Adarsh Crest

Adarsh Crest stands on Kempapura Main Road in Kempapura village, pincode 560024, in the Hebbal belt of north Bengaluru. Hebbal is an established part of the city rather than a corridor still being built, so the schools, hospitals and shops around you already exist. The developer has not published distances or drive times to any of them, so none are quoted here.

Because the towers are finished and occupied, you can test the commute the way a resident would. Drive from the gate to your office at the hour you would actually leave and again on the way back, on a weekday, and note how Kempapura Main Road behaves at each end of the day. If you fly often, ask neighbours how long the airport run takes from here at different hours.

Walk the last stretch from the main road to the gate and look at the parking on the street outside, since 203 homes bring a lot of cars to one road. Retail spaces inside the layout cover small errands, but check where the nearest large market and pharmacy are. The residents already living here are your best guide, so speak to a few before you decide.

Adarsh Crest was built in six layouts, all quoted as built-up area. Two-bedroom homes came in about 1,282 and 1,375 sq ft. Three-bedroom homes came in about 1,857 and 2,033 sq ft, and two more three-bedroom plans included a staff room at about 1,986 and 2,144 sq ft, the largest in the project. Carpet areas were never published, so measure the flat you are offered.

Every plan is sold, so there is no developer price list. The launch entry figure was Rs. 1.17 Crore for the smallest 2 BHK, about Rs. 9,100 per sq ft, and it tells you where the project started, not what a flat is worth today. A resale price is shaped by floor, facing, interiors and how keen the seller is.

No GST applies to a completed flat with an occupancy certificate, so your extras are stamp duty and registration on the sale value, the association's transfer fee, and the cost of any refit. Before you agree a price, ask the seller for:

• The last two or three registered sale values for the same layout in the project
• The floor and facing of the unit and any premium the owner paid for them
• The maintenance rate per sq ft and the corpus contribution already paid
• Any dues outstanding to the association, which pass to the buyer
• Whether the car parking bay is allotted and recorded in the sale deed

Adarsh Crest has no RERA registration number published by the developer yet. Ask the seller or Adarsh Developers for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in), which will show the approved plan and the completion date the promoter declared. If the project pre-dates registration, ask for the reason in writing and keep it with your file.

A resale in a finished tower rests on two sets of papers: the project's and the seller's. From the project side, ask for:

• The occupancy certificate for the tower
• The sanctioned building plan showing the unit
• Title documents and an encumbrance certificate for Survey No. 25/1, Kempapura village
• The completion certificate and the association's formation documents

From the seller, ask for their registered sale deed, the original allotment letter from Adarsh Developers, the khata (recorded as No. 278/331) in their name, the most recent tax receipt and a no-dues certificate from the association. Check that the seller's name reads the same on every document. Any bank loan on the flat must be closed before registration, so ask for the lender's release letter. Then register your sale deed, transfer the khata into your name and update the association's records.

Adarsh Crest puts 203 homes on 3.75 acres in 16-floor towers, which is a compact footprint for the count, so most of the ground is shared rather than private. The tower count and the open-space share have not been published; ask for the sanctioned plan and see where your seller's tower stands relative to the gardens, the road and the clubhouse. Since everything is built, walk it rather than trusting pictures.

A morning here can start on the jogging and cycling track, move to the gymnasium and end in the pool, with the clubhouse as the base. The yoga and activity area is the quiet corner, and the health centre inside the gate means a routine check-up does not need a drive. Retail spaces within the layout handle the small daily errands.

Evenings belong to the landscaped gardens, the kids' play area and the sports courts, and a rainy weekend goes to the indoor games room. Family functions use the multipurpose party area. The towers have been in use for a while, so the facilities are what they are rather than what was promised: check the pool is open, the gym is equipped and the lifts are serviced. Ask the association for the maintenance rate per sq ft and how much of the corpus fund remains.