This is a vacant residential plot, not a constructed house — the ₹21,80,752 is the plot cost plus registration only. CMDA + RERA approved gated community layout. Direct owner sale — no broker, no middleman. EB power line already at the plot, so you can start construction the day you register, whenever you choose to.
Every WhatsApp message, call, site visit, and negotiation is with the property owner himself, in person. No commission-seeking third party is ever added to the conversation.
Every figure below shows its formula. Recompute it yourself — that is the point.
Build multiple small rental units and earn monthly income from Red Hills industrial belt workers.
| Plot cost (all-in) | ₹21,80,752 |
|---|---|
| Construction: 5 × 1RK, ₹1,400/sq.ft × 650 sq.ft built-up estimate | ₹9,10,000 |
| Total capital deployed | ₹30,90,752 |
| Rent per 1RK/month estimate | ₹3,000 |
| Units | 5 |
| Gross monthly income (₹3,000 × 5) | ₹15,000 |
| Gross annual income (₹15,000 × 12) | ₹1,80,000 |
| Gross annual yield on plot cost (₹1,80,000 ÷ ₹21,80,752) | ≈ 8.25% |
| FD interest rate (comparison) | ≈ 7% |
Rent and construction rates are Red Hills-belt market estimates. Verify current rates locally during your site visit before finalising a construction budget.
Hold the plot and sell later at a higher rate. Three labelled scenarios, same formula each time: (rate × 866 sq.ft) − ₹21,80,752
| Scenario | Rate/sq.ft | Sale value | Profit |
|---|---|---|---|
| Conservative | ₹2,700 | ₹23,38,200 | ₹1,57,448 |
| Moderate | ₹3,000 | ₹25,98,000 | ₹4,17,248 |
| Optimistic | ₹3,300 | ₹28,57,800 | ₹6,77,048 |
No fixed timeframe is promised for these rates to be reached. Track actual guideline value and market listings in the layout over time to judge how realistic each scenario is.
| Item | Basis / Formula | Amount |
|---|---|---|
| Plot cost | ₹2,400/sq.ft × 866 sq.ft | ₹20,78,400 |
| Govt. guideline value (disclosed for transparency) | ₹800/sq.ft × 866 sq.ft | ₹6,92,800 |
| Registration charges | ~9% of guideline value: ₹6,92,800 × 9% | ₹62,352 |
| Documentation charges | Fixed | ₹10,000 |
| Service charges | Fixed | ₹30,000 |
| Total all-in investment | ₹21,80,752 |
Registration is calculated on the government guideline value (₹800/sq.ft), not on the market asking rate (₹2,400/sq.ft) — this is standard Tamil Nadu practice. You can verify the guideline value for this survey number independently on TNREGINET before paying anything.
Red Hills sits at a junction of city bus routes, the Outer Ring Road, and NH-16 — this is existing infrastructure, not a future promise.
| Route / Node | Connects To | Significance |
|---|---|---|
| 62A | Ambattur Industrial Estate | Direct access to a major employment hub |
| 62M | Madhavaram (MMBT) | Gateway to city-wide transit and inter-state travel |
| 114 | Koyambedu / Anna Nagar | High-frequency link to major commercial zones |
| 104 | City central services | Reliable connectivity to core city services |
| Outer Ring Road | Tambaram & Vandalur | Bypasses city congestion for transit to South Chennai |
| NH-16 (GNT Road) | North Chennai & onward to Andhra Pradesh | Prime arterial road for city and highway access |
Around 18 MTC routes are reported to run through or terminate at Red Hills, covering Koyambedu, Poonamallee, Madhavaram, Manali, Ambattur, and connecting services toward Vadapalani. Red Hills is also a recognised junction on Chennai's Outer Ring Road (SH-234), linking it to Tambaram, Vandalur, and the city's southern and western belts. Route numbers and road names can change — confirm live schedules on the Chennai Bus app and current ORR signage before relying on a specific route.
Chennai Metro Phase 2 includes a Madhavaram–SIPCOT corridor (~45.8 km, 50 stations) and a Madhavaram–Sholinganallur corridor (~47 km, 48 stations), both anchored at Madhavaram, roughly 10–12 km from this plot. The Madhavaram–CMBT and Madhavaram–Sholinganallur sections (about 52 km combined) are being built on priority, partly funded by JICA, with phased openings targeted from 2026–2027.
This is under-construction public infrastructure, not a completed line. Timelines have shifted before and may shift again — track official updates on chennaimetrorail.org rather than assuming a fixed completion date.
These are factual location observations, not appreciation guarantees. Verify current infrastructure project timelines independently before assuming impact on price.
The seller is a locally established, IRDAI-licensed insurance advisor running insuranceconsult.in, with a physical, registered office in Sholavaram/Red Hills for years — not a transient property broker.
There is no intermediate person at any stage. You are not talking to a sales agent, a broker's representative, or a call-centre executive — every enquiry, document, and rupee flows directly between you and the owner. This single point of accountability is deliberate: there is no one else to blame, and no one else to chase if something goes wrong.
East facing: widely preferred in Tamil Nadu under Vastu principles for morning sunlight at the main entrance; typically sees faster resale interest within a layout.
Gated community: layout has controlled entry, which most families weigh alongside price and location when choosing a residential plot.
Ready to construct: the EB power line is already adjacent to the plot, so a new connection does not need to be applied for before starting construction.
Sholavaram sits inside the Red Hills industrial belt on the GNT Road (NH-16) corridor in North Chennai. Factory and warehouse activity in this belt drives steady demand for worker rental housing, and government value here has already been fixed at ₹800/sq.ft, well below the current market ask of ₹2,400/sq.ft. Whether it is 'good' depends on your holding period and use case — this page shows the exact math so you can decide, not a recommendation to buy blindly.
