Goyal Orchid Lakeview

Goyal Orchid Lakeview has the full address Kariyammana Agrahara Road, Kariyammana Agrahara, Bellandur, pincode 560103, a short way from Bellandur Lake. The developer has not published distances to particular places, so none are quoted here.

Bellandur has grown fast as both an office and a residential district, and its roads and civic services have grown with it. For many buyers the appeal is simple: IT offices are in and around the area, so the daily commute can be short compared with living further out. Test that claim yourself. Drive or ride to your own office at the hour you would really leave, and make the return trip in the evening, because traffic here can be heavy at peak times.

Daily needs are close at hand. Schools and hospitals are found around Bellandur, along with shopping malls and multiplexes, and supermarkets and banks for everyday errands. Parents should time the school run as well as the commute.

Six 14-floor blocks send a lot of traffic through the gate, so visit at rush hour and see how the entrance and the approach road cope.

Goyal Orchid Lakeview was built to seven plans. Two-bedroom flats measure around 1,252, 1,270, 1,281 or 1,299 sq ft, and three-bedroom flats around 1,771, 1,800 or 1,830 sq ft. Carpet areas were not published, so ask the seller for the plan of the exact flat.

The developer has sold out and no longer quotes prices; every figure comes from an owner. Compare it with recent registrations in the same blocks, allowing for floor and facing. A resale flat with an occupancy certificate carries no GST, while stamp duty and registration are payable on the full value.

As built, the flats have an RCC frame with solid block walls, vitrified tiles throughout and ceramic tiles on balconies and utility areas. Main doors have teak frames, bathrooms carry tiles to 7 ft with a grid false ceiling, and each block has lifts. A two-bedroom gets a 4 kW supply and a three-bedroom 5 kW, with generator backup. Before agreeing a price, check:

• Built-up area, plan and floor of the exact flat
• Car parking allotted and whether it is covered
• Seepage, damp and bathroom condition
• Association dues, transfer fee and monthly maintenance

Goyal Orchid Lakeview names BBMP/BDA as its approval. No RERA registration number has been published, but search the project on the Karnataka RERA website (rera.karnataka.gov.in) all the same, and check the approving authority on the sanctioned plan.

Every flat here is a resale, so you are buying the seller's title as much as the building. Before you pay a token, collect:

• Occupancy certificate for your block
• Sanctioned building plan with the flat marked
• The seller's registered sale deed and the earlier deeds back to the developer
• An encumbrance certificate for at least 15 years
• Khata in the seller's name and the latest property tax receipt
• No-dues letter from the owners' association

If the seller has a home loan, the bank holds the original deeds. Ask for its letter stating the balance and how the papers will be released on closing. A property lawyer should go through the whole file. At handover, register the sale deed at the sub-registrar's office, then put the khata, electricity and water accounts in your own name.

Goyal Orchid Lakeview has six blocks of 14 floors sharing 4.17 acres, with the clubhouse, courts and gardens set between them. The share of open land has not been published, so ask the association for the site plan and walk the grounds. Any layout images are as planned by the developer; since the complex is built, compare them with what stands.

A working day could begin with a swim or a gym session at the clubhouse and a few laps of the jogging track before the commute. In the evening, the outdoor courts, including one for basketball, fill up, while younger children use the kids' play area and the activity area. The games room takes over when it rains.

For grandparents there is a senior citizen park, and the landscaped gardens make an easy place for an evening walk. The party area handles birthdays and festival get-togethers, and the retail spaces inside the complex save a trip out for small errands. With 336 households sharing these facilities, visit on a weekend to see how busy the pool and courts get, and ask what the monthly maintenance covers.