Prestige Ferns Residency

Prestige Ferns Residency has the postal address Harlur Main Road, Eastwood Township, Harlur, Bengaluru 560102. Harlur is a settled residential part of the city, so shops, clinics and schools are part of the neighbourhood today rather than something promised for the future.

The developer has not published distances to offices, stations, hospitals or schools, and we do not make them up. The best way to judge the location is to live a day of it. Leave the campus gate at your normal start time and drive to your workplace, then come back during the evening rush. Try the school run too if you have children.

On a campus of 23 towers, where your tower stands changes your day as much as the wider location does. A block near the main gate is quicker to get in and out of but may hear more traffic. A block deep inside the campus can be quieter but means a longer walk to the entrance. Ask each seller to show you the tower on the site plan, and walk from the gate to the flat yourself.

Prestige Ferns Residency lists only four-bedroom homes, in two plans of about 2,569 and 2,572 sq ft built-up. The three square feet between them make no practical difference, so treat them as one size. What sets flats apart is the tower, the floor, the facing and the condition each owner has kept them in. Carpet areas have not been published, so ask each seller for the figure on their sale deed or measure the rooms during your visit.

Every home is sold out with the developer, so there is no builder price list to quote. Resale asking prices follow the current market, and on a campus this large there are usually several comparable flats to measure an offer against. Get a bank valuation if you are borrowing, and factor in any renovation a ten-year-old flat may need.

The buildings are complete, so no GST applies to a resale purchase. Stamp duty and registration are payable on the sale value. Before you agree a price, get the seller to confirm in writing:

• The agreed price and what it includes
• Parking bays allotted to the flat
• Fittings and furniture staying behind
• Maintenance paid up, with a no-dues letter
• Deposits or sinking fund that transfer to you
• Stamp duty and registration on the full value

Prestige Ferns Residency has no RERA registration number on record yet. You can ask the seller or Prestige Group about it and search the Karnataka RERA website at rera.karnataka.gov.in. For a building handed over in 2016 and bought on resale, the documents below are what protect you.

Collect copies from the seller early and have a property lawyer go through them before any token payment:

• Occupancy certificate for the tower
• Sanctioned building plan showing the flat
• Registered sale deed in the seller's name and the title chain before it
• Khata in the seller's name, with the latest tax receipt
• Encumbrance certificate for at least 13 years
• No-dues letter from the owners' association
• Loan closure letter if the flat was mortgaged

The purchase is completed with a fresh sale deed at the sub-registrar's office. Once it is registered, apply to transfer the khata into your name, and move the electricity account, water connection and association membership as well. Keep every receipt on file for the day you sell.

Prestige Ferns Residency spreads twenty-three towers of 18 floors over the 25-acre site, with internal roads and gardens between them. The developer has not published an open-space share. Since the campus has been occupied since 2016, you can walk it yourself and see how the towers, the clubhouse and the green areas fit together.

An ordinary day here could start on the jogging track and move on to the gymnasium. The swimming pool and the spa and sauna are there for a slower hour later on. Tennis and basketball courts serve the more active residents, and table tennis is available indoors.

Children have their own play area, and the games room and mini theatre cover a rainy weekend. The clubhouse handles parties and get-togethers, and the landscaped gardens make an easy evening walk. Across nearly 1,500 homes, facilities get heavy use, so ask the association what the monthly maintenance charge is, what it covers, and whether any facility is closed for repairs at present.