Hiranandani Evita

Hiranandani Evita stands on Hiranandani Internal Road in Akshaya Gardens, Akshayanagar, pincode 560076, just off Bannerghatta Road in south Bengaluru. The developer has not published distances to offices, schools, hospitals or stations, so none are quoted here.

An internal road usually means a calmer approach to your gate than a frontage on the main road, while Bannerghatta Road itself stays close for buses, shops and the drive to work. Expect the main road to be slow at peak hours, as it is along most of its length.

The best test is a working day. Leave from the gate at your usual time and drive to your office, then come back in the evening rush. Walk the internal road after dark to judge the lighting, and time the trip to the school and hospital you would use. With the project finished since 2020, every one of these checks can be done now rather than taken on trust.

Hiranandani Evita has sold every flat through the developer, so read this as a guide to what was built and what to check in a resale. There are five plans, quoted as built-up area. The two-bedroom is about 1,272 sq ft. The 2.5-bedroom comes in about 1,402 and 1,427 sq ft, and the three-bedroom in about 1,811 and 1,814 sq ft.

If you are torn between the 2.5 plan and the three-bedroom, walk both and compare the third room with the study space. Carpet areas are not published, so ask each seller for the figure and measure the rooms yourself.

Each owner sets the price, so compare it with recent sales of the same plan in the same tower. No GST applies to a finished flat bought from its owner; stamp duty and registration do. Ask the seller to confirm in writing:

• The price and the carpet area it covers
• Parking bays that go with the flat
• Fittings and appliances included
• Maintenance dues paid to date
• Any association transfer fee
• Stamp duty and registration on the sale value

Hiranandani Evita has no RERA registration number on public record. Search the Karnataka RERA website (rera.karnataka.gov.in) and ask the seller whether one was issued. In a resale of a flat finished in 2020, though, the deciding papers are the completion certificate and the seller's title.

Before you pay an advance, ask the owner for:

• The occupancy certificate for the tower
• The sanctioned plan showing the flat
• The owner's registered sale deed and the title chain before it
• A recent encumbrance certificate
• Khata in the owner's name and the latest tax receipt
• A no-dues letter from the owners' association

If a bank holds a loan on the flat, agree how the original papers will be released at closing. Have a lawyer check each document against the seller's name. You register the purchase on a sale deed, then move the khata and the electricity account into your own name.

Hiranandani Evita shares a 33-acre site among five 18-floor towers, with the clubhouse, parks and courts laid out between them. The developer has not published the open-space share, so ask for the site plan and walk from your tower to the clubhouse and the play areas. Any render you are shown is as planned by the developer; the finished campus is there to compare.

A morning might begin in the gymnasium or the pool, and on weekends at the spa and salon. With two separate kids' play areas and a play ground, children rarely have to wait their turn, and older ones can take the outdoor courts or the games room.

Evenings suit the landscaped gardens and the community parks, where the cafes give neighbours a reason to linger. The amphitheatre and party areas handle festivals and birthdays. CCTV covers the campus. Since the facilities have been in use since 2020, ask the association what the monthly maintenance charge covers and look at the pool and spa in person.