ARATT Ayatana Residences

ARATT Ayatana Residences is in Electronics City Phase 1, the southern tech and industrial zone that Hosur Road feeds. The gain is the commute: with the tech campuses a short distance away, anyone employed in the hub swaps the long southern drive for a few minutes on local roads. Silk Board and Bommasandra are road journeys from here. No distances or times have been published by the developer, so measure your own route at the hour you leave.

Living inside a work hub has a texture of its own. Weekday traffic is heavy in and out of the campuses at shift times, and the roads are quieter at weekends than in a residential suburb. There are schools, clinics and shops in the wider area; ask the sales team to name the ones they mean and visit them, since the developer lists none.

Two practical checks before you commit. First, drive the last kilometre to the plot in the evening to see how the access road copes when the offices empty. Second, think about where the rest of the family goes each day. A home beside one person's office can add distance for a partner working at Silk Board or a child at school elsewhere. The published address is a Plus Code, so get the gate pinned on your map.

ARATT Ayatana Residences publishes four layouts, all in built-up area; carpet areas have not been released, so ask for them. The 3 BHK homes are about 2,048 and 2,067 sq ft, from Rs. 2.71 Crore and Rs. 2.73 Crore. The 4 BHK homes are about 2,531 and 2,561 sq ft, from Rs. 3.31 Crore and Rs. 3.35 Crore. Each pair is separated by only 20 to 30 sq ft, so ask where that difference goes.

Price divided by size gives about Rs. 13,200 per sq ft on the smallest 3 BHK and about Rs. 13,100 on the largest 4 BHK. The published range tops out at Rs. 3.35 Crore, but a 34-floor building prices by floor and facing, and the view from the upper third will carry a premium that the starting figures do not show.

Because construction is ongoing, GST is payable on the construction portion, and stamp duty and registration are charged when the sale is registered. Payments will follow construction milestones under an agreement for sale. Before you sign, ask for a cost sheet that sets out:

• The base rate and whether it is charged on built-up or super built-up area
• Floor-rise and facing premiums for the unit you are quoted
• Car parking, with the number of bays
• Clubhouse, concierge and maintenance deposits, plus the estimated monthly charge
• GST as its own line
• Stamp duty and registration on the full consideration
• The milestone schedule with dates, not just percentages

ARATT Ayatana Residences shows no RERA registration number for this project. That is the first thing to ask ARATT Developers for, and the entry should be checked on the Karnataka RERA portal at rera.karnataka.gov.in before a booking amount is paid. For a home that will not be handed over before June 2029, the registration is what fixes the promoter's completion date and the payment terms in a form you can enforce.

This is an under-construction purchase, so the documents to collect at booking are:

• The RERA registration certificate for the project
• The sanctioned building plan, with your unit and floor marked
• Title documents and an encumbrance certificate for the 3-acre parcel
• The commencement certificate for the building
• An agreement for sale that states the handover date, the milestone payment schedule and the penalty for delay
• The specification sheet for finishes, so what is delivered can be checked against what was promised

Pay each instalment against a certified milestone, not against a calendar date, and keep the receipts. At handover, ask for the occupancy certificate for the building before you take the keys, then complete the sale deed and have the khata transferred into your name. If the sky lounge, pool or other shared facilities are not finished at that point, get a written date for each.

ARATT Ayatana Residences is a tall build on a small site: 34 floors, 134 homes, 3 acres. That combination means a compact footprint and more ground left over per household than a dense mid-rise would leave, but the developer has not published the open-space share or the tower count. Ask for the sanctioned layout and read it yourself. Everything you are shown of the grounds and the sky lounge is a render as planned by the developer, because the project is still being built.

The list reads like a hotel more than a housing society, which is what a 134-home premium tower tends to become. A concierge service handles the deliveries and the bookings. Mornings could start on the jogging and skating track, move to the outdoor yoga zone and end in the gymnasium, with the steam and sauna rooms for after. The swimming pool and the multiple sports courts take the weekends, and the kids' play area keeps the youngest busy while the rest of the family uses them.

Evenings are the point of a 34-floor building. The sky lounge is the room to see the south of the city from, and the party lawn and landscaped gardens are the ground-level alternative. An indoor games zone covers the monsoon. The cost of all this is shared by only 134 homes, so ask for an estimated maintenance charge in writing and check which facilities will be complete at handover in 2029 and which will follow.