IRA By The Banks

IRA By The Banks stands at Attibele, pincode 562107, which lies on the Hosur Road side of Bengaluru at the far southern edge of the city. This is an outer area, well beyond the dense core, where villa and plot projects have more room to spread out. The developers have not published distances to offices, schools, hospitals or stations, so none are given here.

Life at this distance runs on the car. Most days will start with a drive along Hosur Road, and your commute time will depend on which way you are heading and at what hour. Daily shopping will probably mean a trip into Attibele town or along the highway rather than a walk.

Test the drive before you commit. Leave from the site at the hour you would set off for work, time the trip to your office, and repeat it in the evening. Visit on a weekend too. Ask the sales team about the approach road from the highway to the gate, its width, and whether it is shown on the approved layout.

IRA By The Banks has two villa types, both triplexes over three levels. For the three-bedroom, the published area is about 2,493 sq ft, with prices from Rs. 2.04 Crore. For the four-bedroom, it is about 2,300 sq ft, from Rs. 2.32 Crore. The areas are not labelled as carpet or built-up, and the larger home being the smaller one needs explaining, so ask for both plans with carpet, built-up and plot area shown.

On the published figures, the three-bedroom is about Rs. 8,200 per sq ft and the four-bedroom about Rs. 10,100 per sq ft. Because the villas are under construction, GST applies to the building portion of the price. You also pay stamp duty and registration when the sale deed is signed. Ask for a cost sheet with:

• Base price, plus the carpet, built-up and plot areas it covers
• Undivided land share for your villa
• Premiums for corner or garden-facing plots
• Clubhouse membership and maintenance deposit
• GST as its own line
• Stamp duty and registration
• The construction-linked payment schedule

IRA By The Banks is registered with Karnataka RERA under PRM/KA/RERA/1251/308/PR/250325/007617. Search that number on rera.karnataka.gov.in to see the promoters' names, the approved layout, the declared completion date and quarterly progress reports. As two companies are named as developers, check which one is the promoter on record and who signs your agreement.

For a villa bought under construction, ask for:

• The RERA registration certificate
• Title deeds and an encumbrance certificate for the 10 acres
• The land conversion order for residential use
• The approved layout plan and the building plan for your villa type
• Any joint development agreement between the landowner and the developers
• A draft agreement for sale with the handover date and payment stages

At handover, collect the occupancy or completion certificate, register the sale deed in your name, and have the khata transferred to you.

IRA By The Banks covers 10 acres and is planned for 112 villas, with shared facilities spread among them. The share left as open space has not been published, so ask for the approved layout and find where your villa falls, how far it is from the clubhouse, and what it faces. Images you see are as planned by the developers.

A morning could begin on the walking and jogging track or the yoga deck, followed by the gymnasium in the clubhouse, which is planned at 7,000 sq ft. The swimming pool comes with a deck for lounging. Children have a play area and several sports courts, and there is an indoor games area for wet afternoons. Dog owners get a pet park, which few projects think of.

Evenings and weekends can use the open-air amphitheatre for performances or community events, and the banquet hall for family functions. Landscaped gardens run through the layout. Since handover is set for December 2028 onwards, ask which facilities will be finished when the first villas are handed over.