Prestige Vaishnaoi Rainbow Waters

Prestige Vaishnaoi Rainbow Waters stands in Raidurg, on Chitrapuri Hills Road, off Dargah Road and close to KIMS Hospital, in the Gachibowli area of west Hyderabad. Having a large hospital as the nearest landmark is a quiet advantage for families with older parents.

Raidurg is next door to the offices of the Financial District and HITEC City, so for many residents the daily commute is a short one across the western office belt. The developer has not published distances or travel times, so drive your own route at the hour you would leave for work, and again on the way back.

Gachibowli has schools, hospitals and shopping across the area, though no specific names are given for this project. When you need to cross the city or head out on a highway, the Outer Ring Road is reachable by road from here.

A hillside road near a hospital can be busy at peak times. Visit on a weekday morning and see how traffic moves on Chitrapuri Hills Road and at the gate. With only 150 homes, the building itself will add few cars, but ask how many parking bays come with each home and where visitors and drivers wait.

Prestige Vaishnaoi Rainbow Waters has only four-bedroom homes, and sizes are quoted as built-up area. Three plans of about 4,955, 4,971 and 4,983 sq ft are listed from Rs. 5.53, 5.86 and 5.88 Crore. A bigger plan of about 6,069 sq ft is listed from Rs. 6.74 Crore.

The top home is a duplex of about 7,757 sq ft over two levels, listed from Rs. 9.05 Crore. The entry rate is about Rs. 11,200 per sq ft. Each figure is an onwards price, so floor and facing will change it. Carpet areas have not been published; ask for them.

Building work is still going on, so GST is charged on the construction portion. Stamp duty and registration are due at registration. Full DG backup for the apartment comes at an extra cost. Ask for a cost sheet that lists:

• Base rate and the area it is charged on
• Floor-rise and view premiums
• Car parking and how many bays are included
• DG backup charge for the apartment
• Clubhouse, maintenance deposit and corpus fund
• GST as a separate line
• Stamp duty and registration

Prestige Vaishnaoi Rainbow Waters has no RERA registration number published by the developer. Ask for it and search it on the TS-RERA portal, the Telangana regulator's site. Check that both Prestige Group and Vaishnaoi Group appear as expected, that the land is shown as 2.42 acres, and note the completion date declared.

At this under-construction stage, ask for:

• The RERA registration certificate
• The sanctioned building plan for all 36 floors
• Title documents and an encumbrance certificate for the land
• The joint development or partnership terms between the two developers, where they affect you
• A draft agreement for sale with the handover date and delay penalty
• A payment schedule linked to construction stages

At this price, have a property lawyer read the title chain and the agreement before you sign. If you are taking a loan, ask which banks have approved the project.

At handover, due from 2028, collect the occupancy certificate for the building before taking the keys. Register the sale deed, then move the property tax record and utility connections into your name.

Prestige Vaishnaoi Rainbow Waters puts a 36-floor high-rise with 150 homes on a 2.42-acre plot, with the shared facilities around and below it. The developer has not published an open-space share, so ask for the sanctioned site plan. Pictures you see are renders as planned by the developer, since the building is still going up.

A morning could start in the gymnasium or with lengths in the swimming pool, followed by the spa and sauna. Children have a play area and a library for quiet afternoons, while the indoor games room and several sports courts suit older ones and adults.

Evenings can move between the clubhouse, the landscaped areas and the amphitheatre, which doubles as an open-air theatre. A mini movie theatre is planned for a film night without leaving home, and a fine dining restaurant on site covers a meal out.

Everyday errands are handled inside the project too, with a supermarket, a pharmacy and an ATM on the list. For a small community of 150 homes, that is a long amenity list, so ask how the running costs are shared and what the monthly maintenance will be.