Adarsh Greens

Adarsh Greens sits in Prakruthi Nagar at Kogilu, pincode 560064, on the north side of Bengaluru. The plot is Survey No. 3 of the village recorded as Garg Street Agrahara, fronting the main road through the area. The developer has not published distances or drive times to offices, the airport, schools or hospitals, so none are quoted here.

Since the towers are finished and occupied, you can test the commute the way a resident would. Drive from the gate to your workplace at your real departure time on a weekday, and back in the evening; if you travel by air often, time the airport run too, at more than one hour of the day. Ask neighbours which route they use and what has changed on it since they moved in.

Retail spaces inside the layout cover small errands, which helps on a 26.7-acre site where the gate can be a walk from your tower. For a weekly shop, a school run or a hospital, find each one yourself and note the time it takes. Walk the main road outside the gate at the evening peak and see how the traffic and the street lighting feel, because that stretch is part of every trip you will make.

Adarsh Greens was built in three layouts, all quoted as built-up area. The two-bedroom homes are about 955 and 995 sq ft, and the 3.5-bedroom home about 1,995 sq ft, roughly twice the size. Carpet areas were not published, so ask the seller for the original floor plan and measure the flat you are offered, since 40 sq ft between the two 2 BHK plans is easy to miss on paper.

Every plan has been sold, so there is no developer price list. The launch entry figure was Rs. 62 Lakhs for the 955 sq ft home, about Rs. 6,500 per sq ft, and it tells you where the project began, not what a flat fetches today. A resale price is shaped by floor, facing, the state of the interiors and how quickly the owner wants to sell.

No GST applies to a completed flat with an occupancy certificate. 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:

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

Adarsh Greens has not yet published a RERA registration number. Ask the seller or Adarsh Developers for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in), which shows the approved plan and the completion date the promoter declared. If the project pre-dates registration, ask for the reason in writing.

A resale in a completed tower rests on the project's papers 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. 3, Garg Street Agrahara village
• The completion certificate and the association's formation papers

From the seller, ask for their registered sale deed, the allotment letter from Adarsh Developers and the khata in their name. Add the latest property tax receipt, a fresh encumbrance certificate for the flat and a no-dues letter from the association. Check that the seller's name reads the same on every paper, and that any loan on the flat has been closed, with the lender's release letter to prove it. Then register your sale deed, move the khata into your name and update the association's records.

Adarsh Greens covers 26.7 acres with only two 12-floor towers on it, which leaves most of the ground for gardens, tracks and the clubhouse. The open-space share has not been published, so ask for the sanctioned site plan and see how the towers, the pool and the courts divide the land. Everything is built, so walk the grounds rather than looking at pictures, and find out which side your seller's flat faces.

A morning here can start on the jogging track, move to the gymnasium and end in the pool, all around the clubhouse. The meditation deck is the quiet spot for the start of the day, and the outdoor courts and games room take the evenings. Children have a play area, and the landscaped gardens give them room to run on a site this size.

The amphitheatre is where the community gathers for a festival evening, and the party area takes family functions. Retail spaces inside the gate handle milk, bread and the small errands. With 676 households sharing one clubhouse, ask the residents' association what the maintenance rate per sq ft is and how the corpus fund stands. Check that the pool and gym are open and equipped today, not just promised.