ARATT Cityscapes

ARATT Cityscapes has its gate on Nimbekaipura Road near Budigere Cross, on the growing east side of the city. The developer has not published a distance or a drive time to any workplace, station or school, so this page quotes none. Drive your own commute from the plot at the hour you would leave and again on the way back, and treat any figure a sales desk gives you as a claim to test.

Because the community has been lived in since 2023, the neighbours can answer the questions a brochure cannot. Ask them how long the school run takes, where they shop for groceries, which clinic they use and how the road outside behaves after heavy rain. That is a better source than any map, and it is only available because the project is finished.

An 11-acre campus with 152 homes generates its own traffic at the gate, and a villa on the far side of the site can be a fair walk from it. Check where your home is relative to the entrance and whether there is a second exit. The published address is a Plus Code rather than a street number, so pin the gate on your map before the first visit. Note the condition of the last stretch of road as well.

ARATT Cityscapes publishes six configurations, all as built-up area; carpet areas are not published, so ask. The apartments are a 2 BHK of about 1,461 sq ft from Rs. 1.18 Crore and 3 BHK plans of about 1,612 and 1,660 sq ft from Rs. 1.30 Crore and Rs. 1.34 Crore. The rowhouse is a 3 BHK of about 2,156 sq ft from Rs. 2.00 Crore. The villas are 4 BHK homes of about 2,260 sq ft from Rs. 2.10 Crore and about 2,674 sq ft from Rs. 2.46 Crore.

The entry apartment works out to about Rs. 8,100 per sq ft and the larger villa to about Rs. 9,200, so you pay a premium per foot for land and privacy. Because the homes are finished, inspect the actual unit, and for a villa the garden, boundary wall and parking as built.

No GST is charged on a completed home with an occupancy certificate. Stamp duty and registration are due on every sale, and a villa or rowhouse registers the land as well as the building, so budget more than for a flat. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• For a villa, the land share written into the sale deed
• Car parking, covered or open, and the number of bays
• Clubhouse membership, maintenance deposit and current monthly charge
• Stamp duty and registration on the full consideration

ARATT Cityscapes does not yet show a published RERA registration number. Ask ARATT Developers for it and look the project up on the Karnataka RERA portal at rera.karnataka.gov.in. On a project finished in 2023 the entry matters less for delay protection and more as a record of what was sanctioned and when completion was declared.

Every home here is a finished one, so the paperwork is that of a completed purchase. Ask for:

• The occupancy certificate for the tower, or for the villa or rowhouse
• The sanctioned plan showing the unit, and for a villa the plot boundaries
• Title documents and an encumbrance certificate covering the 11 acres, brought up to date
• The khata for the unit and the latest property-tax receipt
• A draft sale deed, since a completed home is registered on a sale deed, not an agreement to sell
• The owners' association's no-objection letter and a statement of dues, if the seller is a resident

Villa and rowhouse buyers should read the sale deed for the exact land area conveyed and check that it matches the plot on the sanctioned plan. Apartment buyers should check the undivided share of land stated for their unit. After registration, have the khata transferred into your name and keep the tax receipts running from the date of the deed.

ARATT Cityscapes gives 152 homes eleven acres, a generous ratio made possible by its low-rise format: no tower is taller than four floors, so the grounds are the main event rather than the view. The developer has not published the share left open, but since the project is built you can walk it and judge for yourself. Where the towers stand, where the rowhouses and villas are placed, and which homes back onto the boundary are all visible on a single visit.

A morning here might begin on the jogging track or in the activity and yoga area, then the gymnasium in the clubhouse. Children have their own play area and the sports courts once school is over. The pool takes the afternoons in the hot months, and the landscaped gardens are where the evening walk happens. Villa and apartment residents use the same facilities, because everything is shared across the three formats.

Weekends bring out the amphitheatre for the society's events, the party area for birthdays and the indoor games room for wet days. Retail spaces on the site cover the small errands. Three years after handover the useful questions are about upkeep. Ask for the maintenance charge for your format, look at the pool and clubhouse as they are today, and find out whether villa owners and flat owners pay on the same basis.