Shriram 122 West

About Shriram 122 West

Shriram 122 West is a gated residential township by Shriram Properties Limited, spread across 4.98 acres in Mangadu, a fast-developing micro-market adjacent to the Porur IT corridor in West Chennai. The project comprises 4 towers (2 basements + Ground + 19 upper floors) housing 624 apartments across 2 BHK, 2.5 BHK, and 3 BHK configurations. What sets it apart is its positioning — priced below the Porur premium, yet close enough to draw buyers who work in the Porur-Ramapuram-Guindy IT belt. With 40+ amenities, a RERA-registered status, and a developer with 54 delivered projects nationally, it's a credible mid-market bet in Chennai West.

Key Highlights

• 4.98 acres gated community with 4 towers, each rising 2 basements + Ground + 19 floors
• 624 total apartments across 2 BHK (818 sq.ft.), 2.5 BHK (~1,000 sq.ft.), and 3 BHK (1,285 sq.ft.) configurations
• RERA registered under TN/29/Building/0459/2023 (registered November 15, 2023) — strong buyer protection
• Possession target: October 2028 — approximately 3 years away from mid-2025, giving buyers time for CLP payments
• 40+ lifestyle amenities including clubhouse, swimming pool, gymnasium, kids' zone, and jogging track
• Located on Shriram City Road, Pandian Nagar, Mangadu — 1.5 km from Porur junction and under 2 km from the Outer Ring Road (ORR)
• Vitrified tile flooring, granite kitchen platform, modular kitchen, SS sink, DG power backup as standard internal specifications
• Price entry point at ₹56 lakh for 2 BHK (818 sq.ft.) — one of the sharper price points in this micro-market

Location Advantages

Mangadu sits just west of Porur, placing Shriram 122 West roughly 1.5–2 km from the Porur signal — one of Chennai's key IT and commercial hubs. The Outer Ring Road (ORR) connects you northward to Poonamallee and southward to Vandalur, making inter-city commutes manageable. NH-48 (the old Chennai–Bengaluru highway) is accessible within 10–12 minutes, and Chennai International Airport is around 22–25 km away (roughly 35–45 minutes depending on traffic).

The upcoming Phase 2 of the Chennai Metro's Corridor 5 (Madhavaram–Sholinganallur) is planned to pass through the Porur–Vadapalani stretch, which could meaningfully enhance connectivity when operational — but this is a future benefit, not a present one. Metro access today requires a drive to the Koyambedu or Ashok Nagar stations.

Honest concern: Mangadu Road experiences peak-hour congestion, particularly near the Porur junction. Buyers commuting to central Chennai (Guindy, Anna Salai, Adyar) should expect 45–60+ minutes during morning rush hours. The immediate surroundings are still developing — expect some construction noise and dust near the project for the next 1–2 years.

What's Nearby — Schools, Hospitals, Malls

Amenities

Shriram 122 West offers 40+ amenities across categories — a meaningful count for a project at this price point.

• Fitness & Sports: Fully equipped gymnasium, jogging/walking track, badminton court, multi-purpose sports court
• Water Features: Swimming pool (adult), kids' splash pool
• Kids & Family: Dedicated children's play area with age-appropriate equipment, indoor games room
• Social & Community: Clubhouse with multipurpose hall, party lawn, landscaped gardens, seating areas
• Utilities: DG power backup (100% for common areas; partial for apartments — verify exact % with developer), rainwater harvesting, sewage treatment plant (STP)
• Security: 24/7 CCTV surveillance, intercom, gated entry with security personnel
• Parking: Dedicated covered car parking (1 per unit as standard; check for EV charging availability)

Internal unit specs: vitrified tile flooring in all rooms, granite kitchen platform, modular kitchen provision, stainless steel sink, and anti-skid tiles in bathrooms. No imported marble or premium fittings at this price band — specifications are honest mid-market.

Price & Configuration

Note: Areas listed above are Super Built-Up (SBU). Carpet area figures have not been independently confirmed — request the RERA-filed floor plan from the developer for exact carpet area. Prices are based on publicly available listing data as of mid-2025. Payment plan: Construction-Linked Plan (CLP) is the standard offering; verify subvention or flexi-pay availability directly with Shriram Properties sales team.

Construction Progress

Shriram 122 West is under construction. RERA registration TN/29/Building/0459/2023 was issued on November 15, 2023, with the RERA-filed completion date of October 12, 2028. As of mid-2025, the project is in its early-to-mid construction phase — foundation and sub-structure work is underway across towers. No OC (Occupancy Certificate) has been issued as the project is 3+ years from its RERA deadline. Buyers should track progress on the Tamil Nadu RERA portal using the registration number above. No delays have been officially reported at this stage, but the 5-year construction window gives some buffer.

