Orchid Piccadilly

Orchid Piccadilly is at survey number 12 on Thanisandra Main Road, in Tirumanahalli, Bengaluru 560064. This is the northern side of the city, and the main road in front of the gate is the route most residents will take for work, school and errands. The developer has not published distances to offices, stations or hospitals, so we do not quote any here.

The advantage of a finished project is that you can test daily life before you buy. Leave the gate at the hour you would head to work and drive the route, then repeat it on the way home. Walk to the nearest shops and see how far you would go for milk, medicines and a school bus stop.

Neighbourhoods around a main road change after a project is completed, as new buildings and traffic arrive. Look at what has come up around the site since 2023 and how the main road handles the load at peak hours. Talk to a couple of residents about noise, water supply and power cuts. They will give you a better picture of the location than any brochure written before the blocks were built.

Orchid Piccadilly was built in four plans, all quoted as built-up area. The 2 BHK came in about 1,165 and 1,176 sq ft, a difference small enough that floor and facing will matter more to you than the size. The 2.5 BHK, at about 1,371 sq ft, adds a small third room that works as a study or a guest room. The 3 BHK, at about 1,572 sq ft, is the largest home in the project.

There is no developer price, since the project is sold out. Resale prices are set by each owner and vary by block, floor and facing. Collect quotes from several sellers before you settle on a rate. A completed home with an occupancy certificate carries no GST, but stamp duty and registration apply to the agreed value.

Before you agree on a price, check:

• The carpet area stated in the seller's sale deed
• Parking bays allotted to the flat
• Pending maintenance dues and the association's no-dues letter
• Any home loan on the flat and the bank's closure letter
• The condition of plumbing, wiring and seepage in bathrooms

Orchid Piccadilly has no published RERA number. If the seller or the owners' association has one, check it on the Karnataka RERA website (rera.karnataka.gov.in). For a finished resale home, though, the key papers are the occupancy certificate and a clean chain of title from the developer to the seller.

Ask the seller for:

• The occupancy certificate for the block
• The registered sale deed in the seller's name
• Khata certificate and extract, plus the latest property tax receipt
• An encumbrance certificate covering the years since purchase
• A no-dues letter from the association and any loan closure letter
• The sanctioned building plan for the block

Have a property lawyer read the documents before you pay an advance. Your bank will run its own check if you take a loan. On completion, register the sale deed in your name and apply for the khata transfer. Also get the electricity and water connections moved into your name.

Orchid Piccadilly has nine blocks of 12 floors on 4.7 acres, with 460 homes sharing the clubhouse and the grounds. Because the community is built, you can walk the site and judge the open space for yourself instead of relying on a plan. Note which block a flat is in and how it faces the entrance, the courts and the neighbouring blocks.

Mornings here can start on the jogging track or in the gymnasium at the clubhouse, with a swim after. Children have their own play area, and older ones can use the basketball court, the other outdoor courts or the table tennis table. The games room gives everyone somewhere to go when it rains.

Evenings suit a walk through the landscaped gardens, and the party area takes birthdays and small get-togethers. Retail spaces inside the project handle quick daily needs. The amenities have been in use since handover in 2023, so check their upkeep on your visit. Ask the association what the monthly maintenance is, whether the pool and gym run on schedule, and how the lifts are serviced.