Bren Avaana

Bren Avaana stands on Kanakapura Main Road in the south of Bengaluru. The developer has not published a street address, a pincode or a survey number, and Kanakapura Road is long enough that the same name covers a metro-side commute and a semi-rural one. Your first question is simply where the gate is. Ask for the survey number and drop a pin on it before you plan anything else.

No distances to a metro station, a school or a hospital have been published, and this page will not invent them. Do your own timing instead. Drive from the pin to your office at the hour you would actually leave on a weekday, then drive back at the evening peak. If your children are in school, add that run at the school's real start time.

On the visit, look at the last stretch of road to the site, whether buses and autos reach it, and what stands on the neighbouring land. A project of 327 homes will add a few hundred cars to whatever junction it opens onto, so watch that junction at peak hour. Ask residents of Bren's other projects nearby how their commutes have gone, since they will tell you what the sales office will not.

Bren Avaana has two configurations on paper, but in practice this is a 3 BHK project: 323 of the 327 flats have three bedrooms and only four have two. The developer has not published the area of either plan, in super built-up or carpet terms, so you cannot yet judge whether the 3 BHK is compact or generous. Ask for the drawings of the exact flat on offer with both areas marked.

The published starting price is Rs. 1.49 Crore, quoted for both configurations, which makes it the project's lowest number rather than the price of any one plan. Without a size, no per-sq-ft rate can be computed. Once you have the area, divide the quoted price of your flat by its super built-up area and again by its carpet area; the second figure is the honest one.

Because the flats are under construction, GST is charged on the construction portion of the price. Stamp duty and registration are due when the sale deed is registered. Payments will be tied to construction milestones, and each demand should match what you can see on site. Ask for a cost sheet that shows:

• Base rate and the area it is charged on, both super built-up and carpet
• Floor-rise, facing and tower premiums for your flat
• 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 only percentages

Bren Avaana is registered with Karnataka RERA under number PRM/KA/RERA/1251/310/PR/180924/007029. Look it up on rera.karnataka.gov.in and read the whole entry, not just the status line. It gives the completion date the promoter has committed to, the number of flats and towers, the sanctioned plan and approvals uploaded, the quarterly progress reports and any complaints filed. For a project whose marketing leaves out sizes, floors and dates, the RERA filing is where those answers live.

At the booking stage, ask for:

• The RERA registration certificate for the phase your tower falls in
• The sanctioned building plan showing your tower, floor and flat
• The planning authority and fire department approvals for that plan
• Title documents, the mother deed chain and a recent encumbrance certificate for the land
• 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 pay more than a token amount, and check that the agreement for sale matches the RERA-prescribed form. 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 Avaana is planned as three towers, each with five flats to a floor, arranged around a multipurpose clubhouse and the ground the developer has kept for courts, trails and gardens. How much ground that is has not been published, nor has the number of floors, so ask for the sanctioned site plan and judge the spacing between towers yourself. Every image at this stage is a render, as planned by the developer.

A morning could start on the walking trails, with a session in the yoga studio for those who prefer a quieter start. The swimming pool and the squash court in the clubhouse are there for a proper workout, and pickleball and volleyball courts give you a game with neighbours after work. Dog owners get a pet park of their own.

The plan has a family slant. There is an elders' zone for the grandparents and a vegetable garden where children can learn where food comes from. With 323 three-bedroom flats, the developer is clearly expecting households of three generations rather than single professionals.

Ask which of these open with the first handover and which come later, what the clubhouse membership costs and what the estimated monthly maintenance is. Then ask how many lifts each tower has; with five flats per floor across an unpublished number of floors, lift capacity will shape your mornings more than any court will.