Ajmera Annex

Ajmera Annex stands on the southern edge of Bengaluru along Hosur Road, in Electronic City. The developer describes it as among India's biggest electronics industrial estates, covering about 332 acres, with schools, colleges, hospitals and malls grown up around it. The exact address of the block has not been published, so get a map pin from the developer before you visit.

For most buyers the point of living here is the commute you avoid. If your office is inside Electronic City, time the drive from the building itself; a flat on the wrong side of the hub can still mean a long crawl. If you work in the city, the elevated expressway to Silk Board Junction, which the developer puts at about 10 km, is the route, and it is worth driving at the hour you would use it.

Daily needs are close by in an established hub, but which supermarket, clinic and school are nearest depends on the block's exact position, which is why the address matters. Ask residents where they go, how they get there, and what the road outside is like at the evening shift change. In a 1-acre block with limited parking, ask how many car bays come with a flat and where visitors park.

Ajmera Annex was built in two layouts. The 2 BHK is about 1,095 to 1,100 sq ft and the 3 BHK about 1,350 sq ft, both quoted as built-up area with carpet areas not published. The gap of about 250 sq ft between them is a bedroom, so the choice is between a study-sized second room and a real third one. Since the homes are complete, walk the actual flat with a tape measure rather than judge from a plan.

Prices are on request and no per-sq-ft rate can be given here. Ask the developer for a written price per unit, and ask whether the unit is developer stock or a resale from an owner; a resale is priced by the seller and negotiated with them. Compare whatever you are quoted per sq ft with other completed blocks in Electronic City, and ask how many units remain unsold.

A home that holds its occupancy certificate carries no GST, so the quoted price should be the price, plus stamp duty and registration on the full consideration. Ask for a cost sheet that shows:

• Base price and the built-up area it is charged on
• Floor and facing premium, if any
• Car parking and the number of bays included
• Clubhouse membership and the maintenance deposit
• Stamp duty and registration estimates
• Confirmation in writing that no GST applies

Ajmera Annex has no RERA registration number published for this project. The developer cites plan approval from BBMP or BDA instead. Check the Karnataka RERA website (rera.karnataka.gov.in) for any entry under the project or the developer's name. For a block completed in December 2020, though, the documents that matter are the ones that prove it was built as sanctioned and that the title is clean.

If you are buying a unit still held by Ajmera Group, ask for:

• The occupancy certificate for the block
• The sanctioned building plan with your unit marked
• Title documents and an encumbrance certificate for the 1-acre site
• Khata for the property and the latest tax receipt
• A draft sale deed, since a completed home registers directly on one

If you are buying from an owner, add the owner's registered sale deed and an encumbrance certificate covering the years since that sale. Add a no-dues letter from the residents' association, and the lender's release if the flat carries a loan. At registration you sign the sale deed, then apply for the khata transfer into your name and have the association record the change. Confirm in writing that GST does not apply, since the block holds its occupancy certificate.

Ajmera Annex fits on about an acre, so think of a single compact block with the clubhouse and the pool deck built into it rather than spread across a campus. The developer has not published how many homes, floors or towers there are, or how much of the acre is open. Ask for the sanctioned plan and walk the site; because the block is complete, what you see is what you get.

A morning here could start in the yoga hall or the gymnasium, or on the sky walk, which the developer describes as carrying exercise courts above the block. The infinity-edge pool is for the evening, and a separate wading pool keeps small children in shallow water. The meditation pavilion is the quiet corner, and the lounge in the clubhouse is where you meet a neighbour or take a call away from the flat.

Wet afternoons go to billiards, table tennis and the indoor games room, and children have the play area. A family function can use the indoor party hall or the outdoor party area, which spares the flat. All of this is shared by however many households live on the acre. Ask the residents' association for the maintenance rate, the state of the pool and lifts after several years of use, and what the reserve fund holds.