Address Maker Apollo

Address Maker Apollo sells land, not a built home, so the choice is plot size. Four are offered: 30 by 40 feet at about 1,200 sq ft for Rs. 57.59 Lakhs, 35 by 40 feet at about 1,400 sq ft for Rs. 67.19 Lakhs, 30 by 50 feet at about 1,500 sq ft for Rs. 71.99 Lakhs, and 30 by 60 feet at about 1,800 sq ft for Rs. 86.38 Lakhs. Each comes to about Rs. 4,800 per sq ft, a flat rate across sizes.

What you can build on the plot is set by the layout's approving authority, through setbacks on each side and a floor limit, and the developer has not published those figures. Ask for them before you pick a size, because a 30-foot frontage with setbacks leaves a narrower house than the plot number suggests. Corner plots and plots facing the park usually carry a premium; ask whether they do here.

GST does not apply to land, but stamp duty and registration are due on the full sale value at registration. Budget separately for the house you will build later and for water and power connections. Ask for a cost sheet that shows:

• Base price per sq ft and the plot area it is charged on
• Any corner, park-facing or size premium
• Development, infrastructure and clubhouse charges, and whether tax applies to them
• Stamp duty and registration estimates
• Maintenance deposit and the annual charge for an unbuilt plot
• The payment schedule tied to layout milestones

Address Maker Apollo is planned as a gated layout of 362 plots on 23 acres with a Greek theme, a clubhouse the developer describes as inspired by the Parthenon, and about 2.5 acres of green landscape. Everything you are shown at this stage is a render as planned by the developer, so ask for the sanctioned layout plan and check that the parks, roads and civic amenity sites on it match the brochure. On a plot, the layout plan is the product.

Once the layout is finished and homes go up, a morning could start on the jogging track around the gardens or in the gymnasium, with a swim in the pool before the drive out. The yoga zone is there for the quieter start. After school the sports courts and the kids' play area take over, and table tennis in the clubhouse fills a wet afternoon.

Evenings and weekends turn to the mini theatre and the multipurpose hall, which handles a family function without a hotel. The developer also mentions a golf putting zone, a lake and a temple in its plans. Because these will be built alongside the plots, ask which are part of the RERA-sanctioned scope and which are promised separately. Ask, too, how the maintenance of a 362-plot layout will be funded before most plots have homes on them.