Godrej Regal Pavilion

Godrej Regal Pavilion sits at Gaganpahad, pincode 500077, inside the wider Rajendra Nagar belt on Hyderabad's southwest side. The address on file is a map code, 7CQ8+H67, rather than a street name, so ask the sales team to pin the exact gate on a map before your visit. No distances to workplaces, rail or metro stations, schools or hospitals have been published, and we do not guess at them.

Your daily routine will depend on where you work and how the local roads link to the main city routes. Before you book, drive from the site to your office on a working morning and back in the evening. Do the school run as well if you have children, since that trip is repeated every day.

Six tall towers will add a lot of traffic to one approach once families move in. Ask how the site connects to the nearest main road, where the gates will be, and how many parking bays each flat gets. A walk around the neighbourhood will show you which shops, clinics and services already operate and which still lie in the future.

Godrej Regal Pavilion plans four layouts, each quoted as built-up area. Smallest is the 2 BHK at about 1,350 sq ft. Then comes the 3 BHK at about 1,600 sq ft and a 3.5 BHK at about 1,850 sq ft, where the half room tends to serve as a study. The 4 BHK is much larger at about 2,700 sq ft. Carpet areas have not been published, so ask for them to compare fairly with other towers.

Rs. 1.1 Crore is the only price in the public domain, given as the starting figure. On the 2 BHK that comes to about Rs. 8,100 per sq ft. Expect higher floors and better facings to cost more, and ask for the exact price of the unit you like.

As these are under-construction homes, GST is charged in addition to the base price, and stamp duty and registration are payable at the time of registration. Your cost sheet should show:

• Rate per sq ft and the area it applies to
• Premiums for floor level and facing
• Car parking and the number of bays
• Clubhouse fee and maintenance deposit
• GST on its own line
• Stamp duty and registration charges

Godrej Regal Pavilion has Telangana RERA registration P02400009910 on file. Enter it on the TS-RERA portal and read the entry closely. Check the promoter name, the survey details and address, and the completion date the developer has committed to. Make sure the Gaganpahad address you were given matches the land in that entry.

While the towers are still going up, ask for:

• The RERA certificate and the approved project details
• The sanctioned building plan for your tower
• Title papers and an encumbrance certificate for the land
• A draft agreement for sale with a stage-wise payment schedule
• The written handover date and the delay compensation clause

A list of banks that have approved the project for home loans is also worth asking for, since a lender will have checked the title. At handover, insist on the occupancy certificate for your tower before you take the keys. Register the sale deed in your name, then get the property tax account transferred to you with the local municipal body.

Godrej Regal Pavilion places six towers on 12 acres, and every tower climbs to 35 floors. Life here will be lived high up, with the view, the breeze and the lift wait all set by your floor. The developer has not published how much of the land stays open, so ask to see the sanctioned layout and where the green areas fall between towers. Pictures you are shown are renders as planned by the developer.

For day-to-day leisure, the listed facilities are a clubhouse and a play area for children. A young family might spend late afternoons at the play area while parents chat nearby, then head to the clubhouse on weekends. Ask exactly what the clubhouse will hold, whether a gym, a pool or a hall for functions, because the published list does not say.

A modest amenity set can mean lower monthly maintenance than in projects with large leisure complexes, which is worth weighing. Ask for the expected maintenance charge per sq ft, how many lifts each tower will run, and whether the clubhouse opens with the first tower or only after the last one is handed over.