Divyasree 77 Place

Divyasree 77 Place is in Kodbisanhalli, on the Marathahalli side of east Bengaluru, pincode 560037. Marathahalli started out as a small outlying settlement and grew into a busy township once the IT boom arrived. Today it is fully built up, with supermarkets, clothing stores and daily services spread across the locality.

For work, HAL Airport and Whitefield are nearby, while Sarjapur and Electronic City are longer drives. The developer has not published distances or travel times to any named office, school, hospital or station, so none are quoted here. Drive to your office at the hour you would really leave, and time the evening return too.

The advantage of a settled suburb is that errands rarely need a long drive. The cost is traffic, since Marathahalli roads carry heavy office-hour loads. Check how long it takes to get from the project gate to your main route at 9 a.m. and 6 p.m. Also ask how many parking bays come with a four-bedroom flat and where guests park.

Divyasree 77 Place has only four-bedroom flats, each of about 3,731 sq ft; the developer has not said whether that is built-up or saleable area, so ask for the carpet area too. The published fittings list includes hardwood floors in the living room and main bedrooms, a jacuzzi in the main bathrooms and smart home automation. Check each one in the flat you are shown.

The starting price is Rs. 7.3 Crore, which comes to about Rs. 19,600 per sq ft. A rate of Rs. 8,750 per sq ft is also quoted, and it does not fit that price, so get the current rate in writing. A completed flat with an occupancy certificate carries no GST; stamp duty and registration apply on every purchase. Ask for a cost sheet that shows:

• The base rate and the area it is charged on
• Floor-rise and facing premiums
• Car parking and the number of bays
• Clubhouse membership and the maintenance deposit
• Stamp duty and registration on the full value

Divyasree 77 Place lists approvals from BBMP/BDA. No RERA registration number has been published. Homes were handed over from December 2017, around the time registration became compulsory in Karnataka. Ask the developer whether any block was registered, and search the Karnataka RERA website (rera.karnataka.gov.in) by name.

Since the flats are finished, ask for the documents that prove the building is legal and the title is clean:

• The occupancy certificate for your block
• The sanctioned building plan with your flat marked
• Title deeds and an encumbrance certificate for the land
• The khata extract and the latest property tax receipt
• A draft sale deed, or on a resale, the chain of earlier deeds
• A no-dues letter from the owners' association

A completed flat registers on a sale deed, not an agreement for sale. After registration, move the khata, the electricity meter and the association membership into your name. Have a lawyer read the title before you pay anything beyond a token amount.

Divyasree 77 Place groups its 370 flats into 3 blocks, none taller than 14 floors. A land area of 72 acres is given, far more than three blocks use, so ask for the site plan that marks this project's own boundary and open space. Any images you see are as planned by the developer; since the blocks are built, compare them with the grounds today.

A morning could start on the jogging track or in the gym, with a swim to follow. Children get a play area and an activity area, and there are courts for tennis, badminton and basketball, plus other outdoor courts. The health centres and the games room fill the rest of the week.

For errands and evenings, the cafeteria and the retail spaces cover small needs without a drive. The community hall and the party area take birthdays and family functions, and the landscaped gardens give you a place to walk after dinner. Rainwater harvesting is part of the plan. Ask the owners' association what the maintenance charge covers and which facilities run today.