Ashwin Sheth Codename Blue

Ashwin Sheth Codename Blue is planned on the BDA 80 Feet Road in Arekere, pincode 560076, in the layouts that run off Bannerghatta Road on the south side of the city. This is an established residential pocket rather than a new corridor, so check for yourself which shops, clinics and bus stops are within a walk. The 80-foot road gives the plot a wider frontage than most lanes in the area.

Bannerghatta Road is the artery, and everything you do outside the neighbourhood will start on it. The developer has not published distances or drive times to any office park, metro station, school or hospital, so none are quoted here. Drive from the plot to your workplace at your usual hour and back on a Friday evening, and count the signals on the way to the main road.

Two 29-floor towers will add a few hundred cars to a built-up layout that was not planned for them. Ask how the entry and exit will be arranged on the 80 Feet Road, where visitor parking will go, and how the commercial tower's traffic will be kept apart from the residents'. Then walk the surrounding lanes at nine in the morning to see what the roads are like today, before the towers are added.

Ashwin Sheth Codename Blue has announced two plans, both quoted as built-up area. The three-bedroom flat with a study is roughly 1,702 sq ft, and the four-bedroom flat roughly 2,272 sq ft. Carpet areas, room dimensions and floor-plan drawings have not been published, so ask for all three before you choose. Ask too whether the study in the smaller plan has a window and a door, which decides whether it is a room or a corridor.

The starting price for the three-bedroom flat is Rs. 2.72 Crore, about Rs. 16,000 per sq ft. The four-bedroom flat starts at Rs. 4.03 Crore, about Rs. 17,700 per sq ft, so the bigger home carries a higher rate as well as a higher total. Floor-rise, facing premiums and a payment plan have not been published; in a 29-floor tower, the floor-rise alone can add a great deal, so get it in writing.

Since the towers are yet to be built, GST is payable on the construction portion, on top of the stamp duty and registration that every buyer pays. When a cost sheet is issued, check that it shows:

• Base rate per sq ft and the area it applies to
• Floor-rise and facing premium 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 December 2030

Ashwin Sheth Codename Blue has no RERA registration number published, which is consistent with an upcoming project but is also the reason to hold your money. In Karnataka a developer may not advertise, book or sell a unit before the project is registered. Ask Ashwin Sheth Group for the number, then check the entry on the Karnataka RERA website (rera.karnataka.gov.in). It should show the promoter, the survey numbers on the 80 Feet Road, the tower count and the declared completion date.

Until the number exists, sign nothing that is not fully refundable. Once it does, ask for:

• The RERA certificate and the documents uploaded with it
• The sanctioned building plan for both towers, showing your unit
• Title documents and an encumbrance certificate for the 5.23 acres
• The land conversion order and the layout's khata
• A draft agreement for sale with the possession date, the milestone schedule and the delay penalty
• Written confirmation of what the commercial tower is and who will own it

At handover in 2030, ask for the occupancy certificate for your tower before you take the keys, then register the sale deed and have the khata transferred to your name. Keep every receipt and every quarterly RERA progress filing, because those are what you would rely on if the date slips.

Ashwin Sheth Codename Blue is announced as two towers of 29 floors on 5.23 acres, 230 homes in all. With so few flats on that much land, the ground should be generous, but the developer has not published the open-space share, and the plan itself can change before launch. Ask for the sanctioned site plan when it exists, and treat every render as an intention rather than a picture of what you will get.

A morning here, as planned, could begin on the jogging track, move to the gymnasium or the health centre, and end with a swim before work. The clubhouse holds the indoor games zone and the mini theatre, which cover the rainy weeks, and the multi-sports courts and the kids' play area take over once school is out. Landscaped gardens are drawn between the towers.

The multipurpose party area handles the birthdays and festivals. The unusual item on the list is a commercial tower on the same plot, which could mean cafes and a supermarket at the gate or offices with their own traffic. Ask which it is, how it will be separated from the homes, and whether the residents' association or the developer will own it. Ask, too, which of these facilities come with the first handover and which arrive later, and have the answer written into the agreement.