Fortune Sonthalia Sky Villas

Fortune Sonthalia Sky Villas has its address in Kokapet, pincode 500075, in the west of Hyderabad. This belt has grown fast because offices have moved west, and Gachibowli and the Financial District are the two job hubs most residents will drive to. Narsingi is a neighbour, and for longer trips across town you take the Outer Ring Road across the city.

Daily needs such as schools, hospitals and shops are found in the surrounding localities rather than inside the project, although retail spaces are planned within it. The developer has not published distances to any office, school or hospital, so we do not quote any.

Because the project is ready, you can test the commute properly. Drive to your office at the time you usually leave, then make the return trip in the evening rush. Kokapet is still adding towers, so note how traffic builds near the gate at peak hours. Ask how many car bays come with a sky villa, since a home of this size often needs more than one, and where visitors will park.

Fortune Sonthalia Sky Villas has one configuration, the four-bedroom sky villa, in two plans quoted as built-up area. The smaller is about 6,333 sq ft with a starting price of Rs. 5.31 Crore. The larger plan adds roughly a thousand sq ft, at about 7,333 sq ft, and begins at Rs. 6.15 Crore. Carpet areas have not been published, so ask for them.

Both plans come to about Rs. 8,400 per sq ft. The extra 1,000 sq ft in the larger plan costs you about Rs. 84 Lakhs more, so walk through both and decide whether the added rooms earn their price. Floor level and view may add a premium to either.

A home that already has its occupancy certificate carries no GST. Stamp duty and registration are payable on every purchase. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Floor-rise and view premiums
• Car parking and the number of bays
• Clubhouse membership, maintenance deposit and corpus
• Stamp duty and registration

Fortune Sonthalia Sky Villas has no RERA registration number published yet. Ask Sri Sreenivasa Developers for it and search the Telangana RERA (TS-RERA) portal. The entry should confirm the promoter, the approved plan and the completion date declared for each block.

Since the homes are marked ready to move, the documents are those of a finished purchase. Ask for:

• The occupancy certificate for your block
• The sanctioned building plan showing your unit
• Title documents and an encumbrance certificate for the land
• A statement of the total land area, which is not published
• A draft sale deed and the latest property tax receipt

If the occupancy certificate for your block is still pending, treat the deal as an under-construction purchase. In that case you will pay GST and sign an agreement for sale with a firm handover date. Once the purchase is complete, register the sale deed in your name. Then have the municipal property tax record and the electricity meter moved to you.

Fortune Sonthalia Sky Villas has four blocks, the tallest reaching 28 floors, sharing the site, with 232 homes between them. The total land area and the share left open have not been published, so ask for the site plan and look at how far apart the blocks are. Old brochure images were renders as planned by the developer; since the project is ready, judge the real thing on a visit.

The clubhouse, at 45,000 sq ft, is the heart of shared life. A morning might begin on the jogging track or in the gymnasium, followed by a quiet session in the yoga space. Children have a play area and the outdoor courts, and the games room covers wet afternoons.

Later on, the terrace pool is the place to cool off, and the landscaped gardens make for an evening walk. The amphitheatre can host community events, and the party area takes care of family occasions. Retail spaces on the premises should handle small daily needs. Ask the association what the monthly maintenance comes to for a home of this size, since it is usually charged per sq ft.