Klassik Landmark

Klassik Landmark sits in Kasavanahalli, just off Sarjapur Main Road on the south-east side of Bengaluru. Two roads do most of the work. Sarjapur Main Road carries you towards the city and the tech corridors, and Central Jail Road links you with the neighbouring areas. The developer has not published distances, so time each trip yourself.

For weekend walks there are two lakes close by, Kaikondrahalli and Kasavanahalli, and they are the green relief in a locality that has filled up with new apartment blocks. For parents, the schools in the area include Sunbird Early Learning Center and BRS Global Centre for Excellence. Visit on a school-day morning to see what the drop-off looks like.

Train journeys start at Carmelaram station, which is nearby. The trip to Kempegowda International Airport is by road across the city, so leave a wide margin before a flight. Because the locality has grown fast, the lanes can be crowded at peak hours. Drive to your office at your usual time before you decide.

Klassik Landmark has two home types, quoted as built-up area. Three-bedroom flats range from about 1,691 to 2,170 sq ft. Four-bedroom flats are much bigger, at about 4,260 to 4,395 sq ft. Carpet areas are not published, so ask for them, because the gap between built-up and usable space varies from plan to plan.

The 3 BHK is listed at Rs. 93 Lakhs to Rs. 1.19 Crore and the 4 BHK at Rs. 2.34 Crore to Rs. 2.41 Crore. Dividing price by size gives about Rs. 5,500 per sq ft at both ends. A quoted rate of Rs. 5,229 per sq ft does not match that, and all these figures date from a project completed in 2018, so ask for a current written quote.

Because the home is finished, no GST applies once the occupancy certificate is in place. Stamp duty and registration are payable on every purchase. Ask for a cost sheet that shows:

• The sale price and the area it is based on
• Car parking and the number of bays
• Clubhouse fee and maintenance deposit
• Any unpaid maintenance on the flat
• Stamp duty and registration

Klassik Landmark is shown as BBMP/BDA approved, and no RERA registration number has been published. Possession began in December 2018, so ask whether the project was ever registered. If a number exists, look it up on rera.karnataka.gov.in. For a building that is already finished, the approvals that matter most are the ones issued at completion.

Before you pay an advance, ask to see:

• The occupancy certificate for your building
• The sanctioned plan, to confirm your flat matches it
• Title deeds and an encumbrance certificate for the 10.97 acres
• The khata and the latest property tax receipt for the flat
• A draft sale deed

Buying from an existing owner rather than from Klassik Group? Then add the owner's registered sale deed, a no-dues letter from the residents' association and a loan closure letter if the flat was mortgaged. Have a property lawyer read the chain of title. Once the sale deed is registered, apply to move the khata into your name.

Klassik Landmark spreads over 10.97 acres, with homes arranged around a clubhouse, a pool and a set of outdoor courts. The developer has not published the share of land left open. Brochure images are as planned by the developer, but since the project is finished you can walk the grounds and judge the space for yourself.

A typical morning might begin with laps in the swimming pool or a session in the gymnasium. Racket players have both a tennis court and a badminton court, and the basketball court suits older children and teenagers. Younger children have a play area, and the garden gives parents somewhere to relax while they play.

Quieter hours can go to the library, and the indoor games room takes over when it rains. The clubhouse is the place for residents' events. On a visit, ask the residents' association how well the pool and courts are kept and what the monthly maintenance charge is. Ask too whether any facility is due for repair, because at a building of this age upkeep matters more than the brochure.