Aratt Alchemy Essence

Aratt Alchemy Essence stands on Doddagubbi Main Road at Essel Gardens, pincode 560077, off Hennur Road in the north of Bengaluru. Hennur Road is a corridor that has been building out for years, with layouts such as Essel Gardens filling in along the side roads. The developer has not published distances or drive times to any office park, school, hospital or station, so none are quoted on this page.

The commute will run along Doddagubbi Main Road to Hennur Road and from there towards the Outer Ring Road or the city, depending on where you work. Drive it from the plot at your usual start time and again in the evening, and note how long the stretch of Hennur Road nearest the turn-off takes, since that is the part you cannot avoid.

Ask the sales team which schools, hospitals and supermarkets residents are expected to use and check the distances yourself. Walk from Hennur Road to the plot, look at the width and surface of Doddagubbi Main Road, and visit Essel Gardens on a weekday evening to judge noise, lighting and how built-up the lane already is. With handover in 2030, ask what road work is planned around the site before then.

Aratt Alchemy Essence offers three layouts, all quoted as built-up area. The two-bedroom flats are about 1,201 and 1,241 sq ft; the 40 sq ft between them may be a bigger balcony, a utility or a wider bedroom, so compare the two drawings rather than the two numbers. The three-bedroom flat is about 1,754 sq ft. Carpet areas have not been published; ask for them for the unit you like.

Starting prices are Rs. 1.16 Crore and Rs. 1.20 Crore for the two 2 BHK plans and Rs. 1.67 Crore for the 3 BHK. On the smallest plan that is about Rs. 9,700 per sq ft. Only starting figures are published, and facing and floor still move the price in a nine-floor building, so ask for a unit-wise list that names the floor and facing behind each number.

Construction is in progress, so GST applies on the construction value. Stamp duty and registration in Karnataka are charged on the agreement value at every purchase. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Floor-rise and facing premium for your unit
• Car parking, with the number of bays included
• Clubhouse membership and maintenance deposit
• Electricity, water and sewage connection charges
• GST as its own line
• Stamp duty and registration
• The construction-linked payment schedule with stage dates

Aratt Alchemy Essence has no RERA registration number on record from the developer. Ask ARATT Developers for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in) before paying a booking amount. The entry fixes the sanctioned unit count, the land area and the completion date the promoter has committed to, which is what counts if handover slips past 2030.

You are buying an unfinished home, so the documents stand in for the building. Before booking, ask for:

• The Karnataka RERA registration certificate for this project
• The sanctioned building plan and the commencement certificate
• Parent title documents for the 2.5 acres and a current encumbrance certificate
• The land conversion order, if the plot was once agricultural
• A draft agreement for sale in the RERA format, with the handover date
• A cost sheet for your unit with GST, parking and deposits shown separately

Keep every payment tied to a certified stage of construction rather than a calendar date, and ask for progress updates with photographs as the two towers rise. At handover, ask for the occupancy certificate for your tower, register the sale deed, then move the khata into your name and get the first property tax assessment.

Aratt Alchemy Essence has two towers of nine floors on 2.5 acres, with 188 homes between them and the clubhouse, pool and gardens fitted into the ground around them. Two low towers leave more of a plot open than one tall one would, but the developer has not published the open-space share, so ask for the sanctioned site plan. Everything you see at this stage is a render, as planned by the developer.

A morning here could begin on the jogging track, or the skating track if your children ride, followed by the gymnasium and a swim. The reflexology deck is for a slower start. Working parents get a creche beside the children's play area, and anyone working from home has the co-working space in the clubhouse for a desk away from the flat.

Evenings gather on the sports courts and in the games room, and weekends bring the spa and salon and the landscaped gardens. Family functions go to the banquet hall. With 188 households across two towers, lift waits should be short, but ask how many homes share a floor and how many lifts each tower has. Ask too for the clubhouse completion date, because shared buildings often finish after the towers.