Prestige Gulmohar

Prestige Gulmohar has its front gate on the Horamavu main road, on the north-east side of Bengaluru, pincode 560043. Ramamurthy Nagar is the neighbouring locality, a busy BBMP area with Kowdenahalli, Papamma Layout and Krishna Reddy Layout among its pockets. This is a lived-in part of the city, so buses, shops and clinics are part of the everyday scene.

For work, two main roads matter. Old Madras Road runs east and west towards the city and the industrial belt, while the Outer Ring Road links you to the office clusters along its length. Both are reached by road from Horamavu. The developer has not published distances or travel times to any of them.

Before you commit, drive your commute at peak hour, morning and evening. Do the same for the school your children would attend and for the nearest hospital. Traffic on the main road in front of the gate may shape your day more than any map suggests.

Because the project is complete, you can also ask residents how long their daily trips take.

Prestige Gulmohar was built in eleven plans, all quoted as built-up area. Two-bedroom homes come in about 1,169, 1,208, 1,334 and 1,446 sq ft. The two-and-a-half-bedroom homes add a small extra room in about 1,370 or 1,490 sq ft. Three-bedroom homes run to about 1,662, 1,752, 1,756, 1,941 and 1,985 sq ft.

The developer marks every plan as sold out and publishes no current price. What you pay depends on the owner, the tower, the floor and the facing. A completed resale carries no GST; you pay stamp duty and registration on the sale value.

Before agreeing on a figure, ask each seller for:

• The exact plan name, tower, floor and facing
• Carpet area as well as built-up area
• Number of car parks, and whether covered
• Monthly maintenance and any unpaid dues
• Whether the power backup for the flat was bought, since it cost extra
• The fittings and fixtures included in the sale

Prestige Gulmohar is listed as holding BBMP/BDA approval. The developer has not published a RERA registration number. Handover began in 2018, so ask whether the project was registered with RERA and, if it was, check the entry on the Karnataka RERA website (rera.karnataka.gov.in).

Every purchase here is a resale, so the task is to confirm the seller's title and the building's clearances. Ask for:

• The occupancy certificate for the tower
• The approved building plan from BBMP/BDA
• The registered sale deed from Prestige Group to the seller
• Khata in the seller's name and the latest tax receipt
• An encumbrance certificate up to the current month
• A no-dues letter from the owners' association
• A loan closure letter if the flat was mortgaged

On the day of registration, you and the seller sign a new sale deed at the sub-registrar's office. After that, transfer the khata and the electricity meter to your name, and register with the association.

Prestige Gulmohar has five towers rising to as many as 26 floors on a 3.27-acre plot, which makes this a vertical community. The developer has not published the share of land left open. Ask the association for the approved site plan, and walk the grounds to see how the towers, clubhouse and gardens fit together. Any renders shown to you were drawn as planned by the developer.

A weekday could start on the jogging track or in the gymnasium, with a swim before work. Tennis and basketball courts give you a game in the evening, while the games room has table tennis for rainy days.

Weekends slow down. The spa and sauna are there for a quiet hour, and the mini theatre suits a film with friends. The clubhouse and community hall host birthdays and residents' events.

Children have a dedicated play area, and landscaped gardens give families a green spot to relax. Rainwater harvesting is part of the site's services. Since the facilities have run for several years, ask residents how well they are kept today.