Mahindra Windchimes

Mahindra Windchimes stands right on Bannerghatta Main Road in Arekere, across from BPL Software, in Venugopal Reddy Layout, pincode 560076. The main road carries most of your trips, north towards the city and south along the Bannerghatta corridor.

Close by is Bilekahalli, the campus of the Indian Institute of Management Bangalore. What was once farmland around it is now a working IT district. Oracle was the first large company to open offices there, and VMware, IBM and Honeywell Technology Solutions have followed. If one of those is your employer, the daily commute could be short.

The developer has not published distances to schools, hospitals or stations, so we do not quote any. Bannerghatta Road is known for heavy traffic at peak times, and a front gate on the main road cuts both ways. It gives you quick access to buses and shops, but also noise and slow exits. Visit on a weekday evening and see how long it takes to turn out of the gate.

Mahindra Windchimes delivered three plans, quoted as built-up area. The smallest is a 3 BHK at 1,776 sq ft. Adding a study brings the next plan to 2,370 sq ft. The 4 BHK, at 3,112 sq ft, is the largest home in the community. Carpet areas were not published, so ask the seller for the figure from the sale deed.

All three are sold out with the developer, so no list price applies. The seller sets the asking price, and you should compare it with recent sales of the same plan in these blocks. A finished home with an occupancy certificate carries no GST. Stamp duty and registration are still due on the agreed value. Before you settle a figure, get these in writing:

• Asking price and the area it is based on
• Number of covered car parks that transfer with the flat
• Monthly maintenance charge and any dues outstanding
• Sinking fund or corpus balance held by the association
• Stamp duty and registration on the sale value
• Agent's fee, if an agent is involved

Mahindra Windchimes is described as having BBMP/BDA approval, and no RERA registration number has been published. A project finished in 2018 may predate the need for one, but ask. If a number exists, look it up on the Karnataka RERA website (rera.karnataka.gov.in).

Since this is a resale, you are checking the seller's papers as much as the builder's. Ask for:

• The occupancy certificate for the block
• The sanctioned building plan showing the flat
• The seller's registered sale deed and the earlier chain of title
• An encumbrance certificate covering at least the years since handover
• Khata in the seller's name and the latest property tax receipt
• A no-dues letter from the owners' association for maintenance

If the seller still has a home loan, the bank must release the original documents before or at registration. Your purchase is completed on a new sale deed in your name, after which you apply for the khata transfer.

Mahindra Windchimes occupies 5.85 acres, carrying 403 homes in two blocks that rise as high as 25 floors, with the clubhouse, courts and gardens laid out between them. The developer has not stated the share of open ground, so walk it yourself. Old brochure images were as planned by the developer; what matters now is how the spaces look after years of use.

Mornings here can start on the jogging track or in the swimming pool, with the gymnasium for a rainy day. Racquet players are well served, with tennis, squash and badminton courts and further outdoor courts, and there is space for cricket. Children have a play area and a creche, and the library offers a quiet hour.

Evenings turn to the games room, with billiards, carrom and chess, or a film in the mini theatre. The amphitheatre, community hall and party area host celebrations. Retail spaces on site cover small errands, and the landscaped gardens round off the grounds. Solar water heating is part of the services. Ask residents which facilities are well run today, since that is a better guide than any list.