Golden Serenity Towers

Golden Serenity Towers stands on Sarjapur Road, past the level crossing on the south-eastern side of Bangalore. Few parts of the city have grown as quickly, and much of that growth has come from offices. Infosys has taken 202 acres here for an IT SEZ, which gives you a sense of where the area is heading. The developer has not published distances, so none are quoted here.

Your working day will probably mean a drive. Koramangala, Whitefield and Electronic City can all be reached by road, and so can Marathahalli, Silk Board and the ring road that loops round the city. The level crossing is part of your route, so try the trip to your office at your usual hour, and try it again on the way home in the evening.

For schools, groceries, a doctor or a meal out, you will draw on the wider Sarjapur Road belt, which has filled in steadily as the offices arrived. Walk the approach road on a weekday to see how busy the entrance gets. If two people in the household commute, check both routes before you commit, since one may be far easier than the other.

Golden Serenity Towers has two plans to choose from. The two-bedroom flat measures around 960 sq ft, and the three-bedroom flat is around 1,260 sq ft. Carpet areas have not been published, so ask the seller for them, and compare room dimensions on the plan with the rooms you walk through.

No prices are published and the developer quotes only on request, so we cannot give a per-sq-ft rate. A completed flat with an occupancy certificate carries no GST, while stamp duty and registration are payable on every purchase. The specifications have not been published either, so check flooring, fittings, windows and wiring yourself.

When you receive a quote, ask for these in writing:

• Total price and the area it is quoted on
• Car parking, covered or open, and the number of bays
• Clubhouse membership and any transfer charge
• Maintenance deposit and the monthly maintenance rate
• Stamp duty and registration on the full sale value

Compare the final figure with recent registrations in the same complex, as that is the fairest benchmark for a finished home.

Golden Serenity Towers lists BBMP/BDA as its approval. No RERA registration number has been published. Look the project up on the Karnataka RERA website (rera.karnataka.gov.in) and ask Golden Gate Properties to put its registration status in writing.

This is a completed project, so your checklist is the one for a finished flat, and often for a resale. Ask for:

• Occupancy certificate for the tower your flat is in
• Sanctioned building plan with the flat marked
• Earlier sale deeds tracing ownership back to the developer
• Encumbrance certificate for at least the last 15 years
• Khata in the seller's name and the most recent tax receipt
• No-dues letter from the owners' association

If a bank holds the seller's title papers against a loan, get its letter showing the amount due and how the documents will be released on closing. A property lawyer should read the full set before you sign. On handover, register the sale deed, then move the khata and the power and water accounts to your name.

Golden Serenity Towers lays out everything on 4 acres: the residential buildings, the clubhouse and the shared outdoor spaces. The developer has not published the number of towers or homes, or the share of land kept open, so ask for the site plan and walk it. Any layout pictures are as planned by the developer, so compare them with what stands on the ground.

On a working day you might fit in a swim or a workout in the gymnasium before the office run, or a few laps of the jogging track after it. Children have two play spaces, a general play area and a dedicated children's play area, so there is somewhere to go once homework is done.

On weekends the landscaped gardens become the shared backyard. When it rains, the clubhouse and its indoor games room keep children and teenagers busy. The facility list is short and practical rather than lavish, which usually keeps maintenance charges moderate, though you should confirm the current rate. The complex has been in use for some years, so look at the condition of the pool, gym equipment and gardens, and ask the owners' association about upkeep.