Assetz Codename MIWA

Assetz Codename MIWA stands at Gummanahalli, a village on the Bagalur side of north Bengaluru, a short way from the KIADB Aerospace Park. If your job is in that park, the commute is the shortest you will find from a new apartment project. Assetz has not published any distances, whether to the park, the airport or Yelahanka, so ask for them and then drive each route yourself.

The airport is the other anchor. Kempegowda International Airport is reached by road from here, which suits frequent flyers and airline or airport staff. Yelahanka is the nearest established suburb, and it is where you will go for schools, hospitals and larger shopping until Bagalur catches up. Bagalur Main Road has its own line of shops and services.

For anyone working in the south or east of the city, be honest about the drive. Bagalur is on the northern edge, and a daily round trip to the far side of town will be long. Visit at your normal commute hour and time the journey both ways. While you are there, check the state of the approach road to the site, since the address is a Plus Code and the last stretch may not be a main road yet. Ask which bus routes pass within walking distance.

Assetz Codename MIWA gives every home three bedrooms, and you choose between two sizes. The smaller plan comes in at roughly 1,670 sq ft and the larger at roughly 1,789 sq ft, both quoted as built-up area. Carpet areas have not been published, and the difference between the two plans is small enough that the floor plans, not the headline numbers, should decide it. Ask where the extra 120 sq ft goes.

Entry prices are Rs. 1.58 Crore on the smaller plan and Rs. 1.69 Crore on the larger. On the published sizes that is about Rs. 9,500 per sq ft and about Rs. 9,400 per sq ft respectively, so the bigger flat is a shade cheaper per sq ft. Both are entry figures for the lowest floors and least-favoured facings; in an 18-floor tower, the floor-rise charge alone can add several lakhs. Assetz has not published the premiums.

Since the homes are under construction, GST is charged on the price. Stamp duty and registration are due on 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 the unit you want
• Car parking and the number of bays included
• Clubhouse membership and the maintenance deposit
• GST as a separate line
• Stamp duty and registration on the full consideration
• The construction-linked payment schedule with dates

Assetz Codename MIWA has no RERA registration number on record yet. Ask Assetz for it and check it on the Karnataka RERA website, rera.karnataka.gov.in, before you pay anything. The portal entry shows the promoter, the sanctioned plan, the declared completion date and the quarterly progress filings. The completion date there is the one to hold against the October 2028 handover.

Because the address is a Plus Code and the site is in a village, the land papers deserve extra care. Before you sign the agreement for sale, ask for:

• The RERA registration certificate
• The sanctioned building plan showing your tower, floor and unit
• The land conversion order, if the 5.8 acres were agricultural land
• Title documents and an encumbrance certificate for the whole site
• Any joint development agreement with the landowner
• The draft agreement for sale, with the payment schedule and the handover clause
• A cost sheet that separates GST, parking, deposits and registration

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. Have a lawyer read the title report before you sign anything; on a village site that is money well spent.

Assetz Codename MIWA is laid out simply, as two 18-floor towers on 5.8 acres, with the clubhouse, pool and gardens between them serving all 358 homes. With only two towers, the amenities will be less crowded than in a large township, but there will also be fewer of each. Assetz has not published the open-space share, so ask for the sanctioned site plan and look at how much ground the towers leave free. Renders are as planned by the developer until built.

Start the day on the jogging track around the landscaped gardens, or on the activity and yoga deck while the air is still cool. The gymnasium and swimming pool are in the clubhouse. Working parents get a creche on site, which, in a project with 358 three-bedroom homes, is likely to be well used; ask about its hours and capacity.

After school, the kids' play area and the sports courts take over. Evenings offer a salon and spa, the indoor games zone and, when there is something to celebrate, the amphitheatre and the party area. Retail units inside the project should handle the small daily purchases without a trip to Yelahanka. Ask which facilities will be ready at the October 2028 handover and what the monthly maintenance per sq ft is expected to be.