Ajmera Lugaano

Ajmera Lugaano stands in Yelahanka, in the north of Bengaluru, close to Attur Lake. The developer points to the area's wide roads and flyovers as the reason daily drives are easier than in older parts of the city. It has not published distances to any office, station, school or hospital, so we do not quote any.

Picture the working day as a drive out along those main roads towards your office, rather than a crawl through narrow lanes. Yelahanka has grown as both a residential and a commercial centre, and the developer says schools, hospitals, IT offices, malls and supermarkets can be found in and around it. Weekend shopping and a doctor's visit should not need a trip across town.

Test the commute yourself before you commit. Drive from the gate to your workplace at your usual hour and time the return in the evening rush. Walk to the lake side of the campus as well, since a lakeside neighbourhood can feel very different at dawn and after dark. If children are in the family, visit the schools you have in mind and see how the morning run fits.

Ajmera Lugaano lists three layouts, each quoted as a size range that we read as built-up area. One-bedroom flats measure about 594 to 630 sq ft and cost Rs. 26.9 Lakhs to Rs. 28.28 Lakhs. Two bedrooms run about 1,008 to 1,026 sq ft at Rs. 42.82 Lakhs to Rs. 43.52 Lakhs. Three bedrooms cover about 1,332 to 1,359 sq ft at Rs. 55.29 Lakhs to Rs. 56.33 Lakhs. Carpet areas are not published.

The entry price of Rs. 26.9 Lakhs on the smallest plan is about Rs. 4,500 per sq ft, easing to about Rs. 4,150 on the biggest three-bedroom. A separate rate of Rs. 3,672 per sq ft is also quoted, which none of these prices produce, so ask which figure is current. Price lists on a project finished in 2020 may have moved since.

A completed home with its occupancy certificate carries no GST. Stamp duty and registration are due on every purchase. Ask for a cost sheet that lists:

• Base price and the area it is charged on, built-up or carpet
• Car park charges and how many bays come with the flat
• Clubhouse membership, if any is still payable
• Maintenance deposit and the monthly charge
• Stamp duty and registration on the full sale value

Ajmera Lugaano has no published RERA registration number, and the developer states BBMP/BDA approval instead. Search the Karnataka RERA website (rera.karnataka.gov.in) by project name anyway, and ask Ajmera Group to explain in writing why no registration applies. Keep that reply with your file.

Because the homes are finished, your checks are those of a completed purchase. Before you pay a token, ask for:

• The occupancy certificate for your block
• The sanctioned building plan with your unit marked
• Title documents for the 12-acre land and an encumbrance certificate
• The khata in the seller's name and the latest property tax receipt
• A no-dues letter from the owners' association, if you buy resale
• A draft sale deed to review with your lawyer

On a resale, also ask for the earlier sale deed and the original allotment letter from the developer, so the chain of ownership is complete. After registration, apply to move the khata and the electricity account into your name.

Ajmera Lugaano mixes its residential blocks on a 12-acre campus with a clubhouse and a spread of sports areas that every owner shares. The developer has not published the number of blocks, floors or homes, or the share of land kept open. Because the project is built, your site visit shows the real layout, so ask to walk the whole campus rather than rely on a plan. Any images are as planned by the developer.

An ordinary day could begin with laps in the swimming pool or a session in the gymnasium. After school, children have a play area of their own, while older ones pick up a racquet on the badminton court or shoot hoops on the basketball court. Table tennis and other indoor games fill a wet afternoon.

The clubhouse also holds a library, which makes a quiet spot to read or study away from the flat. Since the facilities have now been in use for some years, check their upkeep in person. Look at the pool, the court surfaces and the gym equipment, and ask the owners' association what the maintenance charge covers.