Abhee Aaria

Abhee Aaria stands on Dommasandra Main Road at Mavinkere, in Varthuru village opposite Gunjur, pincode 560087, with a lake beside the site. This is the eastern edge of the city, where Varthur and Gunjur have grown from villages into apartment neighbourhoods. Whitefield lies in one direction, Sarjapur Road in another, and the Outer Ring Road is reached by road from both. Which of those is your workplace decides how the commute feels.

The developer has not published distances or travel times to any office park, school, hospital or station. Do not estimate them from a map. Drive from the site to your workplace at the hour you would actually leave, then do the return trip in the evening, and try it once in the rain. Roads on this side of the city carry a lot of construction traffic, and a lake-side plot can have only one or two approach roads.

Daily needs are closer to hand. Varthur and Gunjur have schools, clinics and markets, and the project itself plans a pharmacy, retail units and a cafe at the gate. Ask how many cars 1,100 homes will put onto Dommasandra Main Road at 9 am, where the entry and exit gates open, and whether a bus route stops nearby. A community this size shapes its own traffic.

Abhee Aaria offers four home types, all quoted as built-up area. The 1 BHK is about 709 sq ft and is priced from Rs. 73 to 78 Lakhs. The 2 BHK is about 1,320 sq ft from Rs. 1.36 to 1.37 Crore. The 3 BHK is listed at about 1,430 sq ft with a price band of Rs. 1.47 to 2.09 Crore, a spread wide enough to suggest more three-bedroom sizes than the one published. The 4.5 BHK is about 2,500 sq ft from Rs. 2.57 Crore. Carpet areas have not been released, so ask for them.

On the published figures every starting price works out to about Rs. 10,300 per sq ft. In a 30-floor tower the floor you choose and the direction you face, especially towards the lake, will add to that. Ask for a unit-wise price list rather than the brochure figure.

Because the homes are under construction, GST is payable on the construction portion of the price. Stamp duty and registration apply on the full value at the time of the sale deed. Payments will follow construction milestones. Ask for a cost sheet that shows:

• Base rate, the area it applies to, and the carpet area alongside
• Floor-rise and lake-facing charges for the exact unit
• Car parking, with the number of bays
• Clubhouse membership, maintenance deposit and corpus fund
• GST as a separate line
• Stamp duty and registration at the current Karnataka rates

Abhee Aaria has no RERA registration number on record from Abhee Ventures yet. Ask for it before anything else and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry shows the promoter, the land details, the sanctioned plan, the declared completion date and the quarterly progress filings. A project under construction should carry that number on every advertisement; if the sales team cannot give you one, do not pay a booking amount.

At this stage there is no occupancy certificate, so your checks are on the land and the approvals. Ask for:

• The RERA certificate and the project's page on the portal
• The sanctioned building plan for your tower, showing your unit
• Title documents and the mother deed for the 11.5 acres
• An encumbrance certificate for the land
• Khata and the latest property tax receipt for the parcel
• Any no-objection certificates relating to the lake boundary, since the site adjoins one

The agreement for sale should state the handover date, the milestone-linked payment schedule, the carpet area and the penalty the developer pays for delay. Keep every receipt. At handover, insist on the occupancy certificate for your tower before you take the keys, then register the sale deed and transfer the khata into your name.

Abhee Aaria is planned as 11.5 acres with five 30-floor towers grouped so that the gardens, the two clubhouses and the lake frontage are shared by about 1,100 households. The developer has not published the share of the plot kept open, so ask for the sanctioned layout and see for yourself how much ground the towers take. Every image you are shown at this stage is a render, as planned by the developer, not a photograph.

A day here might open on the jogging and skating track by the water, then move to the gymnasium or one of the several sports courts. Working parents can leave a small child at the creche and pick up a prescription at the pharmacy on the way back. The spa, salon and health centre inside the clubhouse are the mid-week treat, and the swimming pool is where the evening ends.

Weekends fill the open-air amphitheatre and the multipurpose party area, and the indoor games zone covers the monsoon months. Children have their own play area. With two clubhouses serving the whole community, ask which clubhouse belongs to which towers, which facilities open with the first handover and which wait for the last. Ask, too, for the number of lifts per tower, because on the 28th floor that matters more than the salon or the cafe.