Assetz 38 & Banyan

Assetz 38 & Banyan stands at Nagavarapalya's 1st Cross, part of CV Raman Nagar, with Old Madras Road a short way off and Samhita Ritz next door. Indiranagar is the neighbourhood you will use for restaurants, shops and offices; it keeps the character of older Bengaluru while running a modern high street. Defence Colony is inside Indiranagar, which also holds the Epidemic Diseases Hospital.

For the commute, Old Madras Road is your main road out, and Namma Metro serves the area, so a trip to the centre or the eastern tech belt need not mean sitting in traffic. The developer has not published distances or minutes to any station, office or school, and the address on file mentions Varthur Road as well, which is odd for this location. Check the gate on a map, then ride your actual route at office hour.

Daily errands are close: hospitals, colleges and schools lie within reach of CV Raman Nagar, so most of the week can be spent within a few kilometres. A 38-home block adds little traffic to its lane, but check the width of 1st Cross and where visitors park. A resale buyer inherits whatever parking arrangement the original allotment gave the flat.

Assetz 38 & Banyan has every home in the same configuration: a three-bedroom flat plus staff room, roughly 2,678 sq ft built-up. Carpet area has not been published. With a single layout across 10 floors, the differences between flats come down to floor, facing and the condition the owner has kept it in. The developer sold the block at a published rate of Rs. 10,800 per sq ft; no current asking price is published, because the seller is now an individual owner.

The specification the building was sold on lists a seismic-resistant RCC frame, European engineered wooden doors with acoustic gaskets and European tiles. Kohler sanitaryware, Schneider Livia switches and CCTV at vantage points complete the sheet. On a resale, check that the flat still carries that finish and whether the owner has altered walls or plumbing.

A resale of a completed flat carries no GST. Stamp duty and registration apply on the agreed sale value, and the association may levy a transfer fee. Before you agree a price, ask the seller for:

• The original allotment letter and the registered sale deed
• The area basis of the price, built-up or carpet
• Parking bays allotted to the flat and their location
• The association's no-dues certificate and current maintenance charge
• Any bank loan on the flat and the release letter
• Stamp duty and registration on the full consideration

Assetz 38 & Banyan is described as BBMP/BDA approved. No RERA registration number has been published. Ask the seller or the association for the number, or for a written note on why none exists, and check any number you are given on the Karnataka RERA website, rera.karnataka.gov.in.

Because the building has been occupied since April 2021 and the seller is an existing owner, the chain of documents is longer than for a developer booking. Ask for:

• The occupancy certificate for the building
• The sanctioned plan from BBMP or BDA showing the flat
• The seller's registered sale deed and the earlier link deeds back to the developer
• Khata in the seller's name and the latest property tax receipt
• An encumbrance certificate for the flat covering the period since 2021
• A no-objection letter from the association and a no-dues certificate for maintenance
• A bank release letter if the seller had a loan

The purchase closes on a sale deed registered in your name, after which the khata is transferred to you and the association records the new owner. Get a lawyer to trace the title from the developer to the seller, and check the encumbrance certificate for any charge that still stands.

Assetz 38 & Banyan is a single 10-floor building on 1.1 acres, with only 38 households sharing the ground and the roof, and the roof is where the story is. The rooftop infinity pool and its deck give every resident a view they would otherwise pay a penthouse premium for. Everything is built and in use, since handover began in April 2021, so judge what you see rather than a render.

A morning could start on the yoga and aerobics floor or in the gymnasium, then a game of squash before work, with the jogging track and sports courts for the evening. The library, the reading lounge and the creative corner are the quiet spaces; the pool table room, table tennis and indoor games room the noisy ones. Children have a play area, and the games area with its coffee bar is where neighbours actually meet.

Weekends use the amphitheatre with its projection wall for a film night, the BBQ area and party area for a gathering, and the landscaped gardens the rest of the time. With so few homes carrying so many facilities, ask the association for the monthly maintenance charge and how it has moved since 2021. Ask too how the reserve fund covers the pool plant and lifts, and what the association charges to transfer a flat.