Around The Grove

Around The Grove sits in Whitefields, a residential pocket of Kondapur in west Hyderabad. The developer describes the location as the centre of Hitec City, and Kondapur is part of the established office and housing belt on that side of the city. No street address for the building has been published, so ask for the exact location and a map pin.

Do not mix up the site with the Banjara Hills address that also appears in the developer's material. That is the company's registered office. Plan your first visit to Kondapur, not to Banjara Hills.

Because Kondapur is already built up, daily needs such as shops, clinics and schools are part of the existing neighbourhood rather than a future promise. The trade-off is traffic. The developer has not published distances to offices, stations or schools, so time the drive from the site to your workplace at your normal hour. Try the evening return too, since the Hitec City belt is busiest when offices empty out. Also look at how easily cars turn in and out of the lane, and where visitors can park.

Around The Grove offers two home types, each sold unit by unit. The three-bedroom flats measure between about 1,870 and 2,300 sq ft, and the four-bedroom flats between about 2,860 and 2,965 sq ft, quoted as built-up area. Homes face east, west or north, and the smallest and biggest three-bedroom units differ by about 430 sq ft, so compare specific unit numbers rather than the type.

Prices start at Rs. 2.45 Crore, about Rs. 13,100 per sq ft on the smallest three-bedroom flat. The same starting price is quoted for the four-bedroom homes, which looks like a shared label rather than a real price, so ask for each unit's figure. Carpet areas are not published either.

Manbhum markets these homes as GST-free, consistent with a finished home holding its occupancy certificate. Stamp duty and registration apply on every purchase. Ask for a cost sheet with:

• Unit number, facing and the area charged
• Base price and any facing premium
• Car parking and the number of bays
• Maintenance deposit and the monthly charge
• Stamp duty and registration on the full value

Around The Grove is registered with RERA under number P02400000354. Look it up on the TS-RERA portal of Telangana before you pay an advance. Check that the promoter name, the address and the registered number of homes agree with what the sales team tells you, since the developer has not published a land area or floor count.

The homes are ready to move into, so your purchase is of a finished flat. Request copies of:

• The occupancy certificate for the building
• The approved building plan showing your unit
• Title documents and an encumbrance certificate for the land
• The latest property tax receipt for the flat
• A draft sale deed with the unit number and area

If the seller is an earlier buyer rather than the developer, also confirm the seller is the person named on the original sale deed and that no loan is still attached. At handover, register the sale deed in your name, move the property tax record to you, and join the owners' association that will run the building.

Around The Grove has only 22 homes, so it is closer to a private residence than a township. The developer has not published the land area, the number of floors or whether there is one block or more, so ask for the approved site plan. As the building is finished, you can check how the homes, the pool deck and the shared rooms are laid out by walking through them.

A morning could start with a round on the walking and jogging tracks, a session in the gym or a yoga class. The full-size badminton court is there for an early game. Later in the day, the infinity pool with its cabanas is the place to unwind, and with so few households it is unlikely to feel crowded.

Indoors, the games room has carrom, chess and table tennis, and the mini-theatre suits a film night with neighbours. The banquet hall takes care of family functions without booking an outside venue. Parents with young children can use the on-site creche. Ask which of these facilities are fully fitted out today, and how the running cost is shared among 22 owners.