Embassy South Reserve

Embassy South Reserve offers four layouts, quoted as built-up area. The two-bedroom is about 1,330 sq ft, the two-and-a-half-bedroom about 1,598 sq ft, the three-bedroom about 1,896 sq ft and the three-and-a-half-bedroom about 2,140 sq ft. Carpet areas have not been published, so ask for them before comparing with other projects.

Prices are Rs. 1.76 Crore, Rs. 2.29 Crore and Rs. 2.55 Crore for the first three layouts, which works out to roughly Rs. 13,200 to Rs. 14,300 per sq ft. The largest home is priced on request. In a 19-floor tower, floor level and facing can add noticeably to these figures.

As an under-construction home, the flat carries GST on top of the price, and stamp duty and registration apply at the sale deed. Ask for a cost sheet that lists:

• Base rate per sq ft and the area it is charged on
• Floor-rise and facing premiums for your unit
• Car parking and the number of bays included
• Clubhouse membership and the maintenance deposit
• GST as its own line
• Stamp duty and registration on the full value

Embassy South Reserve places nine 19-floor towers on 14.77 acres, and the developer states that about 80% of the land will stay open. It also describes a natural eco-lake and more than 4,000 trees. Every image at this stage is a render as planned by the developer, so ask for the sanctioned site plan and see where your tower falls against the lake and the clubhouse.

An early start might be a run on the jogging track or a session in the yoga zone, with the gymnasium and swimming pool close by. If you work from home, the co-working space gives you a desk away from the flat. Children get their own play area, and the tennis court and table tennis are there after school.

The developer sizes the clubhouse at 38,000 sq ft. The mini theatre and the multipurpose hall cover film nights and family functions, and landscaped gardens join the towers together. Rainwater harvesting, solar lighting for common areas, water treatment and an organic waste converter are also planned. With 855 homes sharing these, ask how many lifts each tower has and which facilities open first.