Ajmera Codename Electronic City

Ajmera Codename Electronic City stands on Shantipura Main Road, pincode 560100, in Phase 2 of Electronic City on the southern side of Bengaluru. The developer names the elevated expressway through Electronic City and Hosur Road as the routes you reach from here, and points out that offices in both phases of the hub are close. No distances or drive times have been published, so this page quotes none.

If your office is in either phase, the commute is the reason to buy here, and it is worth measuring from the plot rather than from the hub's name. Leave the site at your usual hour and time the run to your building; Phase 1 and Phase 2 are not the same trip. If you work in the city, drive to the expressway ramp and up to Silk Board at the hour you would use it, and again on the way back.

A commercial block is planned inside the project for the daily shop, though it will fill with tenants only after handover. Until then, find the nearest supermarket, clinic and school from Shantipura Main Road and time each trip. Ask how wide the road outside the gate is and how it copes at the evening shift change, since 240 homes will add their own cars to it.

Ajmera Codename Electronic City has three plans on sale, all as built-up area with no carpet figures published. The 2 BHK is about 1,155 sq ft from Rs. 89 Lakhs. The 3 BHK Compact is about 1,395 sq ft from Rs. 1.07 Crore, and the full 3 BHK is about 1,550 sq ft from Rs. 1.18 Crore. The Compact plan is the one to study: it costs Rs. 18 Lakhs more than the 2 BHK for a third bedroom, and Rs. 11 Lakhs less than the full 3 BHK for 155 sq ft fewer.

On those starting figures the rate is about Rs. 7,700 per sq ft on the two smaller plans and about Rs. 7,600 on the largest. In a six-floor block the floor-rise is modest, but facing still matters: a home looking into the gardens will be priced above one looking at the next block or the road. Get the price for the actual unit, not the starting figure.

These are under-construction homes, so GST is charged over the base price, and stamp duty plus registration fall due at the sale deed. Payments follow construction milestones, so tie each instalment to a stage you can see. Ask for a cost sheet that lists:

• Base rate and the area it is charged on
• Floor-rise and facing charges for your unit
• Car park, clubhouse and infrastructure charges
• GST as its own line
• Stamp duty and registration estimates
• Maintenance deposit and the first year's charge

Ajmera Codename Electronic City has no RERA registration number on record for this project yet. Ask Ajmera Group for it before you discuss price, and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry carries the sanctioned plan, the declared completion date and the account your instalments are meant to go into. A Codename is often a pre-launch label, so ask plainly whether the project is registered yet; until it is, a booking is not protected.

With handover set for December 2028 onwards, the paperwork that protects you is the approvals and the agreement. Ask for:

• The RERA certificate and the latest quarterly progress filing
• The sanctioned building plan with your block, floor and unit marked
• Title documents and an encumbrance certificate for the 4.7 acres
• The commencement certificate for your block
• A draft agreement for sale with the handover date, the milestone payment schedule and the penalty for delay
• The list of common facilities the developer commits to, including both clubhouses

Read how the agreement defines area, since the sizes quoted are built-up and the carpet area will be smaller. At handover, do not take keys until the occupancy certificate for your block is issued. Then register the sale deed and apply for the khata in your name.

Ajmera Codename Electronic City is planned as ten blocks of six floors set around two clubhouses on 4.7 acres, with landscaped gardens between them and a commercial block at the front. The developer has not published the open-space share, so ask for the sanctioned layout and see how the ten footprints, the parking and the gardens divide the ground. Until a block is finished, every image is a render as planned by the developer.

A morning here might begin on the jogging track through the gardens or in the gymnasium, with a swim before the short drive to the office. The health centre on site handles a routine check-up. After school, children have the play area and the multiple sports courts, and the indoor games area takes over when it rains.

In the evening the open amphitheatre is where the community gathers for a screening or a festival, and the multipurpose party area takes a birthday out of the flat. Two clubhouses for 240 homes is a generous ratio, so ask what each one holds and whether both open with the first handover or one comes later. Ask also what the maintenance charge per sq ft will be, since two clubhouses cost more to run than one.