Pavani Mirabilia

Pavani Mirabilia opens onto Whitefield-Hoskote Road at Vastu Bhoomi, Krishnarajapura, pincode 560067, across from a Shell fuel station. The main road is the spine of daily life here: one direction runs towards the offices and IT parks of Whitefield, the other east towards Hoskote.

KR Puram and Old Madras Road are within reach too, which opens a route towards the city side. Schools, hospitals and shops are found in the localities around the site. The developer has not published distances or journey times to any of these, so we do not quote them.

Test the drive that matters to you. Leave the gate at your usual office hour, head to your workplace, and time the return in the evening. Note how easy it is to turn onto the main road from the gate at peak times, since a busy road outside can add minutes to every trip. If you have children, find the school you have in mind and time that run as well. Visit once on a weekend too, to see what the area feels like when you are at home.

Pavani Mirabilia has thirteen plans, all quoted as built-up area. Two-bedroom homes come in about 1,050, 1,135 and 1,230 sq ft, from Rs. 1.51, 1.64 and 1.78 Crore. With a study, two bedrooms grow to about 1,260 sq ft (Rs. 1.82 to 1.90 Crore) or 1,380 sq ft (from Rs. 2.00 Crore).

Three bedrooms start at about 1,335 sq ft for Rs. 1.91 Crore and rise through 1,495, 1,585, 1,730 and 1,790 sq ft to about 1,890 sq ft at Rs. 2.73 Crore. The four-bedroom plans are about 2,250 sq ft (Rs. 3.26 to 3.28 Crore) and 2,395 sq ft (from Rs. 3.48 Crore). The entry rate works out to about Rs. 14,400 per sq ft. Carpet areas are not published.

A finished flat with its occupancy certificate carries no GST; confirm that for your block. Stamp duty and registration apply to every purchase. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Floor-rise and facing charges
• Car parking and the number of bays
• Clubhouse fee and maintenance deposit
• Stamp duty and registration on the full value

Pavani Mirabilia has no RERA registration number published by the developer. Ask Pavani Group for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry shows the promoter, the approved plan and the declared completion date, which helps you confirm the handover schedule for your block.

Since the project is complete and handing over homes, ask for:

• The occupancy certificate for your block
• The sanctioned building plan showing your flat
• Title deeds and an encumbrance certificate for the 15-acre site
• The khata for the flat once it is created
• A draft sale deed and the list of fittings handed over
• Details of the owners' association and the maintenance agreement

A finished flat is registered on a sale deed, not an agreement for sale. Read the draft before the registration date and check that the area, parking bays and undivided share of land are written in. After registration, apply for the khata in your name and move the electricity account. If some blocks are still being finished, confirm in writing that yours is not one of them.

Pavani Mirabilia spreads ten residential blocks, each up to 20 floors, over 15 acres, with 1,940 homes between them. The ground between the blocks is common space for everyone. The developer has not published the share of land left open, so ask for the site plan and check how far your block is from the gate, the parking and the gardens. Any images you are shown are as planned by the developer; the project is complete, so walk the grounds as well.

A campus this size shapes your day in practical ways. Morning lift queues, school-bus pick-ups and visitor traffic at the gate all scale with the number of households. Ask how many lifts each block has, and how many visitor parking bays there are.

What the developer has not given is the list of shared facilities: no clubhouse size, pool, gym or play areas are named. That is unusual for a community of this scale, and it is the first thing to ask for. Get the list in writing, then visit each facility on the list and note which are open today. Also ask what the monthly maintenance charge is and what it covers, since a large campus spreads the cost across many owners.