Esteem South Park

Esteem South Park stands in Gottigere, pincode 560083, along MBR Scapple Road. Gottigere is part of the Bannerghatta Road belt on the southern side of Bengaluru, a settled residential stretch with offices, hospitals and shops along the main road.

The developer has not published distances to specific offices, stations, schools or hospitals, so none are quoted here. JP Nagar and Hulimavu are the nearby established areas reached by road, and there are schools and daily stores around Gottigere itself.

Because the project is complete, you can test daily life before you buy. Drive to your workplace at the hour you normally leave, and time the drive back in the evening, since Bannerghatta Road is slow at peak times. Walk MBR Scapple Road from the gate to the main road and see how the approach feels after dark. Check where the nearest supermarket, pharmacy and clinic are, and how long a school run takes in the morning rush. Ask residents how easily cabs and deliveries find the entrance.

Esteem South Park gives a wide choice. Eleven two-bedroom layouts run from about 814 to 1,029 sq ft, and two two-and-a-half-bedroom layouts measure about 1,111 and 1,150 sq ft. All are quoted as built-up area. Carpet areas have not been published, so ask for them and compare usable space.

Two-bedroom prices start at Rs. 1.03 Crore and rise to about Rs. 1.30 Crore for the largest plan. The two-and-a-half-bedroom homes start at Rs. 1.54 Crore and Rs. 1.60 Crore. The smallest home comes to about Rs. 12,700 per sq ft, while the larger layouts are priced higher per sq ft, so a bigger home is not a volume discount here.

A flat with an occupancy certificate carries no GST, but stamp duty and registration apply on the full price. Ask for a cost sheet that lists:

• Base price and the area it is charged on
• Floor-rise or facing premiums for your unit
• Car parking and the number of bays included
• Clubhouse membership and the maintenance deposit
• Written confirmation that no GST is added
• Stamp duty and registration on the full value

Esteem South Park has no Karnataka RERA registration number published. Ask Esteem Group for it and look it up on rera.karnataka.gov.in. The entry shows the approved plan and completion details, and helps confirm that what was built matches what was sanctioned.

For a completed flat bought from the developer, ask for:

• The occupancy certificate for your building
• The sanctioned building plan with your flat marked
• Title documents and an encumbrance certificate for survey number 19
• The khata for the property and the latest tax receipt
• A draft sale deed, since a finished home registers directly on one
• A statement of maintenance charges from the handover date

Have a lawyer check the title chain before you pay the booking amount. If you are taking a loan, ask which banks have approved the project. At registration, sign the sale deed in your name, then transfer the khata and the electricity account. Keep the measured carpet area on record.

Esteem South Park holds 410 homes on its 4-acre site, in buildings of 14 floors. That is a fairly dense layout, so the shared facilities are close to every home but the open ground is limited. Since the project is complete, walk the site and see how the buildings, gardens and clubhouse are arranged, rather than relying on images shown as planned by the developer.

An early start could be the jogging and skating track or the yoga zone, then the modern gymnasium and the pool. Parents of small children can use the creche and the play area, and older children have the multipurpose sports courts once school is over.

Later in the day, the steam, spa and sauna rooms help you unwind, and the media room makes a family film night easy. The indoor games zone covers rainy weekends. Birthdays and small functions can use the multipurpose party area in the clubhouse, and the landscaped gardens give everyone a short walk between the buildings.

Ask which facilities are fully running now, what the monthly maintenance charge is, and how many lifts serve each building. With 410 households sharing one pool, ask about timings too.