DivyaSree 77 Sky

DivyaSree 77 Sky stands on Yemalur Main Road near HAL Airport, east Bengaluru, pincode 560037. Yemalur borders Marathahalli, one of the older IT-era townships on this side of the city, so the area is fully built up and daily services are close at hand. Supermarkets and clothing stores are spread across the locality.

For work, Whitefield lies to the east, while Sarjapur and Electronic City are longer drives to the south. The developer has not published distances or travel times to any office, school, hospital or station, so none are quoted here. Drive to your workplace at the hour you normally leave, and time the evening trip back as well.

A settled neighbourhood saves you time on errands but brings traffic, and Yemalur Main Road gets busy at peak hours. Check how long it takes to get from the gate to your main route in the morning. With homes this large, ask how many parking bays come with the flat and where visitors park.

DivyaSree 77 Sky was built with two home types: a four-bedroom flat of about 5,863 sq ft and a five-bedroom flat of about 6,800 sq ft. The developer has not said whether these are built-up or saleable areas. Published fittings include hardwood floors in the living area and main bedrooms, a jacuzzi in the main bathrooms and a smart home system.

Both types are sold out, so the owner sets the price. Test any quote against registered resale deals in this block and in similar large flats nearby. A completed flat carries no GST, but stamp duty and registration are due on the full sale value. When you view a flat, confirm these points:

• The size as written in the seller's sale deed, and the carpet area
• Whether the jacuzzi, home automation and wiring still work
• Any changes to walls or balconies, and whether they were approved
• The monthly maintenance charge and any unpaid dues
• Car parking bays allotted to the flat
• Stamp duty and registration on the agreed price

DivyaSree 77 Sky lists approvals from BBMP/BDA, and no RERA registration number has been published. Handovers began in December 2016. You can still search the Karnataka RERA website (rera.karnataka.gov.in) by project name to confirm nothing was registered later.

Every sale here is a resale, so the documents come from the owner. Ask for:

• The occupancy certificate for the block
• The sanctioned building plan, to spot changes made without approval
• The developer's sale deed to the first buyer and every deed since
• Encumbrance certificates covering the whole ownership period
• The khata extract and up-to-date property tax receipts
• A no-dues letter from the owners' association

The deal registers on a sale deed in your name. If the seller has a home loan, the bank must release the original documents before registration. Afterwards, transfer the khata, the electricity meter and the association membership, and keep copies of everything for a later sale.

DivyaSree 77 Sky is one 8-floor block of 51 homes in all, so you will know most of your neighbours by sight. A land area of 72 acres is given, which looks like the wider campus rather than this block alone, so ask for the site plan that shows its own boundary. Any images you see are as planned by the developer; compare them with the grounds today.

A day could start on the jogging track or in the gym, with a swim before work. Children have a play area and an activity area, and there are courts for tennis and basketball along with other outdoor courts. The health centres, the games room and indoor games cover wet afternoons.

Family functions go to the party area and the community hall, and the garden and landscaped lawns give you space for an evening walk. Retail spaces cover small daily needs, and rainwater harvesting is part of the plan. With only 51 owners sharing the costs, ask what the monthly charge is and which facilities are running today.