Mahindra Eden

Mahindra Eden stands near Holiday Village Resort on Kanakapura Road, in Vakil Garden City, pincode 560062. This is the far southern stretch of the road, where the city thins out and the surroundings are greener and quieter than in the older parts of south Bangalore.

The developer has not published distances to any office, school, hospital or metro station, so we give none. Because the project is finished, you can test your daily routine before you buy. Drive from the gate to your workplace at the hour you would really leave, then do the school run and the trip to the nearest hospital at the same time of day.

Quiet surroundings usually mean longer trips for some errands, so note how far you travel for groceries, a pharmacy and a weekend outing. Kanakapura Road carries steady traffic towards the city in the morning, so watch how the stretch outside the gate moves at peak hours. With 272 homes already occupied, ask current residents about visitor parking and the evening rush at the entrance. Their answers will be more useful than any brochure.

Mahindra Eden was built in four layouts, all quoted as built-up area, and the developer has none left. A 2 BHK here measures about 1,207 sq ft. The 3 BHK comes in three named plans: Meadows at about 1,653 sq ft, Greens at about 1,771 sq ft and Aqua at about 2,013 sq ft. Carpet areas have not been published, so ask a seller for the sale deed, which states the area you are actually buying.

Resale prices are set by each owner, and floor, view and condition will move them. Compare several listings for the same plan before you negotiate, and look at recent registrations in the building if you can get them.

A finished flat bought from its owner carries no GST; you do pay stamp duty and registration on the sale value. Before you agree a figure, ask the seller for:

• The agreed price and the area it covers
• Car parking bays that transfer with the flat
• Maintenance dues and the association's no-dues letter
• Any fittings or furniture included in the sale
• Stamp duty and registration on the full sale value

Mahindra Eden does not yet show a published RERA registration number. Ask the seller or Mahindra Lifespaces for it and look it up on the Karnataka RERA website, rera.karnataka.gov.in. For a completed flat, though, most of the checking is about the seller's title and the building's completion papers.

Before you pay an advance, ask to see:

• The occupancy certificate for the tower
• The seller's registered sale deed
• Khata in the seller's name and the latest tax receipt
• An encumbrance certificate showing no loan or charge on the flat
• A loan closure letter, if the seller had a home loan
• The association's no-dues and transfer letter

Have a property lawyer read these before you sign an agreement to sell. At registration, you and the seller sign a sale deed at the sub-registrar's office. Afterwards, apply to move the khata and the property tax account into your name, and register with the residents' association.

Mahindra Eden places two 28-floor towers on 7.7 acres, with 272 homes sharing one clubhouse and a series of landscaped gardens. The share of open ground has not been published, but since everything is built, you can walk the site and judge the space yourself. Any renders you see are as planned by the developer, so compare them with what stands today.

A day here could begin with a ride on the cycling track or a run on the jogging track, then the gymnasium or a swim. If you work from home, the business lounge and the library give you a quiet desk away from the flat. Children have a play area and several sports courts for the afternoon.

Evenings suit the gardens, while the spa and health club help you unwind after a long week. The games room and the mini theatre cover a rainy weekend, and the multipurpose area can host a birthday or a small gathering. On your visit, check how well the clubhouse and pool have been kept, and ask the association what the monthly maintenance is.