Arvind Sylva

Arvind Sylva stands at Govinda Reddy Layout at Kodathi Gate, on the Sarjapur-Marathahalli Road in Mullur, pincode 560035. The one landmark the developer gives is the big one: the Wipro SEZ is directly across the road. For anyone employed there, the daily commute could be a walk, and even for the other offices along this stretch you would start your journey already on the corridor.

Marathahalli and the Outer Ring Road tech belt are reachable by road, though the developer has not published distances or drive times. The Sarjapur-Marathahalli Road carries heavy office traffic at peak hours, so the direction you travel matters more than the kilometres. Drive from the site to your workplace at your usual hour and time the return trip on a Friday evening.

Schools, hospitals and shopping are described as nearby without names, so treat that as a claim to test. For a home that will be handed over in 2031, ask what road widening or new junction work is planned around Kodathi Gate, and how the approach road copes with rain today. Walk the lanes around the plot to see what else is being built, because the neighbourhood you buy into will not be the one you move into.

Arvind Sylva publishes four plans, all quoted as built-up area. The three-bedroom flat comes as Classic at roughly 1,525 sq ft, Premium at roughly 1,700 sq ft and Luxe at roughly 1,785 sq ft. The four-bedroom flat, called the 4 BHK Luxe, is roughly 2,225 sq ft. Carpet areas have not been published, and what the Premium and Luxe labels add beyond area has not been spelled out, so ask for the specification sheet of each.

Starting prices are Rs. 2.05 Crore for the Classic, Rs. 2.29 Crore for the Premium, Rs. 2.41 Crore for the Luxe and Rs. 3.00 Crore for the 4 BHK. Divided by the published areas, that is about Rs. 13,400 per sq ft for the Classic and about Rs. 13,500 for the other three. Only starting figures are published; floor level and facing will add to them.

Since the towers are yet to be built, GST is payable on the construction portion, on top of the stamp duty and registration that apply to every purchase. Ask for a cost sheet that shows:

• Base rate per sq ft and the area it is charged on
• Floor-rise and facing premiums for your unit
• Car parking and the number of bays included
• Clubhouse membership, maintenance deposit and sinking fund
• GST as its own line
• Stamp duty and registration on the full consideration
• The milestone-linked payment schedule through to August 2031

Arvind Sylva shows no RERA registration number for this project. A new launch in Karnataka must be registered before it is advertised or booked. Ask Arvind Smartspaces for the number and check it on the Karnataka RERA website (rera.karnataka.gov.in). Confirm that the promoter, the site at Kodathi Gate and the four-tower plan match, and note the completion date the promoter has declared.

At launch, the papers that protect you are the ones that prove the land is clean and the plan is sanctioned. Ask for:

• The RERA certificate for the phase your tower belongs to
• The sanctioned building plan from the planning authority, showing your unit
• Title documents and an encumbrance certificate for the 4.7 acres
• The land conversion order for the survey numbers
• A draft agreement for sale with the possession date, the milestone schedule and the delay penalty
• Written confirmation of which amenities are delivered with which tower

At handover, ask for the occupancy certificate for your tower before taking the keys, then register the sale deed and have the khata transferred to your name. Keep every receipt and every quarterly RERA update, because those are what you would rely on if the 2031 date slips.

Arvind Sylva is planned as four towers of 17 floors on 4.7 acres, with 374 flats and the shared spaces between them. The developer has not published how much of the plot stays open, so ask for the sanctioned site plan and see how the towers, the clubhouse and the lawns divide the ground. At this stage everything is as planned by the developer, and the renders are promises rather than photographs.

A day here could begin with a run or a skate on the combined track, then the gymnasium or a swim before work. If you are not going in, the outdoor workspace gives you a desk in the open air away from the flat. Children have a play area with a creche beside it, which matters most to households where both parents work at the SEZ across the road.

Evenings belong to the sports courts, the gathering and yoga lawn, and the indoor games room when it rains. The amphitheatre and the multipurpose hall with its own lawn take the festivals, screenings and birthdays, and landscaped gardens run between the towers. The clubhouse is described as grand without a published size, so ask for its area in sq ft, and ask which facilities open with the first tower and which wait for the last.