Assetz Here & Now

Assetz Here & Now stands at Rachenahalli village, off Thanisandra Road, in the Jakkur belt of north Bengaluru, pincode 560077. The site is opposite Paras Manyata and behind Manyata Tech Park, whose tenants include IBM, Philips and Siemens, so for many residents the commute is a walk or a short auto ride. The developer has not published distances or travel times, so none appear here.

The main road through Thanisandra is now 100 feet wide, and a second road of that width connects the area to Bellary Road, which is the route north towards the airport and south into the city. The Outer Ring Road is close, and Nagavara is the usual way onto it. Hebbal and HBR Layout are reachable by road. Test the Nagavara junction at 9 am and 6 pm, since a wide road does not guarantee a moving one.

For a household with students, HKBK College of Engineering and Rashtrothana Vidya Kendra are both close by. Ask existing residents where they shop and which hospital they use, because a list of road names says nothing about how the neighbourhood works day to day. A site next to a large tech park also means traffic patterns that change from year to year.

Assetz Here & Now was built with one layout: a one-bedroom of about 660 sq ft, quoted as built-up area. The carpet area has not been published, so ask the seller for the floor plan and measure the flat. Because all 384 homes are the same size, the variables that matter are floor level, facing and the condition the previous occupant left it in.

The developer has sold out, so there is no live price. The last published rate was Rs. 4,699 per sq ft, a launch-era figure rather than a resale guide. Today the price is whatever an owner will take. Ask for the registered value of recent sales in the same building; with hundreds of identical flats, there should be several to compare. If the flat is tenanted, ask for the rent and the lease term, since that sets a floor on what an investor should pay.

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

• Price and the built-up area it rests on, with the floor and facing
• Car parking, and whether a bay is allotted to the flat
• Maintenance dues cleared to date and the deposit being transferred
• Transfer or no-objection fee charged by the association
• Stamp duty and registration on the full value
• Brokerage, if an agent is involved

Assetz Here & Now has no RERA registration number published by the developer. Ask the seller or the owners' association whether the project was registered and search the Karnataka RERA website (rera.karnataka.gov.in) before paying anything. The project is described as approved by BBMP/BDA; the sanctioned plan is where you check that.

For a resale in a completed building, the papers are the seller's as much as the developer's. Ask for:

• Occupancy certificate for the building
• Sanctioned plan showing the flat as built
• The seller's sale deed from Assetz Property and the agreement before it
• Khata in the seller's name and the latest property tax receipt
• A fresh encumbrance certificate
• No-dues and no-objection letters from the association

Registration is by sale deed, followed by a khata transfer into your name. If the seller has a home loan, agree in writing how it is closed and when the bank releases the original deed. If the flat is tenanted, the lease and the deposit pass to you, so get the tenant's acknowledgement in writing and confirm who holds the deposit on the day you take over.

Assetz Here & Now packs 384 one-bedroom homes on 3 acres in buildings of up to 13 floors, with the clubhouse and sports facilities arranged around them. The developer has not published the number of blocks or the share of open ground, so ask the owners' association for the sanctioned plan. Because possession began in May 2021, all of this is built and in use, not a render.

For a community of small flats, the amenity list is long. A morning could take in the joggers' track, a swim or the gymnasium; the evening offers tennis, badminton, outdoor courts or the cricket practice pitch. Indoors there is a library, a games room with billiards and table tennis, a yoga space and a spa and sauna. A community hall, a party area and an amphitheatre serve gatherings, and retail spaces inside the grounds cover daily needs. Children have a play area and older residents a corner of their own.

The flats themselves were specified with vitrified tiles in the living areas and bedrooms and anti-skid ceramic in bathrooms and balconies. Engineered doors, modular switches and 50 percent power backup of each home's sanctioned load complete the list. Judge the pool and courts on their present condition, and ask what the monthly maintenance charge is: with 384 owners sharing one clubhouse it should be modest, and if it is not, ask why.