Godrej Avenues

Godrej Avenues has its flats in Sree Sai Layout on Doddaballapur Road, Yelahanka, with pincode 561203 on the address. This is the north of the city, and your daily route into Bengaluru will usually join Bellary Road, listed at about 3 km away. The Hebbal Flyover, the gateway to the central city, is listed at about 8 km.

For work, Manyata Tech Park is listed at about 7.8 km, which puts a common north Bengaluru office hub within a reasonable drive. Many residents here commute that way each morning. If your job is in the south or east of the city, expect long drives through Hebbal and plan your hours around the traffic.

Day-to-day errands are covered locally. Yelahanka has schools, hospitals, malls, supermarkets and banks, and the roads in this part of north Bengaluru are wider than in the older city. The airport side of the city also suits anyone who travels often. Before buying, drive to your office at peak time and back again in the evening, and time both trips.

Godrej Avenues was built in four plans, all measured in built-up area. The single-bedroom home is 681 sq ft. The two-bedroom homes come in 1,087 sq ft and a larger 1,259 sq ft version, and the two-and-a-half-bedroom plan tops out at 1,446 sq ft. Carpet areas are not published, so measure the flat or ask the owner for the figure.

The developer has no stock left, so there is no list price. You will negotiate with a seller, and the fair price depends on the block, floor, facing and condition. Ask a few brokers for recent sale values in this project.

The build uses Mivan concrete walls, vitrified tiles in the living and dining area and laminate flooring in the main bedroom. Bathrooms have Hindware or Jaquar fittings, and each flat has generator backup. A resale deal carries no GST, but stamp duty and registration apply. When you settle terms, get these in writing:

• Agreed sale price and advance amount
• Covered parking bay allotted to the flat
• Maintenance dues cleared to date
• Sinking fund or corpus transfer, if any
• Association transfer charges and who pays them

Godrej Avenues carries BBMP/BDA approval, and no RERA number has been published for it. Since Godrej Avenues is complete, RERA matters less than the papers of the flat you are buying. You can still search the Karnataka RERA website, rera.karnataka.gov.in, for any registration that covered the construction.

A resale deal is only as clean as the seller's papers. Before you pay an advance, ask the owner for:

• The registered sale deed in the seller's name
• The occupancy certificate for the block
• Khata certificate and extract in the seller's name
• Latest property tax paid receipt
• Encumbrance certificate covering the years since purchase
• A loan closure letter if the flat was ever mortgaged
• A no-dues letter from the residents' association

Have a lawyer read the chain of title back to the developer's sale. Then sign a sale agreement that fixes the price, the advance and the date for registering the sale deed. After registration, apply to move the khata into your name. Update the electricity and water accounts at the same time.

Godrej Avenues spreads 10 blocks, the tallest at 14 floors, across 5.3 acres, with a shared clubhouse and outdoor sports areas. Because the project is finished, you can walk it before buying rather than relying on renders. Look at how the blocks face each other and which flats get the open views.

Mornings here can start on the jogging track or in the yoga and meditation hall. The gymnasium and the health centre are close by, and the swimming pool has a separate shallow pool for small children. After school, children can head to the play areas, the basketball and badminton courts or the cricket pitch.

For rainy days, there is a library, a games room and an indoor games area. Weekends can mean a barbecue with friends, a show at the amphitheatre or a party in the community hall. Landscaped gardens run between the blocks, and retail spaces inside the gates handle small daily shopping.

With 636 households sharing these spaces, visit on a weekend evening to see how busy the pool and courts get. Ask the association how often the equipment is serviced and what the monthly maintenance charge is today.