Abhee Silicon Shine Phase 2

Abhee Silicon Shine Phase 2 stands in Mullur village on Sarjapura Road, pincode 560087, on the eastern side of Bengaluru. Sarjapura Road is a long, busy residential road that feeds the offices further along it and towards the ring road, and the pace of traffic on it will set the rhythm of your mornings. The developer has not published distances or drive times to any office, school or hospital, so we give none here.

Because the towers are already built, you can test the commute as a resident would. Drive from the gate to your workplace at the time you would actually leave, and again for the return trip, on a weekday. Try the same trip in the rain if you can, since drainage along the smaller roads off Sarjapura Road varies from stretch to stretch.

Look at the last kilometre closely. Ask which road leads from Sarjapura Road to the gate, whether it is fully tarred and lit, and how wide it is when two cars pass. Walk to the nearest bus stop, pharmacy and grocery shop and time it. The residents already living here are your best source on all of this, so speak to a couple of them at the gate.

Abhee Silicon Shine Phase 2 offers five plans, quoted as built-up area; carpet areas have not been published, so measure the flat or ask for them. The one-bedroom home is about 760 sq ft from Rs. 63 Lakhs. The two-bedroom, two-bathroom home is about 1,330 sq ft from Rs. 1.09 Crore. Three bedrooms with two bathrooms come in about 1,485 and 1,540 sq ft, from Rs. 1.22 and 1.26 Crore. Three bedrooms with three bathrooms is the largest at about 1,765 sq ft from Rs. 1.44 Crore.

Per sq ft, the plans land close together: about Rs. 8,300 on the one-bedroom and about Rs. 8,200 on the rest. That even spread suggests published figures are base rates, with floor and facing added on top. In a four-floor building the top floor and the ground floor usually carry different premiums, so ask for a unit-wise list.

On a completed home with an occupancy certificate there is no GST; stamp duty and registration apply on the full price. Payment is usually a lump sum or a short schedule rather than construction-linked, so line up your loan sanction before you negotiate. Ask for a cost sheet that lists:

• Base rate and the area it is charged on
• Floor and facing premium for the exact unit
• Car parking and the number of bays
• Clubhouse membership, corpus fund and maintenance deposit
• Any maintenance already due for the months since completion
• Stamp duty and registration on the full consideration

Abhee Silicon Shine Phase 2 is still waiting for a RERA registration number to be published. Ask Abhee Ventures for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in), where the entry will show the approved plan and the declared completion date. If the developer says the phase was exempt, ask for the reason in writing and keep it with your file.

Because the towers are built, the paperwork is that of a finished home. Ask for:

• The occupancy certificate for your tower
• The sanctioned building plan showing your unit and floor
• Khata for the property and the latest property tax receipt
• Title documents and an encumbrance certificate for Survey No. 34, Mullur
• The completion certificate for the phase
• A draft sale deed, since a completed home registers on a sale deed rather than an agreement to sell

If the flat is a resale from an early buyer rather than a fresh sale, add the seller's own sale deed, the allotment letter and a no-dues certificate from the association. Check that the seller is named identically on each paper. At registration, take the sale deed and get the khata transferred into your name, then have the electricity and water accounts moved as well.

Abhee Silicon Shine Phase 2 sits on seven acres with two four-floor towers, which leaves a lot of ground for everything that is not a building. The developer has not published the open-space share, so ask for the sanctioned site plan and see how the lawns, the courts and the parking divide the rest. Since the project is finished, insist on walking the grounds rather than looking at renders; anything still shown as a drawing should be treated as planned by the developer, not delivered.

A day here could begin on the jogging and skating track, move to the gymnasium and end in the pool, with the clubhouse as the base for all three. If you work from home, the outdoor workspace gives you a desk under the sky, and the gathering and yoga lawn is the quiet spot for a morning stretch. Small children have a play area and a creche, which matters for a two-earner household.

Weekends fill the sports courts and the indoor games room, and the multipurpose hall and lawn take the family functions. The amphitheatre is where community evenings happen, and the landscaped gardens are the everyday backdrop. On your visit, check which of these are open and in use today, ask what the monthly maintenance charge is, and find out whether the residents' association has taken over from the developer yet.