Pride Springfields

Pride Springfields has its address at Gubbalalu village, Subramanyapura post, just off Kanakapura Road, next to the second stage of the Jayanagar housing society layout, pincode 560061. This is an established residential part of south Bengaluru. The roads, shops and neighbourhood around you are already built, so there is little risk of the surroundings changing sharply after you move in.

The developer has not published distances or travel times to offices, stations, schools or hospitals, so we do not quote any. Judge the location by living a day of it. Leave the gate at 8.30 am on a weekday and drive to your workplace, then time the return at 6.30 pm. Try the school run as well if you have children.

Kanakapura Road carries heavy traffic at peak hours, and the side roads leading to the project can bottleneck. Visit on a weekday evening and on a weekend to see both sides of it.

Since people have lived here since 2015, residents are your best guide. Ask a few where they shop, which schools they use and how long their commute takes.

Pride Springfields was built in only two plans. The two-bedroom flat measures about 929 sq ft and the three-bedroom about 1,278 sq ft, both as built-up area. Carpet areas were not published, so read them from the seller's sale deed. The developer has no stock left, so every flat for sale belongs to an owner who sets the price.

With one size per type, the price depends on the tower, the floor and what the balcony looks at. A garden-facing flat on a high floor will usually cost more than a low flat facing another tower. Compare recent sales in the same building before you make an offer.

A finished flat bought from an owner carries no GST. Stamp duty and registration apply to every sale. Before you agree a price, check:

• Tower, floor and facing of the flat
• Carpet area as stated in the sale deed
• Parking bays that come with the flat
• Maintenance dues and the association's transfer fee
• Cost of any repairs the flat needs
• Stamp duty and registration on the full value

Pride Springfields has no RERA registration number on record. The project was finished in 2015, before RERA registration began in Karnataka, so it may never have been registered. You can still search the Karnataka RERA portal, rera.karnataka.gov.in, by name to be sure.

For a resale flat in a completed project, the papers that protect you are the ones proving the flat was built legally and belongs to the seller. Ask for:

• The occupancy certificate for the tower
• The sanctioned building plan showing the flat
• The seller's registered sale deed and the original developer agreement
• An encumbrance certificate showing no loan remains on the flat
• The khata extract and recent property tax receipts
• A no-dues letter from the owners' association

If the seller has a home loan, the lender will hold the originals. Agree in writing how that loan will be closed before you register. Once the sale deed is registered, move the khata, tax account and electricity connection into your name.

Pride Springfields has five towers of 12 floors on the 5-acre site, with 456 households in all. The share of open land has not been published. Ask the association for the site plan and look at how the towers face each other. Some flats look out over the gardens and others into a neighbouring tower, and that changes light and privacy. Pictures you are shown are renders as planned by the developer; here you can compare them with the real thing.

You come home through a grand lobby. Mornings could start on the jogging track or in the gymnasium, then a swim in the pool at the clubhouse. Children have a play area, and the activity area and games room keep them busy on rainy days.

Evening walks can loop through the landscaped gardens. For birthdays or a festival dinner, the party area takes the crowd off your living room. Retail spaces within the project can cover small daily purchases.

After a decade of use, upkeep is the real test. Visit on a weekend, check the pool, lifts and lobby, and ask for the monthly maintenance charge and the association's accounts.