Adarsh Pinecourt

Adarsh Pinecourt sits at Chikkagubbi Village, pincode 562149, on the Hennur Road side of north Bengaluru. That is the full extent of what the developer has published about the location: no landmark, no distances, no travel times to any office, school or hospital. Take it as a cue to test the journeys yourself, which is straightforward because the blocks are built and the neighbourhood is in daily use.

Start with the commute. Drive from the gate to your workplace at 9 am on a weekday and return at 6.30 pm, then try the airport run if you fly often, since Hennur Road is one of the routes north. Check the last stretch from the main road to the layout, because on a low-rise site the approach road affects each block differently. Ask which blocks are closest to the entrance and which are furthest from traffic noise.

Ask a resident, rather than the sales office, where the nearest grocery, clinic, school and bus stop are and how long each takes. Count the parking bays per home and where visitors park, since 201 households on 4 acres can fill the internal roads. Walk the lanes outside the gate after dark to judge lighting and activity before you decide.

Adarsh Pinecourt offers three layouts, all quoted in built-up area: two bedrooms in about 1,172 sq ft, two and a half in about 1,456 sq ft, three in about 1,644 sq ft. The half-room in the 2.5 BHK is the useful middle step: a study or nursery now, a child's room later. Carpet areas have not been published, so ask for the sanctioned plan of each unit you consider.

The published starting prices are Rs. 64 Lakhs, Rs. 78 Lakhs and Rs. 87 Lakhs respectively. On built-up area that is about Rs. 5,450, Rs. 5,350 and Rs. 5,300 per sq ft, so the rate eases slightly as the home gets bigger. Because handover began in December 2022, ask whether the unit you are shown is developer stock at these figures or a resale priced by its owner.

No GST applies to a completed flat covered by the occupancy certificate. Stamp duty and registration are paid on the full value. With only four floors per block, floor-rise charges should be small, but ask. Get a cost sheet that shows:

• Base price and the built-up area it is charged on
• Any floor or facing premium, including for ground-floor garden access
• Car parking and the number of bays
• Clubhouse membership and the maintenance deposit
• Pending maintenance or tax dues, if buying from an owner
• Stamp duty and registration on the full consideration

Adarsh Pinecourt lists no RERA registration number from Adarsh Developers for this project. Ask for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry shows the approved plan and the declared completion date, which you can set against the December 2022 handover.

For a finished home, the paperwork is about proving the block may be occupied and that the title is clean. Ask for:

• The occupancy certificate for your block
• The sanctioned building plan showing your unit and floor
• Title documents and an encumbrance certificate for the 4 acres
• The land conversion order and layout approval
• The khata for the property and the latest property tax receipt
• A draft sale deed, since a completed flat registers on a sale deed, not an agreement to sell

If you are buying from an owner rather than the developer, add the seller's registered sale deed, a no-dues letter from the association and a loan closure letter if the flat is mortgaged. After registration, get the khata transferred to your name and move the electricity and water accounts. Have a lawyer read the deed before you pay a token, and keep every receipt for the bank.

Adarsh Pinecourt is made up of ten four-storey blocks on 4 acres, with the gardens, courts and clubhouse in the gaps between them. That is a very different feel from a tower on a podium: more ground-level life, fewer neighbours per staircase, and a choice between blocks near the clubhouse and blocks near the boundary. The developer has not published the open-space share, so ask for the sanctioned site plan, then walk the layout, since it is fully built.

A morning here could begin on the jogging track, then the gymnasium or a swim before the commute. Children have a play area and the sports courts, and the games room and activity area take over on rainy afternoons. The health club is on site for the routine check-up. Because the blocks are low, the ground-floor flats open almost onto the gardens, while top-floor flats get the light and the quiet.

Evenings settle into the landscaped gardens and the clubhouse, and the amphitheatre and party area host the festivals and birthdays. These facilities have been in use since December 2022. Ask the owners' association what the monthly maintenance is, whether the corpus is healthy, and whether the pool and generators have needed repairs. In a completed project, the state of the association is part of what you are buying.