Mogappair

 

Mogappair or Maga-peru, literally meaning blessed with a child, derives its name from a fascinating religious tale related to the locality’s famous 170-year-old Sri Santhana Srinivasa Perumal Temple - a major tourist attraction. It is a fast-developing neighbourhood situated in North-West Chennai, sharing proximity with the likes of Anna Nagar, Perambur, Nungambakkam, and Iyyappanthangal.

 

In spite of being developed, Mogappair enjoys the tranquility of a calm residential locale, surrounded by the Kuvam River, Mangal Lake and a number of other water bodies and stretches of green land.

 

Once a priestly village, Mogappair has now transformed into a highly desired residential neighbourhood, punctuated by an assortment of properties. The locality enjoys highly developed social, civic, transport, and physical infrastructure, catering to the needs of a vast spectrum of property buyers and builders.

 

A number of reputed schools and hospitals dot the locality, along with several bus stops. The locality also plays host to a multitude of commercial establishments such as restaurants, cafes, hotels, art stores, and multi-brand apparel stores, along with shops like grocery stores, bakeries, juice shops, car workshops, meat shops, and supermarkets.

 

Connectivity and Transit Points

 

Flanked by the Inner Ring Road, Poonamalle High Road, Chennai Bypass Road, and Ambattur Estate Road Mogappair on all four sides, Mogappair enjoys outstanding road connectivity to north, north-western and southern regions of Chennai. These roads connect Mogappair to the likes of Anna Nagar, Ambattur, Maduravoyal, Arumbakkam, and Kodungaiyur West.

 

Several bus stops line up in the locality, the most prominent ones being Mogappair East Bus Terminus and Mogappair West Bus Terminus. Public transport is facilitated by MTC local buses, and connect the locality to other important localities of Chennai.

 

The closest suburban network railway station to Mogappair is situated in Ambattur, at a distance of 6km, which facilitates intra-city rail travel. Chennai Central, Chennai’s main railway station is situated 14km from here, and can be reached within 40 minutes via SH-114. Direct MTC buses can also be used to reach the railway station from here.

 

Chennai International Airport is also situated in proximity to Mogappair, at a distance of just 16 km, and can be reached within 30 minutes via Jawaharlal Nehru Road and NH-45.

 

Major Landmarks

 

●       Sri Santhana Srinivasa Perumal Temple

●       Dr. MGR Educational and Research Institute

●       Sdat Dolphin Swimming Academy

●       JJ Nagar Police Station

●       Mogappair East Post Office

●       Holy Cross Church

●       Central Excise Office

●       Ambattur Taluk Office

●       BSNL Office

●       Indian Overseas Bank

●       Little Elly Preschool

●       VGN Minerva Club House

 

Factors for Growth in the Past

 

Following the development of Anna Nagar, the Tamil Nadu Housing Board anchored many schemes to develop calm and serene localities like Mogappair, and transformed them into major residential hubs. The onset of Ambattur Industrial Estate also changed the contours of the locality, and caused growth both in the commercial and residential sectors.

 

Its strategic location amidst the residential and commercial hubs, coupled with the development of the Inner Ring Road and Poonamalle High Road, played a vital role in attracting developers like KG Foundations, Jain Housing, VGN Developers, AKS Housing Development Corporation, Fomra Housing, and India Builders to set up small- to large-scale residential projects in the area.

 

Thanks to the presence of so many educational institutions in the area, Mogappair began to be recognised as an educational hub, and enticed many home buyers and families to come settle in this region. The growing number of civic amenities in the area also pepped up the rent culture, and significantly influenced property demand.

 

Residential and Commercial Market

 

Residential Market Trends

 

Mogappair has a rich and varied residential market. Apartments are the dominant property type here, while independent houses come next. Residential plots are available, albeit not commonly.

 

The average rate of 1-3 BHK units range from Rs 3,800 per sq. ft. to Rs 4,400 per sq. ft., and the average price ranges from Rs 18 lakh to Rs 67 lakh. Residential plots in Mogappair are the cheapest. They sell at an average rate of Rs 2,300 per sq. ft. Independent houses in Mogappair are priced the highest, and sell at an average rate of Rs 4,800 per sq. ft. to Rs 5,070 per sq. ft., the purchase price ranging from Rs 15 lakh to Rs 80 lakh.

 

The rent culture in Mogappair is active, as the area attracts both IT and student crowd. The average rate for a 2-3 BHK unit is Rs 12 per sq. ft., and the average rent ranges from Rs 10,000 per month to Rs 17,000 per month. Many independent houses are also available for rent at average rates between Rs 11 per sq. ft. to Rs 13 per sq. ft., the average rent price ranging from Rs 7,000 per month to Rs 15,000 per month.

 

Commercial Market Trends

 

Mogappair’s commercial market is well developed. Office spaces dominate the commercial property types, and sell at an average rate of Rs 9,990 per sq. ft., translating to approximately Rs 3.1 crore. The average rate of a commercial plot in the area is Rs 4,980 per sq. ft., costing close to Rs 1.2 crore.

 

Offices and shops can be rented as well, and at an average cost of Rs 35 per sq. ft. to Rs 40 per sq. ft., with the rent falling in the range of Rs 80,000 per month to Rs 1.4 lakh per month.

 

Major Challenges

 

In spite of active development, roads in many areas in Mogappair, especially the areas close to Mogappair West Bus Terminus like Kalamegam Street, Valliammai Street, AIBEA Nagar, and Jeswanth Nagar, are in a pathetic state. Excessive sewage water flows along these streets sometimes, and gets out of control during monsoon. Minor accidents have occurred in the area due to the state of these roads.

 

The traffic situation at Church Road near Mogappair East Bus Terminus is also in dire need of attention. The absence of a traffic signal on this road has become a menace for pedestrians and motorists. Unmonitored traffic is a major cause of annoyance.

 

The poor condition of Mangal Lake or Mangal Eri has also been a cause of concern. Heavily contaminated due to the Ambattur Industrial Estate, the lake went through renovation as a part of Phase-I in 2009, but still lacks adequate facilities like proper security and lighting. The delay in implementing the renovations under Phase-II has left the park and lake area almost unusable in the evenings.

 

Factors for Growth in the Future

 

The completion of many metro stations nearby, like Arumbakkam Metro Station, Koyambedu Metro Station, and CMBT Metro Station, will provide better accessibility to the people living in the north-western region of Chennai. The initiation of Mogappair Metro Station, which forms a part of Line-3 of the metro project, running from Mogappair to Tiruvanmiyur, will propel realty demands in the future.

 

Various road improvement projects, especially on roads around Mogappair East Bus Terminus and Nolambur area, will aid better connectivity within the locality and eradicate miscellaneous bottlenecks.

 

The growing residential demand in the area has already resulted in the completion of various high-end projects like KG Signature City, Jain Sunderbans, Citilight Meadows, and AKS Serenity. With projects like BBCL Vajra, S and P Essence, Fomra Celebration, Esta The One, KG Cosy Homes, and BSR Nerkundram in the pipeline, the residential sector of Mogappair will see massive growth in the future.