Godrej Life Plus

Godrej Life Plus lies off Kanakapura Main Road in south Bengaluru. An exact street address and pincode have not been published, so ask the sales team for a location pin before you plan a visit. Distances to offices, stations and schools are not given either, so none are quoted here.

What the area offers is settled day-to-day life. Schools, colleges, banks, clinics and shops are around the Kanakapura Road stretch. For travel across the south of the city, the NICE corridor lets you reach Electronic City, Bannerghatta Road or Mysore Road without going through the centre.

Closer to town, Banashankari, BTM Layout, JP Nagar and Jayanagar are reachable by road for work, shopping or family visits. Kanakapura Road carries heavy traffic at peak times, so how close the site is to the main road will shape your commute.

Once you have the pin, drive the route to your workplace at your usual hour and back in the evening. Look at the approach road to the gate and ask how it will cope once the flats are occupied.

Godrej Life Plus offers five home types, all quoted in built-up area, and most come in a range of sizes. One-bedroom flats run about 670 to 881 sq ft. The one-and-a-half-bedroom plan is about 895 to 980 sq ft. Two-bedroom homes span about 983 to 1,252 sq ft, and the two-and-a-half-bedroom plan is about 1,325 sq ft. Three-bedroom flats range from about 1,446 to 1,808 sq ft.

No prices have been published; all are on request. Without a price, the per-sq-ft rate cannot be worked out, so ask for it plan by plan. Carpet areas are not stated either, and the size spread within each type is wide. Compare room sizes on the detailed plans rather than the headline figure.

Since this is a new launch, GST applies on top of the price. Stamp duty and registration are extra. Ask for a cost sheet that lists:

• Base rate per sq ft and the area it is charged on
• Floor-rise and facing premiums
• Car parking charges
• Clubhouse fee and maintenance deposit
• GST as a separate line
• Stamp duty and registration estimate

Godrej Life Plus claims two approvals, BBMP/BDA sanction and a RERA registration, yet no RERA number has been made public. Ask Godrej Properties for it and check it on the Karnataka RERA website, rera.karnataka.gov.in. The entry gives you the approved plan, the land details and the promised completion date. Those are the very facts missing from the public information for this launch.

Before you pay anything beyond a refundable token, ask to see:

• The RERA registration certificate
• The sanctioned building plan and site plan
• Title deeds and an encumbrance certificate for the land
• The draft agreement for sale, with the handover date and delay penalty
• The payment schedule linked to construction stages
• The list of banks that have approved the project for loans

Do not sign an agreement that leaves the possession date blank or marked on request. At handover, collect the occupancy certificate and register the sale deed. Then have the khata issued in your name.

Godrej Life Plus has not published its master plan, and shares it only on request. You will not yet know how many towers there are, how tall they are, or how much land is kept open. Ask for the sanctioned site plan before you choose a flat. Any images shown now are renders, as planned by the developer.

The shared facilities are on a smaller scale than at many launches along this road. Mornings could start with a game on the badminton court or a walk through the landscaped garden. Children would have a play area close to the blocks.

The club house would be the base for rainy days, with a pool table and other indoor games for older children and adults. In the evenings, the terrace garden gives a quiet spot to relax and catch the breeze above the street.

A modest set of amenities can mean a lower maintenance charge, which suits buyers who plan to rent out a compact flat. Ask what the monthly charge will be and when it starts. Also ask when each facility will be ready compared with the handover of the homes.