Century Immencity

Century Immencity would stand at 10, 1, Jakkur Road in Nehru Nagar, pincode 560064, on the north side of Bengaluru. The developer has not published distances, landmarks or travel times for the site, so we quote none. What matters more at this stage is what the ground looks like now, because a site that will not be handed over before 2030 tells you little from a brochure map.

Go to the plot. Stand at the gate and drive the routes your household will use most: the office, the school, the hospital and the market, at the hour you would actually travel. Do the return leg at the evening peak. Jakkur Road is the road you would use every day, so its width, its traffic and its condition are the facts to gather.

Then look at the neighbours. Fifty-two acres is a large piece of land, and what surrounds it, and what is being built on it, will decide how the address feels in 2030. Ask the developer for the approach road it intends to use for the towers, whether that road is public, and whether any road widening or new link is being relied on to make the site work.

Century Immencity has announced three layouts, all quoted as built-up area. Two are three-bedroom homes, at roughly 2,175 and 2,565 sq ft, and the third is a four-bedroom home of roughly 3,020 sq ft. Carpet areas have not been published, so ask for the RERA carpet area for each plan as soon as the registration exists, because that is the figure the developer will be bound to.

The prices are Rs. 3.85 Crore, Rs. 4.54 Crore and Rs. 5.34 Crore in the same order. Each divides out to about Rs. 17,700 per sq ft, a flat rate across the three sizes. These are the developer's opening figures for a project not yet launched, and floor-rise and facing premiums usually appear once a tower is released, so ask whether the rate is for a base floor.

Because the home will be under construction when you pay, GST applies on the construction portion. Stamp duty and registration in Karnataka are payable on the full consideration. Payments will follow construction milestones once a formal schedule is published. Ask for a cost sheet that shows:

• Base rate per sq ft and the area it is charged on
• Floor-rise and facing premiums for your unit
• Car parking and the number of bays included
• Clubhouse membership, maintenance deposit and corpus fund
• GST as its own line, with the rate applied
• Stamp duty and registration on the full consideration
• The milestone schedule, with dates, tied to the 2030 possession

Century Immencity has no published RERA registration number yet. At the upcoming stage that is not unusual, but it sets a hard rule: a developer may not advertise, book or take money for a project that is not registered. Ask Century Real Estate when the filing is expected, and once the number exists look it up on the Karnataka RERA website, rera.karnataka.gov.in.

The RERA entry is the document to read first, because it carries the sanctioned plan, the declared completion date and the promoter's land title. Before you sign anything, ask for:

• The RERA certificate and the project's page on the state portal
• The title documents and the mother deed for the 52 acres, with the conversion order
• The sanctioned building plan and the approved master plan, showing your tower
• An encumbrance certificate for the land
• The agreement for sale, in the form the state prescribes, with the milestone schedule
• Written confirmation of the possession date and the penalty for delay

Pay only against the agreement for sale, never against a brochure or an expression of interest, and keep the receipts against each milestone. At handover, take the occupancy certificate, register the sale deed, and have the khata moved into your name. Have a lawyer read the title chain before the first payment.

Century Immencity is pictured as four towers of 14 floors on a 52-acre site, 334 homes in all, with the shared facilities set in the ground between and around them. The developer has not published the open-space share or what the land beyond the towers will hold, so ask for the master plan and the phasing. Every image you are shown is a render, as planned by the developer, and the project is upcoming, so none of it exists yet.

The plan describes a day that starts in the gym or on the yoga and activity lawn, moves to the pool, and ends in the spa, sauna and health centre. Several sports courts are promised, an indoor games zone covers the evenings, and children have their own play areas. There is a mini theatre and an amphitheatre for the weekend, and the clubhouse is the centre of it.

Two features stand out on the list: a fine-dining venue and high-street retail inside the project, which would keep meals and errands within the gate. Ask which of these are committed for the first phase and which follow later, because on a site this large the amenities can arrive years after the first towers. Get the commitment into the agreement for sale, with a date, rather than leaving it in the brochure.