Godrej E City

Godrej E City stands at Konappana Agrahara, inside the Electronic City area of south Bengaluru, with its frontage along Doddathogur Road, pincode 560100. Electronic City is a large technology park set up by Keonics and built out in three phases. For many residents here, the daily commute is a short trip to an office in one of those phases rather than a long haul into the city.

Going north towards the city means Hosur Road. Electronic City Phase 1 is about 18 km from central Bengaluru, and the route passes Bommanahalli and HSR Layout on the way in. Plan your weekday trips into town around the peak hours, since this stretch is known for slow traffic.

Shops, schools and clinics grew up around Electronic City to serve its workforce, so errands can mostly be done close to home. Before you buy, spend an evening in the area to judge the noise from nearby roads. Time your commute at the hour you would actually leave. Check the approach from Doddathogur Road into the gate during peak times as well.

Godrej E City was built in six plans, all measured in built-up area. There are one-bedroom flats of 638 and 715 sq ft, two-bedroom flats of 981 and 1,339 sq ft, and three-bedroom flats of 1,350 and 1,631 sq ft. Carpet areas are not published, so ask the owner or measure the rooms yourself.

The developer's stock is sold out, so no list price exists. Resale value depends on the block, the floor, the facing and how well the flat has been kept since 2016. Ask two or three local brokers for recent deal values here.

As built, flats have vitrified tiles throughout, a granite kitchen counter with a steel sink and piped gas. Bathrooms have Jaquar fittings, and there is an air-conditioning point in the master bedroom. A resale carries no GST, but stamp duty and registration are payable. When you settle terms, get these in writing:

• The agreed price and the advance amount
• The parking bay that belongs to the flat
• Maintenance paid up to the date of sale
• Any corpus fund transfer to your name
• Association transfer fee and who pays it
• Fixtures and fittings included in the sale

Godrej E City carries BBMP/BDA approval, and no RERA number is on file. With handovers from December 2016, the papers that count for a resale are the ones that prove the seller's ownership. You can still search rera.karnataka.gov.in for the developer's name if you want a record.

Before you pay an advance, ask the seller to show you:

• The registered sale deed in the seller's name
• The occupancy certificate for the block
• Khata certificate and extract in the seller's name
• Property tax receipts for recent years
• An encumbrance certificate for the period of ownership
• A loan closure letter and released title papers, if there was a home loan
• A no-dues letter from the residents' association

A lawyer should trace the title back to the developer's original sale and check the land records. Once satisfied, sign a sale agreement that fixes the price, the advance and the registration date. After registering the sale deed, move the khata into your name. Transfer the power, water and gas accounts at the same time.

Godrej E City spreads 19 four-floor blocks across 15 acres, with a clubhouse, pool and courts shared by all 840 households. Low blocks on a large site leave more ground for gardens and walkways than a tower project would. Since everything is built, walk the campus before you buy and see which blocks face the gardens.

A weekday might begin on the jogging track, then move to the gymnasium or the health centre in the clubhouse. Children have play areas close to the blocks, and older ones can use the badminton and basketball courts after school. The swimming pool is the usual evening stop in summer.

For wet weekends, there is a games room, and the community hall and party hall take care of birthdays and festivals. Retail spaces inside the gates cover small daily needs. Landscaped gardens run between the blocks.

The project also has rainwater harvesting and solar water heating, which can lower monthly running costs. Ask the association for the current maintenance charge and the state of the sinking fund. Check whether any large repairs, such as waterproofing or lift replacement, are planned soon.