Arvind Sporcia

Arvind Sporcia stands on Rachenahalli Main Road at Jakkur, pincode 560064, immediately behind back gate 5 of Manyata Tech Park. For anyone with an office inside the park, that is the whole story: the commute could be a walk, and even by car you avoid the Outer Ring Road queue that defines north Bengaluru mornings. Check with the park whether gate 5 is open to pedestrians at the hours you would use it.

The developer has not published distances to schools, hospitals, the airport or a metro station, so none are given here. How long it takes to get out of the neighbourhood towards Hebbal or the airport is a question for the residents, who have been making the trip since 2019. Ask a few of them on a weekday evening.

A location this close to a large office park has a rhythm of its own. Rachenahalli Main Road fills with park traffic at shift changes, and the shops and eateries along it serve the workers more than the residents. Walk the road at nine in the morning and again at seven in the evening to see whether that suits you, and find out where the residents park visitors' cars when the compound is full.

Arvind Sporcia was built in three plans, all quoted as built-up area. The two-bedroom flat exists in a roughly 1,071 sq ft version and a roughly 1,328 sq ft version, and the 2.5-bedroom flat is roughly 1,387 sq ft. Carpet areas were not published. Nothing with three bedrooms was built, so a family that needs a third room should look elsewhere or plan to convert the half room in the 2.5 BHK.

The developer has sold every flat, so there is no entry price to quote. What you pay is an owner's asking price, and it will differ from flat to flat by floor, facing, block, the state of the fittings and whether the seller is in a hurry. Compare at least three flats of the same plan before you make an offer, and ask the association what recent transfers have gone for.

A resale flat in a block with its occupancy certificate carries no GST. Stamp duty and registration apply on the agreed sale value. Before you sign, ask for:

• Which of the three plans the flat is, and its built-up area on the sale deed
• The seller's registered sale deed and the developer's original allotment letter
• Whether the car parking bay is included and is named in the deed
• A no-dues certificate from the residents' association
• The association's transfer fee and the current monthly maintenance
• Copies of the electricity and water bills in the seller's name
• Stamp duty and registration on the full consideration

Arvind Sporcia has no published RERA registration number, and a project handed over in March 2019 may have been launched before registration was compulsory. Check the Karnataka RERA website (rera.karnataka.gov.in) anyway, in case an entry exists. Either way, for a resale purchase the occupancy certificate and the seller's own title are the papers that matter, not the developer's.

Ask the seller, and cross-check with the residents' association, for:

• The occupancy certificate for the block your flat is in
• The sanctioned building plan showing the unit
• The seller's registered sale deed, and the deed before it if the flat has changed hands already
• Khata in the seller's name and the latest property tax receipt
• A fresh encumbrance certificate covering the years since the seller bought
• A no-objection letter from the association for the transfer
• Closure letter from the seller's bank if the flat was on a home loan

At registration you sign a sale deed in your name and pay stamp duty and registration on the full value. Afterwards, apply for the khata transfer and move the electricity and water connections to your name. Keep the whole chain of deeds together, because the next buyer will ask for the same file.

Arvind Sporcia is a compound of seven blocks of 14 floors on five acres, with 500 flats sharing the ground between them. The developer has not published the open-space share, but the project has been complete since 2019, so you can see it for yourself. Walk the whole site, not just the block you are shown, and note how much is garden, how much is driveway and where the visitor parking goes.

A morning could start on the jogging track or in the gymnasium, followed by a swim before the office. The outdoor courts and the table tennis room take the evenings, and the games room and the activity area keep children busy during the monsoon. Landscaped gardens and the kids' play area are where the youngest residents spend their afternoons.

Retail spaces inside the compound cover the daily errands, and the party area handles birthdays and festivals without borrowing anyone's living room. The clubhouse is the hub of a community that is now several years old. That age is the point to test: ask the association for its accounts, the monthly maintenance rate per sq ft, its sinking fund balance and its record on lift servicing and repainting.