Bren Ananta

Bren Ananta stands at Kaggalipura, on Kanakapura Main Road in the south of Bengaluru. The developer has not published a street address or a pincode, so ask for the survey number and drop a pin on the actual gate before you plan any journey. Neither has it published distances to the metro, to a school or to a hospital, and this page will not invent them.

Kanakapura Road is a long corridor, and the same road name covers very different commutes depending on how far south you are. The only honest test is to drive it. Leave the site at your usual hour on a weekday morning and time the trip to your office, then repeat it on the way home. If you have children, add the school run at the school's actual start time.

Ask the sales team what lies on the neighbouring land and what is planned there, since a project that sells on its open space is only as green as its boundary. Look at the approach from the main road, the width of the last stretch to the gate, and whether autos and buses reach it. A site visit in the rain will tell you more about the approach road than any brochure.

Bren Ananta has one configuration in two sizes. Both are 3 BHK flats, about 1,588 sq ft and about 1,668 sq ft, quoted as super built-up area. Eighty sq ft is not another bedroom; expect the extra to show up as a larger living room, a bigger balcony or a utility space. Ask to see both drawings together and look for where the difference falls. Carpet areas are unpublished, so request them; your sense of space depends on the carpet figure.

Pricing starts at Rs. 1.49 Crore for the smaller flat, which is about Rs. 9,400 per sq ft of super built-up area. The larger flat has no published price. Beyond that single starting figure, floor level, facing and view will move the number, so insist on a unit-wise price list before you shortlist.

Because construction is ongoing, GST is charged on the construction portion of the price. Stamp duty and registration are payable on top at the time the sale deed is registered. Payments will run against construction milestones, and each demand should match progress you can see on site. Ask for a cost sheet that lists:

• Base rate per sq ft and the area it is applied to, super built-up and carpet
• Floor-rise and facing premiums for the unit you want
• Car parking and the number of bays included
• Clubhouse membership, maintenance deposit and corpus fund
• GST as a separate line
• Stamp duty and registration on the full consideration
• The milestone-linked payment schedule with dates, not just percentages

Bren Ananta has no RERA registration number published by the developer, and for a project under construction that is the first gap to close. Ask Bren Corporation for the number and check it on the Karnataka RERA website, rera.karnataka.gov.in. The entry fills in most of what the marketing leaves out: the declared completion date, the number of flats, the approvals uploaded, the quarterly progress filings and any complaints. Do not pay a booking amount before you have read it.

At the booking stage, ask for:

• The RERA registration certificate for this phase
• The sanctioned building plan showing your tower and your flat
• The approvals for the plan from the local planning authority and the fire department
• Title documents, the mother deed chain and a recent encumbrance certificate for the 3.3 acres
• Any joint development agreement, if the land is not owned by the developer
• The draft agreement for sale, with the handover date and the milestone schedule written in
• The allotment letter identifying your flat by tower, floor and number

Have a lawyer read the title papers before you go past the token amount. At handover, take the occupancy certificate for your tower, register the sale deed and have the khata transferred to your name. Keep the stamp duty and registration receipts with the deed.

Bren Ananta is pitched on proportion by the developer: a 3.3-acre plot of which over 75 percent stays open, which means the buildings stand on less than a quarter of the ground. That is a real benefit if it survives to handover, so ask for the sanctioned site plan and measure the open area against the towers on it. Everything you are shown at this stage is a render, as planned by the developer, not a photograph.

Picture a morning that starts on the cycling track or at the outdoor gym, with the yoga deck for those who prefer a slower start. The fitness centre and the half-Olympic swimming pool take over for anyone who wants a proper workout, and the tennis court gives you a reason to get up early. Working from home, you have a co-working space away from the flat.

Families are catered for. Small children go to the creche and the skating rink, and dogs get a pet park of their own. The mini-theatre is for a Friday evening without leaving the gate, and the senior citizens' court gives older residents a corner that is theirs. Bren has clearly drawn the plan for households of three generations.

What to ask: which of these facilities open with the first handover and which arrive later, what the clubhouse membership costs, and what the estimated monthly maintenance is. Get the sequence in writing; an amenity list is a promise, not a delivery.