NCC Urban Park View

NCC Urban Park View stands in Yelahanka New Town in north Bengaluru, pincode 560064. The building is next to NCC Aster Park, another project by the same developer, and near Mother Dairy, which is a handy reference when you guide a cab or a delivery rider. No distances to offices, schools, hospitals, stations or the airport have been published, so none are quoted here.

New Town is a planned, lived-in part of Yelahanka rather than a fresh layout, so shops, clinics and bus routes already run around it. How your weekday feels depends on where you work. Drive your usual commute from the gate at the hour you would really leave, then make the return trip in the evening, before you settle on a price.

Because there is only one tower, you are not choosing between blocks near the road and blocks deep inside a campus. What matters is the lane outside, space for visitors' cars and the noise at your floor. Ask the seller how many car parks come with the flat and whether they are covered. Commercial spaces form part of the project, so check whether any shopfronts face your side of the building.

NCC Urban Park View was built with four layouts by NCC Urban, all quoted as built-up area. The two-bedroom flats, each with two bathrooms, are about 1,276 and 1,284 sq ft, a gap too small to notice. The three-bedroom flats, each with three bathrooms, come in about 1,537 and 1,638 sq ft, so the larger one gives you roughly 100 sq ft more. Ask every seller for the carpet area, which was never published.

With the developer sold out, there is no live price list. What you pay is what an owner asks and you agree, and it will vary with floor, facing, parking and the condition of the flat. Compare recent registrations in the building rather than asking prices. A completed home carries no GST, but stamp duty and registration apply to every resale. Before you agree a figure, get these in writing:

• The agreed price, and whether car parking is included
• Any transfer fee the owners' association charges
• Maintenance dues up to the handover date, cleared by the seller
• Stamp duty and registration on the agreed value
• A loan closure letter if the seller's flat is still mortgaged

NCC Urban Park View has no RERA registration number published yet. Ask the seller or NCC Urban for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in), where the promoter's filings and completion details are kept. For a finished building, though, the papers that protect you are held by the seller and the owners' association.

Ask to see these, and have a property lawyer read them before you pay an advance:

• Occupancy certificate for the tower
• Approved building plan showing the flat you are buying
• The seller's registered sale deed and the earlier title chain
• Khata in the seller's name and the most recent tax receipt
• An encumbrance certificate for the flat
• A no-dues letter from the owners' association
• A bank release letter if a home loan is still running

At registration you receive a sale deed in your own name. Transfer the khata, the electricity meter and the association membership soon after, and keep a copy of the occupancy certificate with your own papers.

NCC Urban Park View is one 13-floor block on 1.2 acres, so every shared facility is used by the same 77 households. No open-space figure has been published. Because the building is finished, you can judge the grounds in person rather than from a drawing. Walk around the tower and see how much garden remains once the driveway and parking are accounted for.

A weekday could begin on the jogging track or in the gym, with a swim in the pool before work. Children have a play area, and older ones can spend a wet afternoon in the indoor games room. The clubhouse and the multipurpose hall take care of birthday parties and association meetings, and the landscaped gardens give you somewhere to walk after dinner.

Commercial spaces within the project mean some daily needs may be met without leaving the gate, so ask which shops are actually running. Since the facilities are already in use, look closely at their upkeep, ask what the monthly maintenance charge is, and read the latest association minutes for any large repair bills coming up.