Hiranandani Glen Gate

Hiranandani Glen Gate stands in Devinagar, pincode 560092, part of Hebbal on the north side of Bengaluru. This is one of the greener parts of the area, with Hebbal Lake nearby for a morning walk. Manyata Tech Park, the main office cluster nearby, lies roughly 6 km off.

Hebbal is the junction where flyovers link the ring road with Bellary Road. That puts both the ring road, for the east and west of the city, and Bellary Road, for the drive north, close to your gate. Whether you need a school, a college, a hospital, a bank, a mall or a supermarket, Hebbal has one in the neighbourhood, so most errands stay local.

The same flyovers can back up at rush hour. Before you commit, drive to your office at your usual start time and come back in the evening, and time the school run once. The tower has been finished since 2017, so the neighbourhood you test is the one you will live in.

Hiranandani Glen Gate has sold every flat through the developer, so treat this as a guide to what was built and what to check in a resale. Eight plans exist, all built-up area. The two-bedroom is about 1,245 sq ft. The 2.5-bedroom comes in about 1,420 and 1,440 sq ft. The three-bedroom has five versions of about 1,630, 1,665, 1,740, 1,760 and 1,810 sq ft.

The developer lists an RCC frame and solid concrete block walls, glossy vitrified tiles in living and dining rooms and anti-skid ceramic tiles in wet areas. Doors have teak and sal wood frames, wiring runs in concealed copper, and each flat has its own BESCOM meter.

Owners set their own prices. No GST applies to a finished flat bought from its owner; stamp duty and registration do. Ask the seller to put in writing:

• The price and the carpet area it covers
• Parking bays that come with the flat
• Fittings and appliances included
• Maintenance dues settled to date
• Stamp duty and registration on the sale value

Hiranandani Glen Gate has no RERA registration number published yet. Check the Karnataka RERA website (rera.karnataka.gov.in) for an entry and ask the seller. The approval named for the project is BBMP/BDA; ask to see the sanctioned plan and the stamp on it.

With every flat now a resale, the job is to confirm the building was completed properly and that the seller owns what is being sold. Ask for:

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

Where a bank holds a loan on the flat, fix in writing how the original papers will be released on the day of sale. Have a lawyer check the lot before any advance. Register on a sale deed, then transfer the khata and the BESCOM account to yourself.

Hiranandani Glen Gate puts one 18-floor tower on 10 acres, which leaves most of the ground free for the clubhouse, courts and gardens. The developer has not published the open-space share, so ask for the site plan and walk the campus. Any render you are shown is as planned by the developer; the built version stands beside it.

An early start might mean the jogging track or the gym, then a swim in the pool. Tennis players have their own court, and everyone else can use the outdoor courts or a table tennis table. Children get a kids' play area plus a second play area and an activity room, and the games room covers a rainy afternoon.

Weekends slow down at the spa and sauna, or in the landscaped gardens. The amphitheatre and party area host festivals and birthdays, and retail spaces on the campus save a trip for small errands. Ask the association what the monthly maintenance charge covers, since the facilities have been in use since 2017.