Adarsh Park Heights

Adarsh Park Heights stands at Gunjur Village, pincode 560087, on the east side of Bengaluru. Gunjur is a settled residential pocket next to Varthur, and Whitefield and Sarjapur Road are reached by road from here. The Outer Ring Road technology corridor is within driving range, which is where a large share of east Bengaluru's office trips end up. The developer has not published distances or travel times to any of these, so the numbers that matter are the ones you measure.

Do the drive to your office from the gate at 9 am on a weekday and repeat it at 6.30 pm; Varthur and the Whitefield approaches change character by the hour. Check the last stretch from the main road to the towers, since the approach road decides whether school buses, deliveries and cabs find you easily. Ask where the nearest bus stop, grocery, clinic and school are, because none are listed.

With 720 homes in three towers leaving through the same gate, the morning queue at the exit is part of the commute. Watch it on a weekday visit. Retail spaces inside the project should cover the daily errands once the shops are let, and the creche on site shortens the morning for working parents. Ask how many parking bays come with each home and whether visitor parking exists.

Adarsh Park Heights has only 3 BHK homes, in two sizes quoted as built-up area: about 1,800 sq ft and about 1,860 sq ft. Carpet areas have not been published, so ask for the sanctioned plan and read the carpet figure off it. Sixty square feet is a small gap, so compare the two plans on room dimensions and balcony space rather than the headline number.

Budget from Rs. 2.15 Crore to about Rs. 2.30 Crore for the 1,800 sq ft plan, which is about Rs. 11,900 per sq ft at entry. The 1,860 sq ft plan runs from Rs. 2.20 Crore to about Rs. 2.45 Crore, about Rs. 11,800 per sq ft at the bottom of its band. In a 29-floor tower the spread inside each band comes from floor level and facing, so ask what the floor-rise charge is per floor and which facings carry a premium.

Since the towers are complete, no GST is charged on a unit covered by the occupancy certificate. Stamp duty and registration are due on the full value. Ask for a cost sheet that lists:

• Base price and the built-up area it is charged on
• Floor-rise and facing premiums for the exact unit
• Car parking and the number of bays included
• Clubhouse membership and the maintenance deposit
• Any corpus or sinking-fund contribution collected at handover
• Stamp duty and registration on the full consideration

Adarsh Park Heights does not yet show a RERA registration number from Adarsh Developers. Ask for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in), where the entry lists the approved plan and the declared completion date. Compare that date with the May 2025 handover.

Because the towers are finished, the document that matters most is the occupancy certificate, which proves the building may be lived in and removes GST from the purchase. Ask for:

• The occupancy certificate for your tower
• The sanctioned building plan showing your unit and floor
• Title documents and an encumbrance certificate for the 21 acres
• The land conversion order and layout approval for the site
• The khata for the property and the latest property tax receipt
• A draft sale deed, since a completed home registers on a sale deed rather than an agreement to sell

If the developer offers an agreement for sale with a later handover date instead, treat that as a sign the unit is not yet covered by the occupancy certificate and ask why. After registration, get the khata transferred to your name and collect the handover letter and the electricity and water connection records. Keep every receipt, since a bank will ask for the full set at disbursement.

Adarsh Park Heights has three towers of up to 29 floors standing on 21 acres, which leaves a great deal of ground that is not tower. The developer has not published the open-space share or said whether part of the land is held for future phases, so ask for the sanctioned site plan and walk the boundary. Because the project is complete, what you see on the visit is what you get; treat any renders as the developer's original plan and check them against the ground.

Mornings could start on the jogging track, then the gymnasium or a swim, with the yoga and activity area for a quieter start. Parents can drop a small child at the creche on the way out. School-age children have a play area and the multiple sports courts, and the games room takes over when it rains. The health centres are on site for the routine appointment.

Evenings gather in the landscaped gardens and the clubhouse, and the multipurpose area hosts the birthdays and society meetings. With 720 households sharing these, ask how bookings work and how many lifts each tower has, since on the 25th floor lift capacity shapes your day more than any garden. Handover began in May 2025, so ask which facilities are open, when the association takes over, and what the monthly maintenance is.