Government guideline value is ₹800/sq.ft — this is the minimum value the Tamil Nadu Registration Department uses to calculate stamp duty and registration charges. The asking market rate is ₹2,400/sq.ft. The gap between the two (₹1,600/sq.ft) is disclosed openly here so you can verify it yourself on TNREGINET before paying anything.
Yes. The layout is CMDA approved and RERA registered, which are the two mandatory approvals for a legally saleable residential plot in the Chennai Metropolitan Area. Ask for the CMDA approval number and RERA registration number in writing and cross-check the RERA number on the TN RERA website (rera.tn.gov.in) before booking.
Yes. The plot is 866 sq.ft, east facing, with an EB (electricity board) power line already adjacent to the plot, so construction can start immediately without waiting for a new power connection. Neighbouring plot owners in this layout have reported getting tenant enquiries even while construction was still ongoing — this is the owner's local observation, not a guarantee.
Using a market-estimate rent of ₹3,000/month per 1RK unit (verify locally during your site visit) and 5 units built on this plot, gross monthly income works out to ₹15,000, or ₹1,80,000/year. Against the total investment of ₹21,80,752, that is roughly an 8.25% gross annual yield — see the full table in the 'Build & Earn' section for the formula.
In Tamil Nadu, east-facing plots are widely preferred under Vastu principles for the morning sunlight into the main entrance, and they typically see stronger resale demand and slightly faster sale cycles than west or south facing plots in the same layout. This is a buyer-preference and cultural factor, not a legal or structural difference — treat any 'premium' figure as a market observation, not a fixed rule.
Three independent checks, all doable before you pay anything: (1) look up the guideline value for this survey number on TNREGINET, (2) verify the RERA registration number on rera.tn.gov.in, (3) meet the seller in person at his registered office (linked on this page) and inspect the parent document, patta, and approved layout plan physically before the plot visit.
Plot cost is ₹20,78,400 (₹2,400 × 866 sq.ft). On top of that: registration ~9% of guideline value (₹800/sq.ft × 866 sq.ft = ₹6,92,800 × 9% = ₹62,352), documentation ₹10,000, and service charges ₹30,000. Total all-in investment is ₹21,80,752. Full itemised table is in the Cost Transparency section below.
The owner is a locally established, IRDAI-licensed insurance advisor with a physical, registered office in the same Sholavaram/Red Hills locality for years — not a fly-by-night broker. Starting every visit at the office lets you verify his identity, inspect original documents in a fixed, accountable location, and only then walk to the plot together. This protects the buyer, not the seller.
No. This is a direct owner sale. There is no broker at any stage of enquiry, negotiation, or registration, which typically saves a buyer around 2% brokerage — on this plot that is approximately ₹40,000 or more that does not need to be paid.
Using a North Chennai market estimate of ₹1,400/sq.ft for basic 1RK construction (verify with your contractor during the site visit), building 5 units of roughly 130 sq.ft each (650 sq.ft total built-up) costs approximately ₹9,10,000. This is a labelled estimate, not a fixed quote — get at least two local contractor quotes before committing.
Three labelled scenarios are shown — conservative (₹2,700/sq.ft), moderate (₹3,000/sq.ft), and optimistic (₹3,300/sq.ft) — each multiplied by 866 sq.ft, minus the ₹21,80,752 total investment, to show profit. For example, at ₹3,000/sq.ft: (₹3,000 × 866) − ₹21,80,752 = ₹25,98,000 − ₹21,80,752 = ₹4,17,248 profit. These are assumption-based projections, not guarantees.
This is a direct owner-to-buyer conversation with no broker markup built in, so there is room for a genuine discussion — raise it directly on the WhatsApp chat or during your office visit.
➔ முழு தமிழ் பக்கத்தைப் பார்க்க (Full Tamil page)
ஷோலவரம், ரெட் ஹில்ஸ் பகுதியில் 866 சதுர அடி கிழக்கு பார்த்த மனை விற்பனைக்கு உள்ளது. CMDA அனுமதி மற்றும் RERA பதிவு இரண்டும் உள்ளது. நேரடி உரிமையாளர் விற்பனை — தரகர் இல்லை.
| மனை விலை | ₹2,400 × 866 = ₹20,78,400 |
|---|---|
| அரசு மதிப்பு | ₹800/சதுர அடி |
| பதிவு + ஆவணச் செலவு | ≈ ₹1,02,352 |
| மொத்த முதலீடு | ₹21,80,752 |
5 அறைகள் (1RK) கட்டி வாடகைக்கு விட்டால், மாதம் ₹15,000 வருமானம் கிடைக்கும் என மதிப்பிடப்படுகிறது (இது சந்தை மதிப்பீடு — நேரில் பார்வையிடும்போது உறுதி செய்யவும்).
அடிக்கடி கேட்கப்படும் கேள்விகள்:
இது CMDA, RERA அனுமதி பெற்றதா? ஆம், இரண்டும் உள்ளது. ஆவணங்களை அலுவலகத்தில் நேரில் சரிபார்க்கலாம்.
தரகர் கமிஷன் உண்டா? இல்லை, நேரடி உரிமையாளர் விற்பனை என்பதால் தரகர் கமிஷன் (~2%, ~₹40,000) மிச்சமாகும்.
பார்வையிட எப்படி வருவது? WhatsApp-ல் தொடர்பு கொள்ளுங்கள், முதலில் அலுவலகத்தில் சந்தித்து ஆவணங்களை பார்த்த பிறகு, உரிமையாளரே உங்களை மனைக்கு அழைத்துச் செல்வார்.
Meet at the registered office first, verify every document in person, then walk to the plot together. No broker, no pressure.