NCC Urban Gardenia

NCC Urban Gardenia opens onto Hitech City Main Road, in the Diamond Hills stretch of Lumbini Avenue, Gachibowli, pincode 500081. Gachibowli is an established part of west Hyderabad, so you are moving into a neighbourhood that is already built up, not one still waiting for its roads and shops.

Living on a main road cuts both ways. Getting out by car or cab is simple, and you are on the road that links this belt to Hitech City. On the other hand, the towers nearest the road may hear more traffic than the ones set further back. Ask which tower your flat is in and where it faces before you shortlist it.

The developer has not published distances to offices, schools, hospitals or metro stations, so we do not quote any. Because the project is finished, you can test real journeys instead of trusting a map. Drive to your office at the hour you usually leave, try the school run in the morning, and come back after dark to see how the approach road feels. A weekday and a weekend visit will tell you more than any brochure.

NCC Urban Gardenia has five layouts, all large. The three 4 BHK plans are about 3,448, 3,458 and 3,480 sq ft of built-up area, and the two 5 BHK duplexes are about 4,146 and 4,152 sq ft spread over two levels. Carpet areas have not been published, so ask the seller to show them on the sale deed.

Prices open at Rs. 3.66 Crore, Rs. 3.67 Crore and Rs. 3.7 Crore for the 4 BHK plans, and Rs. 4.40 Crore and Rs. 4.41 Crore for the duplexes. That is about Rs. 10,600 per sq ft in both types. With sizes this close, floor, facing and the condition of the flat will decide the price more than the plan does.

As the homes are finished, no GST is due. Stamp duty and registration apply on the full value. Ask for a written breakdown that shows:

• Price and the area it is quoted on
• Car parking bays that come with the flat
• Pending maintenance dues and the society deposit
• Transfer charges levied by the residents' association
• Stamp duty and registration
• Any fittings or furniture included in the price

NCC Urban Gardenia has no RERA registration number published yet. You can search for it on the TS-RERA website and ask the developer or the seller whether one was issued. For a home finished in 2018, the completion papers and the chain of title carry more weight.

Before you sign, ask for:

• The occupancy certificate for the tower your flat is in
• The approved building plan showing the unit
• The seller's registered sale deed and any earlier deeds
• An encumbrance certificate covering the years since handover
• Recent property tax receipts in the seller's name
• A no-dues letter from the residents' association
• Loan closure letter, if the seller had a home loan on the flat

If you are buying an unsold unit from the developer, the same papers apply, with the developer as seller. At registration, take the sale deed in your name and then apply to move the property tax record and the electricity connection to you.

NCC Urban Gardenia is laid out as four 14-floor towers on 4 acres, holding 184 homes. That is a small community for a site of this size, so shared spaces are less crowded than in a large township. The developer has not published the share of land left open, but since families have lived here from 2018, you can walk it and judge for yourself.

A morning could start on the jogging track or in the gymnasium, followed by a swim. On a slower day, the spa and sauna are there to unwind. Children have a play area and room to run on the outdoor courts, while the games room and activity area cover rainy afternoons.

In the evening, the landscaped gardens are the place for a walk, and the club lounge suits a quiet chat with neighbours. Birthdays and small functions go to the party area. Retail spaces within the campus should handle small daily needs. Because these facilities have now had several years of use, ask the residents' association how each one is maintained, which ones are open, and what the monthly maintenance charge covers.