Assetz East Point

Assetz East Point stands at Bogenahalli in east Bengaluru, near Marathahalli, on the Outer Ring Road with the Intel campus as its immediate neighbour. That places you on the road that strings together the IT corridor's office parks, so for many households the commute is a few minutes along the ring road or even a walk. Sarjapur Road and Marathahalli are close by, though the developer has not published distances or travel times to any of them.

The Outer Ring Road is also the city's busiest office artery, and a short distance can take a long time at peak hours. Drive or ride from the gate to your workplace at 9 am and back at 6 pm before you decide; the difference between the two legs is usually the real story. Ask residents whether the service road or the main carriageway is the better way out.

Daily life leans on Marathahalli: schools, hospitals and shopping are all in and around it, so errands do not need a long drive. Because the site is on a hill, check the gradient of the approach road on a two-wheeler and in the rain. The height gives the balconies their view; it also means a climb every time you come home.

Assetz East Point has four layouts, quoted as built-up area. The one-bedroom is about 780 sq ft. The 2.5-bedroom, a two-bedroom with a small extra room, is about 1,330 to 1,350 sq ft. The three-bedroom runs from about 1,680 to 2,450 sq ft, and the four-bedroom is about 3,400 to 3,450 sq ft. Carpet areas have not been published, so ask for the floor plan of the exact flat.

The last published prices were Rs. 48.28 Lakhs for the one-bedroom, Rs. 82.32 to 83.56 Lakhs for the 2.5-bedroom, Rs. 1.03 to 1.51 Crore for the three-bedroom and Rs. 2.10 to 2.30 Crore for the four-bedroom. The stated rate is Rs. 6,390 per sq ft, while the one-bedroom price divided by its size gives about Rs. 6,200; both figures are kept here because they do not quite agree. In a community handed over in 2016, the number that matters is the current asking price, from the developer for unsold stock or from an owner in a resale.

A completed flat with its occupancy certificate carries no GST. Stamp duty and registration apply on the full value. Ask for a written breakdown that shows:

• Price and the area it is charged on, with the floor and facing
• Car parking bays included
• Maintenance deposit, and dues cleared to date in a resale
• Association transfer fee, if any
• Stamp duty and registration
• Brokerage, if an agent is involved

Assetz East Point has no RERA registration number published by the developer, and a project handed over in October 2016 may predate mandatory registration in Karnataka. Ask Assetz Property, or the seller, for the position and search the Karnataka RERA website (rera.karnataka.gov.in) anyway. The project is described as holding BBMP/BDA approval; that is the sanctioned plan you should see with your own eyes.

Whether you buy remaining stock or a resale, the flat is complete, so the papers are those of a finished building. Ask for:

• Occupancy certificate for your block
• Sanctioned building plan showing the flat as built
• Khata and the most recent property tax receipt
• Title documents for the 7 acres and an encumbrance certificate
• In a resale, the owner's sale deed and a no-dues letter from the association

Registration is by sale deed, followed by the khata transfer into your name. Compare the flat against the sanctioned plan, particularly on balconies and any garden attached to a duplex, and ask how any deviation was regularised. If the seller has a running home loan, settle in writing how it is closed and when the bank releases the original documents.

Assetz East Point covers 7 acres on some of the highest ground around Bogenahalli, with buildings arranged around a central landscaped zone so balconies face the IT corridor or the garden. The developer has not published the number of blocks, floors or homes, so ask for the sanctioned plan and read the arrangement for yourself. Nothing here is a render: the community has been occupied since October 2016.

A morning might begin with laps in the swimming pool or a session in the gymnasium, then a short hop to the office on the ring road. Evenings are for the courts: tennis, badminton and basketball are all provided, and the indoor games room takes a rainy day. Children have a play area, and the library is the quiet room, an unusual inclusion that suits a household with readers or students.

Inside the flat, expect vitrified tile floors in the living spaces, wooden flooring in the master bedroom, an open kitchen with a granite platform and a piped gas supply from a central bank. Balconies come with the three-bedroom and larger homes. After ten years of use, judge the pool, the courts and the garden on their present condition, and ask the association what the monthly charge is and what the reserve fund holds.