Arvind Oasis

Arvind Oasis stands at Nagasandra, pincode 560073, off Tumkur Road on the north-west side of Bengaluru. The single most useful fact about the address is the metro: Nagasandra is a station on the Green Line, which puts a large part of the city on one train without a change. Ask the sales team how far the station entrance is from the project gate and walk it yourself.

Peenya's industrial area is close by road, which makes this a practical base for anyone employed in the factories, warehouses and engineering firms there. The Outer Ring Road is reachable, and the developer says that hospitals, entertainment and international schools are in the area, without naming any or giving distances. Treat those as claims to check, not facts to bank on.

The trade-off is geography. Tumkur Road is a long way from Whitefield, Sarjapur Road and the eastern tech belt, and a daily drive across the city would eat your evenings. If your office is in the north or west, or on the metro, the location works in your favour. If it is in the east, drive the route at your usual hour before you go any further.

Arvind Oasis offers three plans, all quoted as built-up area. The two-bedroom flat comes in two sizes, about 1,070 sq ft and about 1,131 sq ft. The three-bedroom flat is about 1,538 sq ft. Carpet areas have not been published, so ask for them before you compare with another project, since two flats with the same built-up figure can differ by a bedroom's worth of carpet.

The smaller 2 BHK starts at Rs. 1.09 Crore, about Rs. 10,200 per sq ft. The larger 2 BHK starts at Rs. 1.12 Crore, about Rs. 9,900 per sq ft. The 3 BHK starts at Rs. 1.45 Crore, about Rs. 9,400 per sq ft. The per-foot rate falls as the flat grows, which makes the 3 BHK the better value if the budget stretches. All three are starting prices; the unit you want will cost more.

Because handover has already happened, a flat in a block with its occupancy certificate carries no GST. Stamp duty and registration are payable on every purchase. Ask for a cost sheet that shows:

• Base price for the exact unit, with floor-rise and facing charges
• The area on which the base rate is charged
• Car parking and how many bays are included
• Clubhouse membership and the maintenance deposit
• Monthly maintenance per sq ft, and who collects it today
• Stamp duty and registration on the full consideration
• Written confirmation that no GST applies to your unit

Arvind Oasis lists BBMP/BDA approval and RERA registration, but the developer has not published the RERA number. Ask Arvind Smartspaces for it and look up the entry on the Karnataka RERA website (rera.karnataka.gov.in). Check that the promoter, the survey numbers and the block count match what you are being sold.

This is a finished project, so the papers you need are the ones that prove the building is legally complete and the seller can transfer it. Ask for:

• The occupancy certificate for your block, not a generic one for the project
• The sanctioned building plan showing your unit and floor
• Khata in the developer's name and the latest property tax receipt
• Title documents and an encumbrance certificate for the 3.7 acres
• A draft sale deed, since a completed flat registers on a sale deed rather than an agreement to sell
• The RERA certificate, once the number is provided

If you are buying from an owner rather than the developer, add the owner's registered sale deed, a no-dues letter from the residents' association and the transfer of the parking bay. At registration, get the khata moved to your name and keep the receipt.

Arvind Oasis places six blocks of 19 floors on 3.7 acres, with 452 homes between them. The developer has not published the share of the plot kept open, so ask for the sanctioned layout and see for yourself how much ground is garden and how much is podium and driveway. Since the project is complete, you can check the plan against the built reality on a single visit.

A morning here might start with a run on the jogging track, a game on the badminton or squash court, or a session in the gymnasium before the office. The swimming pool and the aqua features are the children's reward after school, with the kids' play area for the smaller ones. The library is the quiet room for exam season or for a parent who reads.

Evenings and weekends have the games room with billiards and table tennis, outdoor courts, and the terrace cafe for a coffee without leaving the compound. A community hall and a party area take the birthdays and the festivals, and retail spaces within the project cover the milk-and-bread errands. With 452 households sharing all of this, ask how the clubhouse is booked, what the monthly maintenance is per sq ft, and whether the residents' association has taken over from the developer yet.