Assetz Sora and Saki

Assetz Sora and Saki stands at Gummanahalli in Bagalur, pincode 562149, on the northern edge of Bengaluru, and its published address is a Plus Code rather than a street. The reason to live here is the KIADB Aerospace Park nearby, which turns Bagalur into a place people work as well as sleep. Yelahanka and Kempegowda International Airport are both reachable by road. Assetz Property has not published distances or drive times, so none are quoted.

For daily life you will lean on Bagalur Main Road and on Yelahanka for schools, hospitals and shopping. If your job is at the aerospace park, the commute could be short; if it is in the city, it is a long run south through Yelahanka, and you should drive it at your normal hour before you decide.

Because the towers are under construction until at least October 2028, the roads around Gummanahalli will keep changing. Look at the last stretch from Bagalur Main Road to the gate, which is where an outer-edge project is usually weakest, and ask whether it is a public road or a shared access. With studios in the mix, expect a higher share of tenants and more coming and going at the gate than in a purely family project.

Assetz Sora and Saki has eight plans, all quoted as built-up area; carpet areas are not published, so ask. Two studios of about 248 and 285 sq ft. A 2 BHK of about 1,537 sq ft; a 2 BHK with an attached studio of about 1,785 sq ft. Two 3 BHKs of about 1,670 and 1,883 sq ft, a 3 BHK with studio of about 2,168 sq ft, and a 4 BHK of the same size. Ask how the last two differ in layout.

Starting prices: Rs. 28 Lakhs and Rs. 31 Lakhs for the studios; Rs. 1.92 Crore for the 2 BHK; Rs. 1.98 Crore and Rs. 2.26 Crore for the 3 BHKs; Rs. 2.21 Crore for the 2 BHK plus studio; Rs. 2.57 Crore for the 3 BHK plus studio; Rs. 2.64 Crore for the 4 BHK. Per sq ft that spans about Rs. 10,900 on the larger studio to Rs. 12,500 on the 2 BHK.

The homes are unfinished, so GST is charged on the construction value, and stamp duty plus registration fall due at sale-deed registration. Payments follow slab milestones. Ask for a cost sheet showing:

• Base price for your unit with floor-rise and facing premiums
• GST on the construction component
• Car parking, and whether a studio gets a bay at all
• Clubhouse membership and maintenance deposit
• Connection charges for power, water and sewage
• Stamp duty and registration on their own lines

Assetz Sora and Saki is still waiting for a RERA registration number to be published by Assetz Property. Ask for it first; a 358-home scheme cannot lawfully be marketed in Karnataka without one. Search rera.karnataka.gov.in by the developer's name as well as the project's, and read the entry for the sanctioned plan, the number of homes, the declared completion date and any complaints.

The studios raise a question of their own: check that the RERA entry and the sanctioned plan count them as separate units, or whether they are part of a larger flat. Once you have the registration, ask for:

• The RERA certificate and the latest quarterly progress update
• The sanctioned building plan, plus the commencement certificate for your tower
• The chain of mother deeds and a recent encumbrance certificate for the 5.8 acres
• Any joint development agreement and the sharing of units under it
• A draft agreement for sale showing carpet area, parking, the possession date and the delay compensation
• A cost sheet for your unit with every charge on its own line

There is no occupancy certificate yet, and there will not be one until the towers are done. At handover, collect it, register the sale deed, have the khata moved into your name and keep the first tax assessment. If you buy a studio to let out, ask whether the association's bye-laws will allow short lets.

Assetz Sora and Saki has two 18-floor towers on 5.8 acres, with a clubhouse, a pool and courts on the ground between them and a row of retail spaces at the edge for daily needs. The developer has not published the open-space share, so ask for the sanctioned site plan. Everything you are shown is a render as planned by the developer, since the site is still being built.

A morning could begin on the jogging track through the landscaped gardens, then in the gymnasium or the pool, or on the activity and yoga deck if you prefer a quieter start. The retail spaces inside the project mean milk and bread without leaving the gate. Children have a play area and a creche, which matters for the working parents the aerospace park draws.

Evenings go to the sports courts and the indoor games zone, and the salon and spa is the weekend treat. The amphitheatre and party area handle festivals and birthdays. With studios and family flats sharing one clubhouse, ask how the maintenance charge is split between a 248 sq ft studio and a 2,168 sq ft 4 BHK. Ask too how many lifts serve each tower, and which facilities will be ready at handover in October 2028.