Investment Analysis

• Current price vs. locality average: At ₹6,800–₹7,200/sq.ft., Shriram 122 West is priced below the Porur micro-market average (which has crossed ₹8,000–₹9,500/sq.ft. for comparable projects). This 15–20% discount is largely due to Mangadu's secondary address compared to prime Porur.
• 2–3 year appreciation potential: Mangadu has been tracking 8–12% year-on-year capital appreciation as Porur spillover demand intensifies. If Chennai Metro Phase 2 (Corridor 5) work progresses materially, an additional 10–15% bump is plausible at delivery.
• Rental yield: A 2 BHK at ₹60L price point can realistically fetch ₹15,000–₹18,000/month in rent near Porur, implying a gross rental yield of ~3.0–3.6% — in line with Chennai's mid-market average. Not exceptional, but stable.
• Resale demand: Moderate. Porur IT professionals are active buyers in this belt, but Mangadu's resale market is thinner than Porur proper. Expect a 6–12 month liquidity horizon at delivery.
• Competing projects (same budget, same zone):
  • Casagrand Uptown, Porur: 3 BHK from ~₹90L, ~₹7,200/sq.ft. — similar quality, better address
  • Prestige Park Drive, Porur: 2 & 3 BHK from ₹75L–₹1.2 Cr — premium brand but significantly higher price
  • TVS Emerald Jardin, Mangadu: 2 & 3 BHK in similar ₹60–80L range — direct competitor worth comparing spec-for-spec

Pros and Cons

Pros

• Competitive entry price: ₹56L for a RERA-registered 2 BHK within 2 km of the Porur IT corridor is genuinely difficult to beat in 2025.
• Strong RERA compliance: Registered since November 2023 with a clear October 2028 deadline — buyers have legal recourse if timelines slip.
• Credible developer: Shriram Properties has delivered 54 projects covering 26.5 million sq.ft., primarily in South India. Not a fly-by-night builder.
• 40+ amenities at mid-market price: Clubhouse, pool, gym, and kids' zone at sub-₹90L pricing is above-average value.
• Proximity to IT employment: Porur, Ramapuram, and Guindy IT clusters are all within 15–20 minutes — strong rental demand driver.

Cons

• No metro connectivity today: The nearest operational metro station is a 25–30 minute drive. Future Corridor 5 benefit is speculative and may be delayed.
• 3-year+ wait for possession: October 2028 is a long horizon. Buyers must factor in CLP outflows alongside rent for their current home.
• Mangadu address vs. Porur address: For resale and rental, "Mangadu" fetches slightly lower premiums than "Porur." This gap may narrow but exists today.
• Super Built-Up pricing ambiguity: Carpet area figures are not prominently disclosed. The 818 sq.ft. for 2 BHK is likely SBU — the actual usable carpet may be 600–650 sq.ft. Verify before booking.
• Shriram Properties' recent financials: The company has faced debt restructuring challenges in recent years and went through a significant merger-restructuring phase post-2020. While it has stabilised, buyers with high risk-aversion should note this history.

Who Should Buy This

Ideal for: IT professionals working in the Porur–Ramapuram–Guindy belt looking for a first home under ₹90 lakh; families needing 3 BHK space without stretching to Porur's premium pricing; NRI investors seeking stable rental income from Chennai's western IT corridor.

Not ideal for: Buyers needing immediate possession or ready-to-move options; those who prioritise metro connectivity as a non-negotiable; buyers expecting luxury finishes — the specifications are honest mid-market, not aspirational premium.

FAQ — Frequently Asked Questions

Q: Is Shriram 122 West RERA registered?

A: Yes. RERA registration number is TN/29/Building/0459/2023, registered on November 15, 2023, with the Tamil Nadu RERA authority. You can verify this on the official Tamil Nadu RERA portal (tnrera.in).

Q: What is the possession date for Shriram 122 West?

A: The RERA-filed possession date is October 12, 2028. This is the legally committed delivery deadline — any delay beyond this date entitles buyers to compensation under RERA.

Q: What is the price range for Shriram 122 West?

A: Prices range from approximately ₹56 lakh for a 2 BHK (818 sq.ft. SBU) to ₹88 lakh for a 3 BHK (1,285 sq.ft. SBU). Add GST (5%), registration (~4–6% in Tamil Nadu), and parking charges to arrive at the total outflow.

Q: Is Shriram Properties a reliable builder?

A: Shriram Properties is a listed company (NSE/BSE) with 54 delivered projects and 26.5 million sq.ft. of completed development — primarily in Bengaluru and Chennai. The company went through a financial restructuring phase post-2020, but has since stabilised. Being a listed entity adds a layer of regulatory transparency.

Q: What is the nearest metro station to Shriram 122 West?

A: The nearest operational metro stations are on the existing Green Line — around Koyambedu or Ashok Nagar — which are approximately 10–12 km away (25–30 min drive). Chennai Metro's upcoming Corridor 5 is planned to improve connectivity to Porur, but no confirmed operational timeline exists as of 2025.

Q: Is Shriram 122 West good for investment?

A: The project offers a reasonable investment case for a 3–5 year horizon. Entry price (~₹6,900/sq.ft.) is 15–20% below Porur's current average, and rental demand from IT professionals is consistent. The key risk is the Mangadu micro-address lagging Porur in resale premiums. Treat it as a yield-plus-appreciation play, not a quick-flip opportunity.

Q: How many units and towers are there in Shriram 122 West?

A: The project has 4 towers with a total of 624 residential units spread across 4.98 acres. Each tower is 2 basements + Ground + 19 upper floors (G+19).

Q: What configurations are available and which is the best value?

A: Configurations are 2 BHK (818 sq.ft.), 2.5 BHK (~1,000 sq.ft.), and 3 BHK (1,285 sq.ft.). On a per-sq.ft. basis, the 3 BHK typically offers the best value in Shriram projects. However, for rental yield, the 2 BHK has better liquidity given its lower absolute ticket size and higher tenant demand near Porur.

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