Joyville Signia by Shapoorji Pallonji

Joyville Signia by Shapoorji Pallonji stands on Joyville Road, off Maan, close to Hinjawadi Phase 1, pincode 411057. The large IT campus at Rajiv Gandhi Infotech Park is in the same area. For anyone who works there, the main appeal of this address is a short trip to the office instead of a cross-city drive.

Short trips can still be slow here. Hinjawadi traffic builds up sharply at shift change, and the roads off Maan carry a lot of it. No distances or drive times have been published, so time your route yourself. Leave the gate at your usual hour, drive to your office, and repeat the return trip in the evening rush.

If someone in your household works in another part of the city, time that commute too, since Hinjawadi lies at Pune's western edge. For shopping and dining you may head to Wakad or Baner by car, so test how long those drives take at weekends. Around Hinjawadi you will find schools, hospitals and markets, so visit the ones you would actually use and check how far they are from the gate.

Joyville Signia by Shapoorji Pallonji offers three layouts, each with a name. Sizes are about 711 sq ft for the 2 BHK Luxury, about 783 sq ft for the 2 BHK Royale and about 973 sq ft for the 3 BHK Suite. The developer has not said whether these are carpet or built-up figures. MahaRERA requires sales on carpet area, so confirm which one you are being quoted.

The Luxury starts at Rs. 78.5 Lakhs, the Royale at Rs. 88.2 Lakhs and the Suite at Rs. 1.11 Crore. That works out to about Rs. 11,000, Rs. 11,300 and Rs. 11,400 per sq ft in that order. These are entry figures, and upper floors or better views will cost more.

What you pay on top depends on your tower's status. A flat with an occupancy certificate carries no GST, while one still waiting for it is taxed as under construction. Stamp duty and registration are due on every purchase. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Floor-rise and facing premiums
• Car parking charges
• Clubhouse fee and maintenance deposit
• GST, if it applies to your flat
• Stamp duty and registration

Joyville Signia by Shapoorji Pallonji has no MahaRERA registration number published yet. Ask Shapoorji Pallonji Real Estate for it and search it on the MahaRERA website. The entry lists the approved plans and the completion date declared to the regulator, which is the easiest way to confirm the ready-to-move label.

Your paperwork depends on whether your tower has its occupancy certificate. If it does, ask for:

• The occupancy certificate for your tower
• The sanctioned building plan with your flat marked
• Title documents and an encumbrance certificate for the land
• A draft agreement or sale deed stating the carpet area
• The possession letter and latest tax receipt

If the certificate has not been issued yet, the purchase is an under-construction one. Then you need the MahaRERA certificate, the commencement certificate, a registered agreement for sale with a firm handover date, and a payment plan linked to progress. At handover, collect the possession letter and get the property tax account moved into your name. Later, make sure the land is conveyed to the residents' society.

Joyville Signia by Shapoorji Pallonji places two 23-floor towers on 2.8 acres, with the pool, clubhouse, courts and gardens shared by all. The developer has not published an open-space share, so ask for the approved site plan and see how much ground is left around the towers. Images in the brochure are as planned by the developer, but a ready project can be checked on foot.

A workday might start with a run on the jogging and skating track, then the gymnasium and a few minutes in the steam room. Before heading out, a swim in the infinity-edge pool is possible. Parents can leave young children at the creche, while older kids have the play area and the multipurpose courts after school.

Evenings and weekends offer more than most projects this size. A walk through the floral tunnel leads to the orchards of fruit trees and the gardens. A 5D multiplex and a digital games room keep children busy on a rainy day, and the amphitheatre and party areas take care of birthdays and festivals. Ask which of these are already running and what they cost to maintain, since a small community shares the upkeep among fewer homes.