Prestige Southern Star

Prestige Southern Star stands inside DLF Newtown at Akshayanagar, pincode 560076, a short drive off Bannerghatta Road on the south side of Bengaluru. Hulimavu and Begur are neighbouring areas, and a road link takes you on to Electronic City. You will find schools, shops and hospitals already open along Bannerghatta Road and in the localities around it.

The developer has not published distances or travel times to any of these places, so do not rely on a brochure map. Drive from the site to your office at the hour you usually leave, and make the return trip in the evening rush. If Electronic City is your workplace, try that route on a weekday. Time the school run and the drive to the nearest hospital as well.

A 14-tower township brings many cars through its gates each morning. Ask how many entry and exit points there will be and which roads they join. Check how many parking bays come with your plan, since a 1 BHK may get fewer than a 4 BHK. If a quiet flat matters to you, ask which towers face the internal gardens and which face the boundary roads.

Prestige Southern Star quotes every size as built-up area. A single-bedroom plan of about 695 sq ft opens the range at a price of Rs. 83.7 Lakhs. Two-bedroom Optima homes measure between about 1,138 and 1,599 sq ft, with prices beginning at Rs. 1.29 Crore. Three-bedroom Aspire plans measure between about 1,463 and 1,524 sq ft (Rs. 1.66 Crore upward), Premia between about 1,812 and 1,883 sq ft (Rs. 2.02 Crore upward). Ultima runs between about 2,083 and 2,553 sq ft, with prices beginning at Rs. 2.36 Crore. Four-bedroom Magnus homes, between about 2,690 and 2,774 sq ft, begin at Rs. 3 Crore.

The entry 1 BHK works out to about Rs. 12,000 per sq ft. Several plans are quoted as ranges, so ask which floors and facings the lower figure buys. Carpet areas are not published. As the homes are under construction, GST is added, plus stamp duty and registration. Ask for a cost sheet that shows:

• Base rate per sq ft and the area it is charged on
• Floor-rise and facing premiums
• Car parking and the number of bays included
• Clubhouse membership and the maintenance deposit
• Charges for power backup to the flat
• GST, stamp duty and registration on separate lines

Prestige Southern Star has no RERA registration number published for this project. Ask Prestige Group for it before you pay anything. A township of 14 towers is often registered in phases, so make sure the number covers the tower you are buying in. Then check it on the Karnataka RERA website (rera.karnataka.gov.in), where the declared completion date and quarterly progress reports appear.

With handover some years away, your documents now protect the money you pay during construction. Ask for:

• The RERA certificate for your tower's phase
• The sanctioned building plan with your unit marked
• Title documents and an encumbrance certificate for the land
• The draft agreement for sale, with the handover date and delay penalty
• A payment schedule tied to construction stages
• The bank and account number of the project's escrow account

Read how the agreement records the carpet area, the parking and the specification brands. At handover, from 2029 onwards, insist on the occupancy certificate for your tower before you take the keys. Then register the sale deed in your name and apply for the khata.

Prestige Southern Star spreads 14 towers, the tallest at 26 floors, across 30 acres, with the clubhouse, courts and gardens shared by every household. The open-space share has not been published. Ask for the sanctioned master plan and find your tower on it before you choose a unit. Every image you are shown is a render, as planned by the developer, until the towers are built.

An ordinary day might start on the jogging track or in the activities and yoga zone. The gymnasium and the health centre suit a harder workout, and the swimming pool a gentler one. Working parents can drop a toddler at the creche, and older children have a play area and several sports courts.

Rainy afternoons move indoors to the games area in the clubhouse. The multipurpose party area can host birthdays and small family events. Retail spaces within the township should cover small daily errands without a trip onto the main road. Landscaped gardens will take up much of the open ground. With a township of this size, ask which facilities come with the first phase and how bookings for the pool and courts will work.