Primus Olympia

Primus Olympia has its gate on the Mysore highway (NH-275) at Kumbalgodu, pincode 560074, on Bengaluru's western fringe. Heading into town, Kengeri is the first suburb you reach. Heading out, the highway runs on to Bidadi and eventually Mysore.

For an older resident, the trips that count are to a doctor, a bank and a grocer. Kengeri and Kumbalgodu both have supermarkets, clinics and bank branches along the highway. For a bigger hospital or a mall, Kengeri and Rajarajeshwari Nagar are the nearest choices by car. No kilometre figures have been published, so drive each of these routes yourself before deciding.

Family visiting from the city can take the Purple Line metro as far as Kengeri, since it connects through to Majestic, and finish the trip by cab. Relatives on Bannerghatta Road, in Electronic City or near Tumkur Road can use the NICE Road, which joins the highway a little way back towards town, and avoid central traffic. While you are there, check how gently the entrance slopes up from the road, how an ambulance would get in at night, and which hospital the clinic sends emergencies to.

Primus Olympia offers only one layout: two bedrooms in 680 sq ft of saleable space, 442 sq ft of it carpet. So roughly 65% of what you pay for is usable floor inside your walls. You get a living and dining space, two bedrooms, a kitchen and a balcony, with no steps anywhere inside the flat. These sizes were taken from third-party listings, so make sure the cost sheet confirms them.

Pricing opens near Rs. 98 Lakhs, roughly Rs. 14,400 for each saleable sq ft, though a developer campaign has shown Rs. 1.04 Crore. With the building still being finished, GST is payable, plus stamp duty and registration when the deed is signed. Instalments normally follow construction stages. Banks set age limits on home loans, so an older buyer may need a son or daughter as co-borrower. Get a written quote showing:

• Base price for your exact flat, floor and facing
• Car parking, if offered
• Club membership and the maintenance deposit
• The monthly service fee and what it covers
• GST on its own line
• Stamp duty and registration

Primus Olympia displays the registration PRM/KA/RERA/1251/310/PR/171208/000986, which dates from December 2017 and belongs to the wider Gopalan Olympia campus. Because the senior flats form only one part of it, ask Primus Life which entry applies to your block. Then search that entry yourself on rera.karnataka.gov.in, the state regulator's website.

Collect these papers before paying a booking amount:

• RERA certificate for your block
• Sanctioned building plan and commencement certificate
• Land title papers and an encumbrance certificate
• Draft sale agreement
• Services agreement covering care, food and monthly fees
• A written quote for your unit

Give the services agreement the same attention as the sale agreement. It ought to list which services the fee pays for and which are billed separately. It should also say how the fee rises over the years, and what happens when a resident needs more care than the site offers. On handover day, collect the occupancy certificate, register your sale deed, and get the khata and first tax assessment made out in your name.

Primus Olympia occupies one part of a 16-acre campus built by Gopalan Enterprises. That wider campus has nine towers of flats, its own club, a pool and green courts. On the developer's drawings the blocks face shared lawns, and cars are kept off the paths linking them, which helps anyone using a walker or cane. Ask which tower and floors hold the 112 Primus flats, and how their facilities are separated from the rest.

A day might open with a stroll under the pergolas or a session in the gymnasium or the outdoor gym, then physiotherapy or a swim. Meals follow a nutritionist's plan, and on a fine afternoon lunch can move to the alfresco dining area. Later there is the library, the bowling lane, billiards, chess or the indoor games room. Evenings can bring a film in the mini theatre, a gathering in the multipurpose hall or a visit to the temple.

When grandchildren come to stay, they have a play area and room for cricket. Guards are on duty day and night, and backup power supports the building. Pictures shown are as planned by the developer, so make sure the final amenity and service list is written into your agreements.