Ajmera IRIS Apartments

Ajmera IRIS Apartments stands on Shantipura Main Road, pincode 560100, in Phase 2 of Electronic City on the southern side of Bengaluru, off Hosur Road. The developer says offices across the hub's two phases are close and that the elevated expressway along Hosur Road connects the area to Silk Board Junction. No distances or drive times have been published, so this page quotes none.

If your office is in Electronic City, measure the commute from the plot, not from the hub's name. Phase 1 and Phase 2 are different trips, and a company bus may or may not stop near Shantipura Main Road. If you work in the city, drive to the expressway ramp and up to Silk Board at the hour you would use it, and do the return in the evening.

A commercial block is planned inside the project for the daily shop. Ask whether its units are let and open, because that depends on the stage question too. Until then, find the nearest supermarket, clinic and school from Shantipura Main Road and time each trip. With 215 homes on 4.7 acres, ask how many car bays each home gets and how the road outside handles the evening shift change.

Ajmera IRIS Apartments lists three plans, all as built-up area with carpet figures not published. The 2 BHK is about 1,215 sq ft from Rs. 1 Crore. The 3 BHK Compact is about 1,445 sq ft from Rs. 1.17 Crore, and the full 3 BHK is about 1,565 sq ft from Rs. 1.26 Crore. The Compact plan gives you a third bedroom for Rs. 17 Lakhs over the 2 BHK, and the full 3 BHK adds 120 sq ft for another Rs. 9 Lakhs.

On those starting figures the rate is about Rs. 8,200 per sq ft on the 2 BHK and about Rs. 8,100 on the two 3 BHK plans. In a four-floor block the floor-rise is small, but facing and the ground-floor garden or top-floor terrace, where offered, change the price. Get the figure for the actual unit.

What you pay on top depends on the stage of your unit. A home that holds its occupancy certificate carries no GST; one still being finished carries GST on the construction portion. Stamp duty and registration apply to every purchase. Ask for a cost sheet that shows:

• Base rate and the area it is charged on
• Floor and facing charges for your unit
• Car park, clubhouse and infrastructure charges
• GST, if it applies, as its own line
• Stamp duty and registration on the full consideration
• Maintenance deposit and the monthly charge

Ajmera IRIS Apartments still has no RERA registration number published for this project. Ask Ajmera Group for it first and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry matters more than usual here. It carries the promoter's declared completion date, the only neutral way to reconcile a ready-to-move label with a December 2026 possession date.

If your block holds its occupancy certificate, ask for:

• The occupancy certificate for the block
• The sanctioned building plan with your unit marked
• Title documents and an encumbrance certificate for the 4.7 acres
• Khata for the property and the latest tax receipt
• A draft sale deed, since a finished home registers on one directly

If it does not, you are buying under construction. Then ask for the RERA certificate, the commencement certificate and the sanctioned plan. The agreement for sale should state the handover date, the milestone payment schedule and the penalty for delay. Add a written date by which the occupancy certificate will be applied for. At handover, register the sale deed and have the khata transferred into your name, and confirm which of the two clubhouses and the commercial block are handed over with the homes.

Ajmera IRIS Apartments has eleven low blocks of four floors on 4.7 acres, set around two clubhouses, with landscaped gardens between the buildings and a commercial block at the entrance. The developer has not published the open-space share, so ask for the sanctioned layout and see how eleven footprints, parking and gardens divide the ground. Ask which facilities are built and open today and which are still renders as planned by the developer.

A morning here could start 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 covers a routine check-up. After school, children have the play area and the multiple sports courts, and the indoor games area takes over on a wet evening.

The open amphitheatre is where the community gathers for a screening or a festival, and the multipurpose party area keeps a birthday out of the flat. Two clubhouses for 215 homes is a generous ratio; ask what each contains and how the maintenance charge per sq ft is set to run them. In a four-floor block the top floor gets the light and the ground floor gets the garden, so decide which you want before you look at price.