Valuing a 95 m² four-bed apartment in Delhi at ₹113.6m

[EsmeAsh]

After going through the figures again, the real question is whether this apartment is worth paying to investigate further. It is a roughly 95 m², four-bedroom Delhi apartment in average condition, offered at ₹113,600,000. The light and location appeal to me, but the dated interior and potential insurance, maintenance and purchase costs do not.

My comparison set consists of three current listings and a single achieved sale, which is not much to work with. Before making any floor-area or condition adjustment, I need to know whether the measurements use the same basis. I am also unsure whether the exact street or building, remaining lease term, recurring charges, parking or private outdoor space should carry the most weight.

How would you turn that limited evidence into a practical decision on whether to proceed? Any provisional figure would still need checking through a local appraisal.

 

[WorthyRoom]

The asking price works out at roughly ₹1.196m per m², but I would not apply a generic percentage adjustment to that. Start with the completed sale and establish whether its area is measured on exactly the same basis. Then treat the three listings as evidence of seller expectations, not achieved value. The exact building and micro-location would be my biggest missing fact because even nearby apartments may not be substitutes.

 

[frame.able]

Before adjusting anything, does the 95 m² mean carpet area, built-up area or another measurement? Four bedrooms within that figure makes the definition especially important. I’d also ask whether the comparison properties include equivalent parking and whether tenure and remaining lease length match. A floor-area calculation can look precise while comparing quite different interests.

 

[clear_wall]

I partly disagree that micro-location is automatically the largest unknown. At this price, recurring service charges and any major difference in parking could materially alter what a buyer will pay, even within the same building. Condition should also be graded item by item rather than called merely “average”: finishes are one issue, while building-level maintenance is another. Do you have the completed sale’s condition and service-charge figure?

 

[emery_leases]

I’d build a simple comparison table: achieved or asking price, area definition, price per matching area unit, building, floor, light, condition, parking, outdoor space, tenure and recurring charges. Give the completed transaction the most weight, then use the listings only to form an upper bracket unless their eventual outcomes become known.

For condition, obtain a realistic updating estimate and test the valuation both without an adjustment and after deducting that amount. I would avoid adding an arbitrary percentage for dated finishes. For area, comparable local price-per-m² evidence is more defensible than assuming every additional square metre has identical value.

 

[teaAndBridge]

One more caveat: don’t combine parking or outdoor space into the floor-area rate unless the comparables treat them consistently. Price those differences separately where the evidence allows. The next practical step is to verify the 95 m² measurement, tenure, service charges and the completed sale’s true comparability, then give all four properties to the local appraiser. If those details cannot be reconciled, the valuation range should stay wide rather than falsely precise.