residential complex coming up in Ahmedabad. It is situated on S G Road which is an important artery in the Ahmedabad road network. Billed as one of the most luxurious apartment homes in the city, it is bound to impress any buyer. Only three BHK flats are available here. However they come in four different categories. One is a 2215 sq ft three BHK which will cost the buyer about Rs 1.26 crores. The next type will cover an area of 2250 sq ft and cost around Rs 1.35 crores. The there is one which is priced at Rs 2.05 crore and will have an area of 3780 sq ft. The largest of the lot is the residence costing Rs 2.27 crore that covers an area of 3780 sq ft. The home loans for this project have been approved by banks like Axis, SBI, ICICI and HDFC. Possession of these apartments will likely begin by March 2014. 

As expected, all amenities and facilities provided are of a premier quality. All the apartments are air conditioned and provided with the best construction and flooring materials. There is a car wash also provided for the benefit of the residents. Swimming pool, Club house and gym are also present within the complex. The location is also favorable as it is just 18 minutes drive from the airport and 23 minutes from the railway station. There are also a number of schools and colleges in the area.

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