Divyasree Republic of Whitefield

Divyasree Republic of Whitefield is at 23 Kundalahalli Road in Brookefield, pincode 560066, with Divyasree Techno Park given as part of the address. Brookefield is an old, settled neighbourhood under BBMP, so shops, schools and services are already around you rather than promised for later.

The main reason to live here is the short trip to Whitefield's offices, which are reached by road. The next localities over are Nellurhalli, Kundalahalli and Pattandur Agrahara, with Marathahalli and Varthur a little further. The developer has not published distances or travel times to any office, station, school or hospital, so none are quoted here. Drive your own commute at the hour you would leave.

With 1,306 homes behind one address, the gates see heavy traffic at school and office hours. Time the exit onto Kundalahalli Road in the morning, and check where visitors park. Ask how many parking bays come with the flat you are buying, since that differs between the two- and three-bedroom plans.

Divyasree Republic of Whitefield went up as three layouts across three phases. Phases 1 and 2 had the 2 BHK Lux, a home of roughly 1,047 sq ft. Phase 2 added the 3 BHK Standard at roughly 1,397 sq ft. Phases 1 and 3 carried the biggest plan, the 3 BHK Premium, at roughly 1,724 sq ft. The area basis has not been published, so ask the seller for the carpet area.

All flats are sold, so the owner sets the price; test it against registered resale deals for the same layout in the community. A completed flat carries no GST, but stamp duty and registration are due on the full value. When you view a flat, confirm:

• The layout name, phase and size as written in the sale deed
• The floor and facing, and how they compare with recent deals
• The state of plumbing, wiring and bathroom fittings
• Parking bays allotted to the flat
• Monthly maintenance and any unpaid dues
• Stamp duty and registration on the agreed price

Divyasree Republic of Whitefield lists approvals from BBMP/BDA. No RERA registration number has been published. Handovers started in June 2017 and construction went in phases, so ask whether any later phase was registered and search the Karnataka RERA website (rera.karnataka.gov.in) by name.

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

• The occupancy certificate for the block your flat is in
• The sanctioned building plan for that block and phase
• The developer's sale deed to the first buyer and every later deed
• Encumbrance certificates for the whole ownership period
• The khata extract and up-to-date property tax receipts
• A no-dues letter from the owners' association

The purchase registers on a sale deed in your name. If the seller still has a home loan, the bank must release the original documents first. After registration, transfer the khata, the electricity meter and the association membership, and keep copies of every paper for a future sale.

Divyasree Republic of Whitefield has 13 blocks of as many as 21 floors on 14.5 acres, holding 1,306 homes finished in phases. The developer has not published the share of land kept open, so ask the association for the site plan and walk from your block to the clubhouse and courts. Any images you see are as planned by the developer; compare them with the grounds today.

A morning here could start on the joggers' track or with an aerobics class, then the gym or a swim. Children have a play area and an activity area, and older ones can choose between squash, tennis, badminton, cricket and a multipurpose games court. The library and the indoor games room cover quieter afternoons.

For daily errands, there are shops and a supermarket on site. Grandparents have a senior citizens' corner, and the party area and community hall take family events. Security and a health centre are also listed. In a community this big, ask about the maintenance charge, the booking rules for the courts, and how busy the lifts get at peak hours.