Alliance Galleria Residences

Alliance Galleria Residences stands at Survey No. 200/4 on the 200 Feet Radial Road in Zamin Pallavaram, pincode 600043. Pallavaram is a settled part of Chennai, so shops, clinics and bus routes around the project already exist rather than being promised for later.

The developer has not published distances to offices, schools, hospitals or stations, so none are quoted here. A radial road is built to move traffic, which helps your commute but also means heavy vehicles and noise near the front of the site. Time the drive from the gate to your workplace at your usual hour, and try the return journey in the evening peak.

With more than a thousand households, the entry and exit points take real traffic at school and office times. Ask which gate your block uses and how long it takes to get out on a weekday morning. Check how many parking bays come with the flat you are buying, and whether visitor parking is enough. Walk around the block at night, too, to judge lighting and noise from the road.

Alliance Galleria Residences has sold every home through the developer, so this is a guide to what was built rather than what is on sale. Sizes are quoted as built-up area:

• 1 BHK: about 618 sq ft
• Compact 2 BHK: about 656 and 669 sq ft
• 2 BHK: about 1,122 sq ft
• 3 BHK: about 1,345, 1,365, 1,540, 1,618 and 1,653 sq ft

On resale, the owner sets the price. Compare the figure with recent registered sales in the same block, and ask for the carpet area, which has not been published. No GST applies to a finished flat bought from its owner; stamp duty and registration are always payable.

Before you agree a price, ask the seller for:

• The exact block, floor and built-up area of the flat
• The number of car parking bays that transfer with it
• A no-dues letter for maintenance and property tax
• The association's transfer charge on resale
• Any loan still open on the flat and the bank's closure letter

Alliance Galleria Residences has no RERA registration number published for this project. Ask the seller whether the project was registered and check the entry on the TNRERA portal of Tamil Nadu. For a completed home bought from an owner, the building's certificates and the title chain carry most of the weight.

Ask for copies of these before you pay an advance:

• The completion or occupancy certificate for the block
• The approved building plan showing the flat
• The seller's registered sale deed and the earlier title documents
• An encumbrance certificate for the flat
• The latest property tax receipt and electricity bill
• A no-objection letter from the resident association

Check that the flat number, block and undivided share of land match across the seller's deed, the tax records and your draft. If the seller has a home loan, the bank must be paid off and the original deed released before registration. At the end, take the sale deed in your name and move the property tax and electricity accounts into your name as well.

Alliance Galleria Residences covers 9.3 acres with six blocks of up to 14 floors spread around shared grounds. The share of open space has not been published, so walk the layout and see how much room there is between the blocks. Because everything is built, you can compare what stands today with the renders as planned by the developer.

A morning could begin on the yoga deck or the jogging and skating track, followed by a workout in the gymnasium. Children have a play area and outdoor sports courts once school is out, while the swimming pool fills up on warm afternoons. The landscaped gardens give older residents a place to walk in the evening.

For social life there is a rooftop lounge, an indoor games room and a party area for family functions. A coffee shop and retail spaces inside the community cover small errands without a trip outside. Ask the association how busy these shops are, what the monthly maintenance covers, and how the pool and party area are booked by residents.