Kolte Patil Mirabilis

Kolte Patil Mirabilis has the postal address Survey No 71, Horamavu Agara Road, Horamavu Agara, Krishnarajapura, Bengaluru 560043. Horamavu is a residential pocket in the east of the city, and much of what a household needs is within the neighbourhood. Expect schools and colleges, clinics and pharmacies, banks, shops and places to eat within a short trip.

Roads in the area have been upgraded over recent years, yet the side streets stay fairly quiet for a part of the city this built up. For a longer trip, Hennur on one side and Krishnarajapura on the other are both reachable by road. The developer has not published distances or travel times to offices, stations or the airport, so we do not quote any.

A 640-home community sends a lot of traffic through its gates at the same hours. Drive from the site to your workplace at the time you usually leave, then make the evening trip back. Also check how many gates the campus has, where buses and autos stop, and how the approach road copes during heavy rain.

Kolte Patil Mirabilis has only one-bedroom flats, built in two sizes: about 500 sq ft and about 524 sq ft, quoted as built-up area. The developer has sold them all, so no price list exists and no per-sq-ft rate can be worked out from published figures. Ask the seller for the carpet area stated in the sale deed.

You pay the price you agree with the owner. No GST applies, because the flat is complete, but stamp duty and registration are due on the full value. Before you agree on a figure, ask for:

• The seller's registered sale deed
• Khata certificate and extract, with the latest tax receipt
• An encumbrance certificate showing no charge on the flat
• A no-dues letter from the residents' association
• The car parking allotment, if any
• A list of fittings and furniture included

With 640 flats of the same type, recent sales in these blocks give you a clean benchmark. Match your target flat on size, floor and facing, and treat a price far above those sales with caution.

Kolte Patil Mirabilis has no published RERA number. As handovers began in April 2021, ask the seller whether the blocks were registered and, if so, look up the entry on the Karnataka RERA website, rera.karnataka.gov.in. The approval on file is listed as BBMP/BDA, which the sanctioned plan should confirm.

Because the homes are finished, your checks are those of any completed purchase. Ask for:

• The occupancy certificate for the block your flat is in
• The sanctioned building plan showing that flat
• Title documents for the land at Survey No 71 and the chain of ownership
• The seller's registered sale deed
• Khata in the seller's name and the latest property tax receipt
• An encumbrance certificate covering at least 15 years

If the seller still has a home loan, the bank must issue a closure letter and return the original documents before you register. A property lawyer should read the full set. After registration, apply to move the khata and the electricity account into your name.

Kolte Patil Mirabilis has seven blocks, each up to 12 floors, spread over 7.2 acres and shared by 640 households. The share of the site kept as open ground has not been published, so walk the campus and see how much space the blocks leave between them. Any brochure images are as planned by the developer; in a finished project, go by what is on the ground.

A weekday could begin with a run on the jogging track or an hour in the gym, then a swim. Squash players have their own court, which is uncommon in a campus of small flats. The meditation hall offers a quiet room for a calmer start to the day.

After work, the clubhouse and games room take over, with table tennis and other indoor games, while the outdoor courts suit a quick match. Children have a play area and separate activity areas. Birthdays and residents' meetings go to the community hall or party area, and landscaped gardens run through the site. Retail spaces on the premises cover small daily needs. Ask the association which facilities are in use today and what maintenance costs per month.