Abhee City Urban Glenn

Abhee City Urban Glenn stands on State Highway 35, the road between Varthur and Sarjapur, near Dommasandra Circle and behind Greenwood High School, at Thigala Chowdadenahalli in pincode 560087. Think of the highway as the spine of your week. Whitefield lies along it in one direction and Sarjapura in the other, and Dommasandra Circle is the junction where local traffic joins it. The school behind which the site stands is a bonus for families and a twice-daily traffic event for everyone.

No distances or travel times have been published by the developer, so do not accept a figure from a sales deck. Drive from the site to your workplace at your usual hour and back in the evening, and try it in the rain. A township of fourteen towers will itself add thousands of trips to this road by the time it is full, so ask where the gates open onto the highway and whether a service road is planned.

Day to day, Varthur and Sarjapura have grown into full neighbourhoods with shops, clinics and schools, and the township plans its own retail street. What is not in place yet is anything the developer has not built, so treat the retail, the clubhouses and the golf course as a 2033 picture rather than a present one.

Abhee City Urban Glenn has six plans, all quoted as built-up area. The 2 BHK is about 1,180 sq ft, opening at Rs. 1.17 Crore, and the 2.5 BHK Regular about 1,475 sq ft, opening at Rs. 1.47 Crore. The 3 BHK Comfort is about 1,545 sq ft, opening at Rs. 1.53 Crore; the 3 BHK Luxury is about 1,645 sq ft and quoted as a band of Rs. 1.64 to 1.74 Crore. The Presidential plans are the 3.5 BHK of about 2,000 sq ft, opening at Rs. 2.05 Crore, and the 4.5 BHK of about 2,535 sq ft, opening at Rs. 2.60 Crore. Carpet areas are not published; ask for them.

That is about Rs. 9,900 per sq ft on the 2 BHK and about Rs. 10,300 on the 4.5 BHK. Over 35 floors the floor-rise charge can exceed the gap between two plans, so ask for unit-wise pricing.

These homes are yet to be built, so GST applies to the construction portion and payments follow milestones. Stamp duty and registration are payable on the full value. Ask for a cost sheet that shows:

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

Abhee City Urban Glenn has no RERA registration number published for this launch yet. That is the first thing to fix before you go further. Karnataka RERA does not permit a promoter to advertise, market or accept a booking for a project until it is registered, so ask Abhee Ventures for the number and look it up on rera.karnataka.gov.in. The entry gives you the promoter's name, the land, the sanctioned plan, the declared completion date and, later, the quarterly progress filings. If there is no number, give an expression of interest at most and no money.

Once the registration is in hand, a project at launch stage is checked on its land and its approvals, since nothing is built. Ask for:

• The RERA certificate for the phase your tower falls in
• The sanctioned layout for the 45 acres and the building plan for your tower
• Title documents and the mother deed for the land
• An encumbrance certificate for the parcel
• Khata and the latest property tax receipt
• The commencement certificate for your tower, when issued

The agreement for sale should carry the carpet area, the handover date for your tower, the milestone payment schedule and the delay compensation. Keep every payment receipt. At handover, take the keys only after the occupancy certificate is issued, then register the sale deed and move the khata into your name.

Abhee City Urban Glenn is planned as 45 acres with fourteen towers of 35 floors and, between them, a golf course of 3 acres, four clubhouses and a retail street. That is the developer's plan, and at launch it is entirely a set of renders. The developer has not published the open-space share or the unit count, so ask for the sanctioned layout and see for yourself how the towers, the golf course and the clubhouses divide the land.

A morning here might start with a few holes on the course, or a run on the jogging and skating track, then a session in one of the gymnasiums before work. Parents can leave a small child at the creche. The Scottish-theme wellness club is the developer's headline; ask what it actually contains. Swimming pools, indoor games zones and several sports courts fill the afternoons, and the amphitheatre and activity plaza take over in the evening.

Weekends bring festivals and birthdays to the multipurpose party areas and errands to the retail spaces at the gate. Four clubhouses totalling over 1.5 lakh sq ft is a lot of built space to maintain. Ask what the maintenance charge per sq ft will be, whether golf is included, and which clubhouse serves your tower. Ask, too, how many lifts each 35-floor tower gets and which facilities open with the first phase rather than the last.