Asset Northern Star

Asset Northern Star sits in Thanisandra, on the north side of Bengaluru, though the developer has published neither a street nor a pincode, so get a map pin before you visit. Thanisandra Main Road is the spine of the area and has filled with apartment blocks over the last decade, which means shops, clinics and bus stops are already in place around you.

Hebbal, Hennur and the Outer Ring Road are reachable by road, and the developer says Manyata Tech Park and the airport are within driving distance. No distances or drive times are published, so none are quoted here. If your office is at Manyata, drive the route at nine in the morning and again at seven in the evening, because the roads feeding the park are the slowest part of any journey in this belt.

A small compound in a dense area lives differently from a township. Your gym and your supermarket are as likely to be outside the gate as inside it, so walk the main road and see what is within ten minutes on foot. Ask the residents how the school run works, where the nearest hospital with an emergency ward is, and whether visitor parking spills onto the street.

Asset Northern Star was built in three layouts, each in a spread of sizes quoted as built-up area. The one-bedroom flat runs from roughly 670 to 787 sq ft, the two-bedroom from roughly 1,040 to 1,270 sq ft, and the three-bedroom from roughly 1,430 to 1,757 sq ft. Carpet areas have not been published. Because the flats exist, measure the rooms yourself rather than relying on the figures.

Prices follow the sizes. The 1 BHK is Rs. 29.47 to 35.40 Lakhs, the 2 BHK Rs. 46.78 to 55.86 Lakhs and the 3 BHK Rs. 62.90 to 79.04 Lakhs. All of them come to about Rs. 4,400 per sq ft, in line with the developer's published rate of Rs. 4,399. For a project finished in 2019, that is a rate to verify: ask whether it is a current asking price or the launch price still on the brochure.

A completed flat in a block with its occupancy certificate carries no GST. Stamp duty and registration apply to every purchase. Ask for a cost sheet that shows:

• The price of the exact unit and the area it is charged on
• Any floor or facing premium
• Car parking and whether a bay is included
• Maintenance deposit and the association's monthly rate
• Stamp duty and registration on the full consideration
• Written confirmation that no GST applies
• If buying from an owner, the association's transfer fee

Asset Northern Star lists BBMP/BDA approval, but the developer has not published a RERA registration number. A project handed over in December 2019 may have been launched before registration became compulsory. Check the Karnataka RERA website (rera.karnataka.gov.in) for an entry and do not be surprised if there is none. For a finished flat, the occupancy certificate and the khata carry more weight than the RERA entry.

Whether you buy from the developer or from an owner, ask for:

• The occupancy certificate for your block
• The sanctioned building plan showing your unit
• Khata and the latest property tax receipt for the flat
• Title documents and an encumbrance certificate for the 1.65 acres
• A draft sale deed, since a completed flat registers on a sale deed rather than an agreement to sell
• From an owner, their registered sale deed, the developer's allotment letter and a no-dues letter from the association

Two names appear against this project, Assetz Property and Asset Builder, so confirm which company holds the title and which signed the sanctioned plan before you sign anything. At registration, pay stamp duty and registration on the full value, then apply for the khata transfer and move the electricity and water connections into your name.

Asset Northern Star covers 1.65 acres, and the developer has not published how many flats or blocks stand on it, or how much of the ground is open. Since the project is complete, you can answer those questions with your own eyes on a single visit. Walk the whole compound, count the blocks, and see whether the pool and the court have room around them or are squeezed against the boundary wall.

A morning here could begin on the joggers' track or in the yoga area, followed by a swim before work. The basketball court is where teenagers gather after school, and the play area takes the younger children. Billiards and table tennis cover the evenings and the rainy weeks, and the senior citizen corner gives older parents a place of their own to meet.

The list is short and there is no clubhouse building named on it, so ask where the indoor games and the yoga sessions actually happen. A small community also means a small maintenance base. Ask the residents' association for its accounts, the monthly rate per sq ft, and its record on pump, lift and pool upkeep since 2019, because those answers matter more here than any brochure.