Prestige Falcon City

Prestige Falcon City sits in Anjanadri Layout at Konanakunte, off Kanakapura Main Road, pincode 560078. This is an established part of south Bengaluru with mature trees and roads that were built out years ago. Schools, colleges, hospitals, banks and shopping malls are part of the surrounding area rather than something to wait for.

For shopping, dining out or visiting family, you have Jayanagar, JP Nagar and Banashankari as near neighbours. If your office is in Electronic City, the NICE corridor is close by and is the route most residents would use to get there. For other parts of the city, you would head out via Mysore Road or Bannerghatta Road.

The developer has not published distances or travel times, so we do not quote any. Test your own commute before you buy. Drive from the gate to work at your normal start time and come back in the evening peak. Also look at the entry roads around the township, since a community of 2,520 homes puts a lot of cars and school buses on the same approach at the same hour.

Prestige Falcon City was built around two home types, each in more than one plan. Two-bedroom flats come in four sizes of about 1,204, 1,218, 1,230 and 1,274 sq ft. Three-bedroom flats come in two sizes of about 1,588 and 1,603 sq ft. All of these figures are built-up area, and carpet areas have not been published.

Every home is sold out with the developer, so there is no builder price list. You will be agreeing a price with an owner, and that price follows the resale market. Compare several flats of the same plan on different floors, and get a bank valuation if you are taking a loan.

If the tower already has an occupancy certificate, no GST applies to a resale. Stamp duty and registration are payable on the sale value in every case. Before you agree a figure, get these points in writing from the seller:

• Agreed price and exactly what it covers
• Covered parking bays that belong to the flat
• Fittings or furniture being left behind
• Maintenance cleared, with a no-dues letter
• Deposits or sinking fund that move to you
• Stamp duty and registration on the full value

Prestige Falcon City is described as approved by BBMP and BDA. No RERA registration number has been published. You can ask the seller or Prestige Group for one and search the Karnataka RERA website at rera.karnataka.gov.in, but on a resale the documents below matter more.

Because the listed stage and the 2018 possession date disagree, start by confirming that your tower is complete and occupied. Then ask the seller for copies, and have a property lawyer read them before any token payment:

• Occupancy certificate for the tower
• Sanctioned building plan showing the flat
• Registered sale deed in the seller's name, with the earlier title chain
• Khata in the seller's name and the latest tax receipt
• Encumbrance certificate for at least 13 years
• No-dues letter from the owners' association
• Bank closure letter if the flat carried a home loan

You then sign a fresh sale deed at the sub-registrar's office. After registration, transfer the khata into your name and move the electricity account and association membership as well.

Prestige Falcon City spreads over 48.60 acres, and its 2,520 homes share one set of facilities. The layout is listed as two towers of up to 31 floors, which is worth checking against the sanctioned site plan, since the numbers suggest more blocks. Ask the seller to show you where the flat is in relation to the clubhouse, the courts and the gardens.

A morning might begin on the jogging track, or with yoga or aerobics, followed by the gymnasium. Later in the day there is the swimming pool, and the spa and sauna for a slower hour. Sports players can pick between tennis, badminton, squash and basketball courts.

Indoors, the games room has billiards, table tennis, carrom and chess, and the library gives you a quiet corner. The mini theatre handles a film night, and the community hall suits family functions. Children have play areas, and the landscaped gardens are there for an evening walk. With so many homes, ask the association about the monthly maintenance charge and which facilities are running today.