Krishna Goldfields

Krishna Goldfields is in Phase 2 of Electronic City, on Bengaluru's southern edge. The industrial park here was created by Keonics, the Karnataka state electronics body. It covers about 332 acres and was built out in three phases, and it remains one of the country's biggest electronics hubs.

If you work inside the park, the commute is the main attraction: a short trip rather than a long cross-city drive. Heading into town, Hosur Road is the spine, and central Bengaluru is roughly 18 km away. HSR Layout and Bommanahalli, for shopping, dining or a second office, are reachable by road on the way in.

The exact street address, pincode and landmarks for this project are not published, so ask for them and the road the gate opens onto. Then drive your real commute at peak hour and again in the evening. Check where the nearest school, clinic and grocery are, and how the approach road copes after heavy rain.

Krishna Goldfields lists two home types, each spanning a range of built-up sizes. A two-bedroom flat runs from about 934 to 1,042 sq ft and costs between Rs. 39.98 Lakhs and Rs. 44.60 Lakhs. A three-bedroom flat runs from about 1,216 to 1,432 sq ft and costs between Rs. 52.05 Lakhs and Rs. 61.30 Lakhs.

Every point in those ranges comes to about Rs. 4,300 per sq ft, which suggests a flat rate across the project. As handovers began in December 2019, ask whether these figures are still in force. A home with an occupancy certificate carries no GST, but stamp duty and registration apply on every sale. Ask for a cost sheet that lists:

• Base rate and the area it is charged on
• Floor and facing premiums, if any
• Car parking and the number of bays
• Clubhouse fee and maintenance deposit
• Stamp duty and registration on the total value

On a resale, compare the owner's figure with registered sales of the same layout in the project. Ask for carpet areas too, since they show the usable floor inside each home.

Krishna Goldfields has no RERA registration number published yet. Ask for it and look it up on the Karnataka RERA website, rera.karnataka.gov.in. The approval on file is listed as BBMP/BDA, which the sanctioned plan should confirm. Since construction is complete, focus on the occupancy certificate and the title.

Whether you buy from the developer or an owner, ask for:

• The occupancy certificate for the block your flat is in
• The sanctioned plan showing your unit
• Title documents for the 7 acres and the chain of ownership
• An encumbrance certificate covering recent years
• Khata and the latest property tax receipt
• A draft sale deed to review before registration

On a resale, add the seller's registered sale deed and a no-dues letter from the residents' association. If the seller has a home loan, get the bank's closure letter before you register. After registration, move the khata and electricity account into your name. A property lawyer should read the full set first.

Krishna Goldfields spreads over 7 acres, with the apartment buildings sharing the land with a clubhouse, pool and sports areas. The developer has not published the number of blocks or homes, or the share of open space, so ask for the sanctioned site plan. Images you are shown are as planned by the developer; in a finished project, go by what is built on site.

A morning could begin on the joggers' track or in the gym, with a swim or an aerobics class for variety. Parents on a tight schedule can drop younger children at the creche on the premises, and a departmental store covers the quick grocery run.

Evenings belong to sport, with courts for tennis and basketball and space for cricket. Indoor games fill a rainy afternoon, and the play area and garden give children room outdoors. The community hall and amphitheatre host celebrations and residents' events, with the clubhouse as the hub. On your visit, ask which facilities are running now, who runs the creche and store, and what the monthly maintenance charge is.