Hiranandani Edenhall

Hiranandani Edenhall sits just off Bannerghatta Main Road, on the south side of the city, a stretch that has filled with homes, offices and shops over the years. The developer has not published exact distances, so none are quoted here, but the connections are clear enough to plan a week around.

For work, the NICE corridor gives a faster link across the city, and the IT offices at Electronic City and at Global Village are a drive away. You also have a Namma Metro station within easy reach, which helps on days you would rather not drive. School runs, hospital visits and a trip to the mall or a place of worship can all stay local.

Bannerghatta Road is busy at peak hours, so try the route that matters most to you. Drive to your office on a weekday morning and back in the evening, walk to the metro station once, and time the school run. Those three trips will tell you more than any map.

Hiranandani Edenhall lists two layouts, both as built-up area. The three-bedroom plan starts at about 1,780 sq ft, and the size range published for it reaches about 2,690 sq ft, so ask which variant you are being shown. The four-bedroom plan, at about 3,160 sq ft, suits a large or joint family. Carpet areas have not been published.

The developer lists a sturdy build: an RCC frame, with 200 mm outer and 100 mm inner walls of solid concrete block. Living and dining rooms get glossy vitrified tiles, and wet areas get anti-skid ceramic tiles. Doors have teak and sal wood frames, wiring is copper in concealed conduits, and each home draws BESCOM power.

No price or rate is published, so a per-sq-ft figure cannot be worked out. A finished home with an occupancy certificate carries no GST; stamp duty and registration always apply. Ask for a cost sheet that lists:

• Base price and the area it is charged on
• Car parking and the bays included
• Clubhouse charges and the maintenance deposit
• Stamp duty and registration on the full value

Hiranandani Edenhall has no RERA registration number published yet. Ask House of Hiranandani whether one was issued and check it on the Karnataka RERA website (rera.karnataka.gov.in). The approval named for the project is BBMP/BDA, so ask to see the sanctioned plan with the authority's stamp on it.

Because the flats are ready, the papers are those of a finished sale. Ask for:

• The occupancy certificate for your tower
• The sanctioned building plan marking your flat
• Title documents and a recent encumbrance certificate for the land
• Khata for the flat and the latest property tax receipt
• A no-dues letter from the association if the seller is an owner
• A draft sale deed to read before registration

A completed home is registered on a sale deed, not an agreement to sell. After registration, move the khata and the BESCOM account into your name. Have a lawyer check the title chain first, since on a 38-acre campus the land papers can run to many documents.

Hiranandani Edenhall has a campus that runs to 38 acres. The developer has not published the tower count or the open-space share, so ask for the site plan and see where your tower stands in relation to the courts and the pool. Any render you see is as planned by the developer; since the homes are ready, check it against the ground.

This is a place built around sport. A weekday might open with tennis or badminton, or a few overs on the cricket court, before work. Children have a play area and a basketball court, and the swimming pool and gymnasium take care of the rest of the week. Indoor games fill a wet evening.

For quieter hours there is a meditation hall. Day-to-day upkeep rests with maintenance staff, and backup power runs round the clock. Security is staffed day and night, with intercoms in the homes and CCTV cameras across the campus. Ask what the monthly maintenance charge is and exactly what it covers.