Encanto by Lansum and MK Realty

Encanto by Lansum and MK Realty stands at survey number 347/P, Puppalaguda, Gandipet Mandal, pincode 500089, with the gate opening onto the ORR's service road. The Nehru ORR main carriageway is roughly half a kilometre away. For most buyers the point of this address is the office commute.

The developer reckons on around ten minutes to Waverock, Wipro Circle or the Financial District. The drive to Rajiv Gandhi International Airport is put at 25 minutes or so along the ORR. If you need the older city, you can join the Old Mumbai Highway some 3.5 km away.

Everyday errands are short. The developer lists a temple, Sri Anantha Padmanabha Swamy, at 560 m, Keystone School at 970 m, and an eye hospital, Sankara, at 1.1 km. Those figures are the developer's own, so check them yourself. Towers along the ORR depend on a handful of entry points, so drive the service road in the morning and evening rush and ask exactly where the gate opens onto it. Also ask whether your flat looks onto the ORR or away from it, since noise and view differ.

Encanto by Lansum and MK Realty has four plans, and every size given is saleable, not carpet. For three bedrooms you can pick 4,055 sq ft, listed near Rs. 3.65 Crore, or 4,130 sq ft, near Rs. 3.72 Crore. For four bedrooms the choice is 4,955 sq ft, near Rs. 4.46 Crore, or 5,045 sq ft, near Rs. 4.54 Crore. Carpet areas have not been released.

Divide any listed price by its area and you get close to Rs. 9,000 a sq ft. The builders have put out no price list of their own, and some agents quote a base that drops to Rs. 2.84 Crore. Treat any figure as a starting point until you hold a signed cost sheet.

These homes are under construction, so GST applies on top, as do stamp duty and registration. Ask for a cost sheet showing:

• Base rate, with both saleable and carpet area
• Floor-rise charge per floor, which adds up in a 60-storey building
• Car parking and the number of bays
• Clubhouse membership, maintenance deposit and corpus fund
• GST as its own line
• Stamp duty and registration
• The construction-linked payment schedule

Encanto by Lansum and MK Realty is registered with TS-RERA as P02400009251, and you can search it on the state's TS-RERA portal. The entry shows the approved drawings and the finish date the promoter has declared. Since the handover month and the tower count both come from listings, go by what the RERA entry says.

At this stage, while the towers are being built, ask for:

• The RERA certificate, noting the declared finish date
• The sanctioned plan, plus the height NOC a building this tall needs
• Fire and environment clearances, neither of which is public yet
• Title papers and an encumbrance certificate covering survey number 347/P
• A draft sale agreement stating your flat's carpet area

Two companies are involved, so confirm which is the registered promoter and which will sign with you. Pay only against the construction stages in the agreement and keep every receipt. When the tower is complete, take the occupancy certificate before the keys. Then register the sale deed and have the property tax record moved into your name.

Encanto by Lansum and MK Realty packs a lot of height onto modest land, so the facilities are stacked upward as well as spread outward. Listings give roughly 5.7 acres with 80% kept open. The developer describes landscaping in five layers from ground level up to the podium, and lobbies three storeys high at each tower entrance. An eight-storey clubhouse of 90,000 sq ft is part of a far larger shared area, put at 3,00,000 sq ft. All of it is as planned by the developer.

A weekday could open with a ride or run on the jogging and cycling track or a session in the gym, then yoga or aerobics in the activity area. Young children have a creche and a play area, and older ones have the sports courts and an indoor games room. A supermarket and an ATM space inside the gates save small trips out.

The spa and salon, the swimming pool and the gardens fill the evenings. The multipurpose hall handles parties, and the Floating Sky Crown up on the roof adds an infinity pool and a running track high above the ORR. Ask how many lifts serve each tower and what the upkeep of a rooftop pool will add to your monthly bill.