CasaGrand Royce

CasaGrand Royce stands on Kurudusonnehalli Main Road, in Ayyappa Nagar at Krishnarajapura, pincode 560049. Casagrand markets it under the Whitefield tag, which places you on the east side of Bengaluru, but the road name is what to search for on a map. The developer has not published distances to offices, schools or stations, so we quote none here.

What you can do, because the community has been occupied since 2019, is ask the people who already live there. Residents know how long the drive to the IT parks takes at nine in the morning, which route floods, and where the nearest bus stop actually is. Make your own test trips too: drive the main road at your usual leaving time and again for the return. Walk the stretch outside the gate in the evening.

A four-floor community of 277 homes generates a modest amount of traffic of its own, so the character of the main road will matter more than the project's own gate. Note where the daily shops and the retail spaces within the layout are, and whether a car is needed for a loaf of bread.

CasaGrand Royce was built in ten layouts, all quoted as built-up area. One-bedroom homes measure about 597 and 686 sq ft, and the terrace versions about 597 and 813 sq ft. Three-bedroom homes come only with a terrace, at about 1,545 and 1,879 sq ft. The four-bedroom range is tight: about 2,090 and 2,107 sq ft without a terrace, about 2,112 and 2,118 sq ft with one. Carpet areas have not been published, so measure the flat or ask for the sanctioned plan.

Since every unit has been sold by Casagrand, the price is whatever you and an owner agree. A completed home carries no GST. Stamp duty and registration fall on the value in the sale deed. There may be a transfer fee charged by the owners' association, and any maintenance arrears follow the flat unless cleared first.

Before you settle on a figure, ask for:

• The seller's sale deed and the chain of title before it
• The exact built-up area and the terrace on the sanctioned plan
• Recent registered values for the same layout in the community
• The monthly maintenance charge and the association's transfer fee
• Maintenance and property tax receipts up to date
• The car parking allotted to the flat, in writing

CasaGrand Royce carries no RERA number in the developer's published details. Search the Karnataka RERA website (rera.karnataka.gov.in) for the project and ask the developer or the owners' association if a registration exists. For a completed project the registration is less critical than the documents that prove the building is legal and the seller owns the flat. Ask for:

• Occupancy certificate for the block
• Sanctioned building plan showing the flat and, if it has one, the terrace
• Seller's registered sale deed and the earlier title documents
• Khata in the seller's name and the latest property tax receipt
• Encumbrance certificate covering the years since 2019
• No-dues letter from the owners' association
• Bank closure letter, if the seller had a loan

Have a lawyer read the chain of title, since the flat has changed hands at least once. At registration you take the sale deed in your name, then apply for the khata transfer and update the association's records. Confirm the parking bay is written into the deed. If any document is missing, slow down until it appears rather than paying an advance.

CasaGrand Royce spreads 277 homes in four-floor blocks over 4.05 acres, so no lift queues and gardens rather than a podium at your doorstep. Casagrand has not published the number of blocks or the share of the plot left open. The site is built, though, so walk it and see for yourself how the blocks, the clubhouse and the greenery divide the ground.

A morning here could start on the yoga deck, move to the gymnasium and end with laps in the swimming pool. The jogging track runs through the grounds for those who prefer to be outdoors. Children have the kids' play area and the outdoor courts once school is done, and the games room fills the wet weekends. Family functions go to the party area in the clubhouse. The retail spaces within the layout cover small errands without a trip outside, and CCTV covers the common areas.

Since these facilities have been running for years, ask the owners' association how they are maintained, what the monthly charge is and whether any large repairs are planned. The state of the pool and the gym on your visit tells you more than any brochure.