Century Regalia

Century Regalia sits in Kodihalli, the part of Indiranagar that borders the Karnataka Golf Association course, next to KGA Golf Avenue at pincode 560008. Living here puts you inside the city's central-east belt rather than on a growth corridor, so the streets, the shops and the hospitals of Indiranagar and Domlur are established rather than promised. Old Airport Road is the main road you will use most.

The developer has not published distances or drive times, so we give none. What you can do is test the two journeys that matter: the run along Old Airport Road towards the office districts in the morning, and the return past Domlur in the evening. Indiranagar's dining streets are close enough that an evening out need not involve a highway.

Two towers of 11 floors and 345 homes will bring several hundred cars into a neighbourhood that already carries a lot of traffic. Ask where the gate opens, whether a second exit exists, and how visitor parking is handled. Walk the boundary along the golf course too, because the side that faces the fairways is the one every buyer will want, and the price list will reflect that.

Century Regalia offers four home types, all quoted as built-up area; carpet areas are not published, so ask for them. The 3 BHK Luxury apartment is about 2,375 sq ft. The duplex townhouse, sold as 3 and 4 BHK, is about 3,830 sq ft over two levels. The Imperial residences, in 4 and 5 BHK, and the Celestial 4 BHK penthouse are each about 4,780 sq ft.

The 3 BHK starts at Rs. 5.35 Crore, about Rs. 22,500 per sq ft. The townhouse starts at Rs. 10 Crore, about Rs. 26,100 per sq ft, and the Imperial residence at Rs. 12 Crore, about Rs. 25,100 per sq ft. The penthouse opens at Rs. 18.5 Crore, about Rs. 38,700 per sq ft, a premium of more than half over an Imperial home of the same size, paid for the top floor and the outlook. Only starting prices are published; the golf-facing units will cost more.

The homes are under construction, so GST applies on the construction portion, and stamp duty and registration apply on the full value. Ask for a cost sheet that shows:

• Base rate and the area it applies to
• Floor-rise, golf-facing and corner premiums
• Car parking and the number of bays
• Clubhouse membership and the maintenance deposit
• GST as its own line
• Stamp duty and registration
• The milestone payment schedule with dates

Century Regalia has no RERA registration number published, which is unusual for an ongoing development of 345 homes. Ask Century Real Estate for the number before anything else, then look it up on rera.karnataka.gov.in. Without a registration the promoter cannot lawfully advertise or take bookings, so treat the number as a condition of paying, not a formality.

Once you have the RERA entry, use it to check the sanctioned plan, the declared completion date against the March 2029 handover, and the promoter's quarterly filings. Then ask for:

• The approved building plan with your unit marked on it
• Title documents and an encumbrance certificate for the 8.5 acres in Kodihalli
• The agreement for sale, with the handover date and the construction-linked payment schedule
• The allotment letter naming the tower, floor, unit and facing
• Written confirmation of what the golf-course adjacency does and does not include

At handover, the tower must hold an occupancy certificate before you take the keys. The sale deed is then registered in your name and the khata transferred, which is what makes you the owner in the civic books.

Century Regalia is pictured as 8.5 acres with only two 11-floor buildings on it, and the golf course as the view beyond the fence. The renders are as planned by the developer, and the share of open ground has not been published. Ask for the sanctioned master plan and measure the gap between the towers and the boundary yourself.

Mornings can start on the jogging track or the meditation and yoga deck, then move to the gymnasium and the swimming pool inside the clubhouse. Children have their own play area, and the sports courts take the after-school hours. A pets park keeps dogs off the landscaped gardens.

Evenings are where the list gets interesting: alfresco dining, a sky cafe with the golf course spread below it, and an amphitheatre and multipurpose lawn for the larger gatherings. The indoor games area covers the wet months. The golf course itself is listed as adjacent, not included, so ask whether residents get any playing rights or only the view. Ask also which facilities open with the first handover in 2029.