Phoenix Kessaku

Phoenix Kessaku stands at No. 1, Dr Rajkumar Road, Rajajinagar, pincode 560010, with the Sheraton Hotel directly across the road. Rajajinagar is an established part of west Bangalore, so the city is around you rather than a drive away.

In practice, that means daily errands, dinners out and visits to family may be short trips. Dr Rajkumar Road is a main city road, so traffic is part of the picture, and the entry and exit from the site at peak hours is worth watching. The developer has not published distances to offices, schools, hospitals, stations or the airport, so we do not quote any here.

Plan a weekday visit around your routine. Drive from the gate to your workplace at your normal hour and time the return. If you have children in school, time that run too. Find the hospital you would use and note how long it takes to reach. Ask how many parking bays each home gets, and where visitors and drivers park, since a home with staff quarters usually means a driver as well. A second visit in the evening will show how much noise reaches your floor from the road.

Phoenix Kessaku lists fourteen plans, all as built-up area. Three-bedroom homes run from about 2,678 sq ft (Rs. 10.90 Crore) to about 4,269 sq ft, some with a family lounge and staff quarters. Four-bedroom homes, all with both extras, run from about 6,393 to 6,885 sq ft. Five-bedroom homes run from about 6,559 sq ft to about 8,621 sq ft, which is listed from Rs. 34.12 Crore.

The entry plan works out to about Rs. 40,700 per sq ft. Several prices run against size: the 6,885 sq ft four-bedroom plan is listed below the 6,393 sq ft one, and the 8,089 sq ft five-bedroom plan below the 7,818 sq ft one. Carpet areas are not published.

A finished home with its occupancy certificate carries no GST. Stamp duty and registration apply to every purchase, and at these prices they are a large sum. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Floor and view premiums
• Car parking bays included
• Clubhouse fee and maintenance deposit
• Stamp duty and registration on the full value

Phoenix Kessaku has no RERA registration number published yet. Ask Phoenix Mills Ltd for it and search the Karnataka RERA website (rera.karnataka.gov.in). The entry shows the approved plans and the completion date, and it helps confirm that the unit you are shown matches what was sanctioned.

Because the towers are complete, you are buying a finished home. Ask for:

• The occupancy certificate for your tower
• The sanctioned building plan showing your unit
• Title deeds and an encumbrance certificate for the 4.5-acre site
• A draft sale deed stating the area, parking and share of land
• The khata for the unit once it is created
• The owners' association rules and maintenance charge

At these prices it is worth paying a lawyer to read the title chain and the draft deed before you sign. A finished home registers on a sale deed, not an agreement for sale. After registration, apply for the khata in your name and move the electricity account. If you are buying from an earlier owner, add the seller's deed and a no-dues letter from the association.

Phoenix Kessaku places five 30-floor towers on 4.5 acres, with just 108 homes across them. Two of the towers are named FAIA and ZEFA in the specification sheet, where homes have biometric entry and full power backup. The share of open land has not been published, so ask for the site plan. Any images you are shown are as planned by the developer; the towers are built, so see the grounds in person.

A morning here could begin with a run on the rooftop jogging track, which loops right round the roof for a full view of the city. The gymnasium and the yoga and aerobics area cover the rest of the routine, and the temperature-controlled pool is usable in any season. Down at ground level, a tree-lined boulevard gives you a shaded walk.

Later in the day, the sky and garden lounges are there for a quiet drink or a meeting, and the sky spa with its jacuzzi for unwinding. Children have a play area and the outdoor sports courts. The games room includes a bowling alley, the mini theatre suits a family film night, and the party lounge takes larger gatherings. Ask what the monthly maintenance charge is, since a rich facility list is shared by only 108 homes.