Prestige Jade Pavilion

Prestige Jade Pavilion has its address at Gear Road, Adarsh Palm Retreat, Bellandur, pincode 560103. Bellandur is a settled residential area in south-east Bengaluru, so the everyday things a household needs are part of the landscape rather than a promise. The developer has not published distances to offices, schools, hospitals or stations, so none are quoted here.

Because the address is tied to the Adarsh Palm Retreat area, give that name to cab drivers and delivery staff along with Gear Road. It saves confusion at the gate.

The best way to judge the commute is to drive it. Leave from the gate at your usual hour and time the run to your office, then time the return in the evening. Repeat the exercise for the school run and the hospital you would use.

Since the project has been occupied since 2016, residents are your best guide. Ask a few of them how long their daily trips take, where they shop, and which roads they avoid at peak times. Their answers will tell you more than any brochure.

Prestige Jade Pavilion was built in ten layouts, each quoted as built-up area. You can find two-bedroom homes of about 1,358 or 1,360 sq ft, and three-bedroom homes of about 1,921, 1,933 or 1,937 sq ft. A three-bedroom plan with a family area measures about 2,375 sq ft. The four-bedroom homes are the largest at about 2,500, 2,513, 2,519 or 2,524 sq ft.

The developer marks every plan as sold out, so there is no builder price today. You will negotiate with the owner, and the figure will depend on the plan, tower, floor and facing. A completed resale carries no GST; stamp duty and registration apply on the sale value.

Before you agree on a number, ask the seller for:

• The layout, tower, floor and facing
• Carpet area alongside built-up area
• How many car parks come with the flat
• Current maintenance and any outstanding dues
• Upgrades or interiors included in the price
• Any repair levy the association has announced

Prestige Jade Pavilion carries no RERA registration number on record. Handover took place in December 2016, before RERA registration started in Karnataka in 2017, so there may be no entry to look up. If a seller quotes a number, check it on the Karnataka RERA website (rera.karnataka.gov.in).

Since the homes are almost ten years old, a flat may already have had two or three owners. Your lawyer should trace the title back to Prestige Group. Ask the seller for:

• The occupancy certificate for the tower
• The approved building plan
• Every registered sale deed from the developer to the present owner
• Khata in the seller's name and the latest tax receipt
• An encumbrance certificate running to the current month
• A no-dues letter from the association, and a loan closure letter if needed

When the deal closes, you and the seller register a new sale deed at the sub-registrar's office. Then move the khata, the electricity account and the association membership into your name.

Prestige Jade Pavilion has four 15-storey towers on 4.6 acres of land, housing 266 families. The developer has not published the share of land left open. Ask the association for the approved site plan and see how close the towers stand to each other, since that affects light and privacy. Pictures you see may be renders as planned by the developer, so walk the grounds.

A day here might start with laps in the swimming pool or a session in the gymnasium, then a run on the jogging track. After work, the tennis and basketball courts are there for a game, while the games room has table tennis for anyone who prefers indoors.

Weekends can be slower. The spa and sauna offer a quiet hour, and the mini theatre suits a film with friends. The clubhouse is the hub for parties and gatherings.

Children have their own play area, and landscaped gardens give the family a green place to walk after dinner. With ten years of running, ask residents how the facilities are kept today.