Abhee Celestial City

Abhee Celestial City sits at 24, State Highway 35, at Chikkavaderapura in pincode 560087, on the road that runs between Varthur and Gunjur on the eastern side of the city. The neighbour that matters most is Greenwood High School, which the site stands behind. For a family that means a school run on foot rather than in a car, and for everyone it means school buses and parent traffic on the approach twice a day. See it at 8 am before you decide how you feel about that.

Beyond the school, the developer has not published a single distance or drive time, so treat any figure a sales executive quotes as a claim to be tested. Whitefield lies one way along this road and Sarjapur Road the other; which end of that stretch your office is on will decide whether the commute is short or long. Drive it at your real hour, both directions, and again in the rain.

Varthur and Gunjur have grown into full residential neighbourhoods, so shops, clinics and schools are established rather than promised. Inside the gate the plan includes a pharmacy, retail units and a cafe for daily errands. With 1,200 homes joining a state highway, ask where the entry and exit gates open, how visitors park and whether a bus route stops nearby.

Abhee Celestial City offers seven layouts, all quoted as built-up area. The only two-bedroom plan, with two bathrooms, is about 1,345 sq ft; its price opens at Rs. 1.39 Crore. Three-bedroom plans with two bathrooms measure about 1,595, 1,680 and 1,685 sq ft; their prices open at Rs. 1.63, 1.71 and 1.72 Crore. Three-bedroom plans with three bathrooms measure about 1,895, 1,950 and 1,990 sq ft; those open at Rs. 1.92, 1.97 and 2.01 Crore. Carpet areas have not been published; ask for them, since the agreement must state carpet area.

Divide each price by its size and the rate lands between about Rs. 10,100 and 10,300 per sq ft. In a 26-floor tower the floor and the facing add to that, so insist on a unit-wise list rather than the starting figures.

These are under-construction homes, so GST applies to the construction portion of the price, and payments will follow construction milestones. Stamp duty and registration are payable on the full value when the sale deed is registered. Ask for a cost sheet that lists:

• Base rate and the area it is charged on, with the carpet area beside it
• Floor-rise and facing charges for your unit
• Car parking and the number of bays
• Clubhouse membership, maintenance deposit and corpus fund
• GST as its own line
• Stamp duty and registration at current Karnataka rates

Abhee Celestial City is still waiting for a RERA registration number from Abhee Ventures to be published. Get it from the sales office and search the Karnataka RERA website (rera.karnataka.gov.in) before you pay anything. The entry tells you who the promoter is, what land the project stands on, the sanctioned plan, the declared completion date and how construction is progressing quarter by quarter. That completion date is the one to hold the developer to, not the brochure's.

There is no occupancy certificate yet, so your checks are on the land and the sanction. Ask for:

• The RERA certificate and a link to the project page on the portal
• The sanctioned building plan for your tower, with your unit marked
• Title documents and the mother deed for the 4 acres
• An encumbrance certificate for the parcel
• Khata and the latest property tax receipt
• The commencement certificate for your tower

Read the agreement for sale before you sign the booking form. It should state the carpet area, the handover date for your tower, the milestone payment schedule and the compensation you receive for delay. When the flat is ready, ask for the occupancy certificate before you take possession, then register the sale deed and move the khata into your name.

Abhee Celestial City is planned as 4 acres carrying six towers of 26 floors, with the clubhouse, gardens and courts fitted into the ground between them. Because about 1,200 households will share that ground, the layout drawing is the most important document you will look at. Ask for the sanctioned plan, check how far apart the towers stand, and ask for the open-space share, which the developer has not published. Every image at this stage is a render, as planned by the developer.

A morning here might begin on the jogging and skating track, then a session in the gymnasium or a game on one of the sports courts before the office. Working parents can drop a toddler at the creche on the way out. The spa, salon and health centre in the clubhouse are for the mid-week reset, and the swimming pool is where the family cools down in the evening.

Weekends spread into the amphitheatre and activity plaza, the multipurpose party area for birthdays and festivals, and the indoor games zone when it rains. Children have a play area of their own, and the landscaped gardens give you somewhere green without leaving the gate. Ask which of these open with the first towers and which wait for the last, how many lifts each tower gets, and what the maintenance charge per sq ft will be once the community is full.