NCC Urban Mayfair

NCC Urban Mayfair is on Doddaballapur Road, pincode 560064, in the Yelahanka part of north Bengaluru. This is a busy arterial road, and it shapes daily life here: easy to reach by car or bus, but with traffic and noise that change through the day.

The developer has not named nearby offices, schools, hospitals or stations, or given distances to them, so we do not add any. The good news for a resale buyer is that the project is already lived in, so what you see on a visit is what you get. Drive from the gate to your workplace at your normal hour, time it, and repeat the return trip in the evening.

Inside a 4-acre site with five blocks, the block you choose matters. A flat facing the road will hear more traffic than one at the back, and a block near the entrance makes the daily walk shorter. Ask the seller which block the flat is in and walk from it to the gate.

Talk to two or three residents about schools, clinics and markets they use. The retail spaces inside the campus may cover small daily needs, so ask which shops are open.

NCC Urban Mayfair has all eleven layouts sold out with the developer, so this is a guide to what was built. Sizes are built-up area; carpet areas were not published. The two-bedroom flats come in four plans of about 1,175, 1,200, 1,205 and 1,285 sq ft.

Three-bedroom flats come in seven plans: about 1,430, 1,435, 1,595, 1,600, 1,734, 2,030 and 2,088 sq ft. That is a wide spread for one bedroom count, and the larger plans may offer a bigger living room or an extra bath. Ask to see the plan of the exact flat you are shown. With no developer price list, the price is what you agree with the seller.

A completed resale carries no GST, but stamp duty and registration are payable on the agreed value. Before you settle on a figure, ask the seller for:

• Built-up and carpet area as written in their sale deed
• Block, floor and the direction the flat faces
• Number and position of car parks included
• Pending maintenance, tax or utility dues
• Recent resale prices in the same block, from the association

NCC Urban Mayfair has no RERA registration number published yet. You can ask the seller or the association whether one was issued, and look it up on the Karnataka RERA website, rera.karnataka.gov.in. For a completed resale, the documents below carry most of the weight.

Ask the seller for:

• A copy of the occupancy certificate for the block
• The seller's registered sale deed and any earlier deeds in the chain
• An encumbrance certificate for recent years
• The khata in the seller's name and the latest tax receipt
• A no-dues letter from the owners' association
• A loan closure letter if the flat was mortgaged

Have a property lawyer read the set before you pay a token. If you are taking a home loan, your bank's legal check gives you a second opinion.

On completion, register the new sale deed in your name at the sub-registrar's office, then apply for the khata transfer and move the power and water accounts. Tell the association in writing so maintenance bills come to you.

NCC Urban Mayfair holds 359 homes in five blocks of up to 18 floors on a 4-acre site, so this is a vertical community with a compact footprint. The developer has not published an open-space figure. Any plan you are shown is the layout as planned by the developer; since it is built, compare it with what stands on the ground.

A morning could start on the jogging track, followed by the gymnasium or a swim in the pool. After school, children head for the play area, while older ones use the basketball court and the other outdoor courts. Table tennis and the games room fill a wet afternoon.

The landscaped gardens are for an evening walk, and the party area hosts birthdays and small functions. Retail spaces inside the campus can save a trip out for small purchases.

Since these facilities have been in use for a few years, ask the owners' association about the monthly maintenance charge, the state of the pool and lifts, and any planned repairs or special levies. The association's recent accounts and meeting minutes will tell you how well the place is run.