DNR Reflection

DNR Reflection stands in Green Glen Layout in Iblur Village, part of the HSR Extension and Bellandur belt, pincode 560103. Iblur Lake lies directly opposite, so many flats look out over water rather than another building. Bellandur Lake, the city's biggest, is also in the wider locality.

For work, the Outer Ring Road runs through the area and takes you north towards KR Puram, past the tech parks that employ much of the neighbourhood. Whitefield is reached through ITPL Main Road. No distances or travel times have been published, so time these routes at peak hour from the actual gate.

The south-east of the city has a long run of well-regarded apartment projects, and the services have grown up around them. Schools, hospitals, shops and restaurants are spread through HSR Layout and Bellandur, so errands rarely need a long drive. Traffic is the price you pay for that convenience, and the junctions near the ring road clog at office hours. Walk the lakeside road in the evening, and check whether the lane outside floods after heavy rain.

DNR Reflection gives every home the same brief: four bedrooms, four bathrooms and about 3,230 sq ft of built-up space. Carpet area has not been published, so ask the owner for the figure on their sale deed. Rooms of this size suit a family with elderly parents living in, or anyone who needs a dedicated study and guest room.

All units have been sold, so there is no developer price. The figure you pay will be set by the seller and should be checked against recent registered sales in the complex. Because the flat is finished and holds an occupancy certificate, no GST applies. Stamp duty and registration are payable on the full sale value.

On a resale, check these before you agree a price:

• Floor, facing and whether the flat looks onto the lake
• The number of covered parking bays that transfer with it
• Condition of bathrooms, plumbing and electrical fittings
• Any maintenance arrears or pending special levies
• Association transfer charges
• Stamp duty and registration on the full value

DNR Reflection is described as BBMP/BDA approved, and no RERA registration number has been published. It was completed with handovers from December 2018, so every purchase now is a resale, and the checks are about the building's legality and the seller's title.

Ask the owner for:

• Their registered sale deed and the developer's original sale deed chain
• The occupancy certificate for the block
• The sanctioned plan, with the flat marked on it
• An encumbrance certificate covering at least 13 years
• The khata in the seller's name and the latest property tax receipt
• A no-dues letter from the owners' association
• A loan closure letter if the flat was mortgaged

Match the survey number on the title papers with the one in the address, Survey No. 33 of Iblur Village. The site is opposite Iblur Lake, so ask a lawyer to confirm the building respects the lake buffer rules that applied when the plan was sanctioned. Your purchase closes on a registered sale deed, after which you transfer the khata, electricity and water accounts into your own name.

DNR Reflection puts four 12-floor blocks on 3.5 acres, with 179 homes sharing the clubhouse and grounds. Any images you see are as planned by the developer at launch, so compare them with the buildings as they stand after several years of use. Ask the association for the current site plan and a list of any facilities that have changed.

Sport is where this project is generous. You could start the morning on the tennis or squash court, shoot hoops on the basketball court, or take a few rounds of the jogging track. The gymnasium and a yoga space cover indoor workouts, and a spa and jacuzzi help afterwards. The swimming pool comes with a separate pool for children and changing rooms.

Evenings and weekends move indoors to billiards, table tennis, carrom and chess in the games room, or to the library for a quiet hour. The community hall and party area handle celebrations, children have a play area and activity space, and retail spaces cover small daily needs. Ask what the monthly maintenance charge is, because a facility list this long costs money to run.