Provident Northern Destiny

Provident Northern Destiny has its gate on M.S. Nagar Road, off Thanisandra Main Road, in Markandhaiha Nagar and Agrahara Badavane, pincode 560064. Thanisandra Main Road is the spine for most of your trips from here, whether you head towards the city centre or further north.

The developer has not published distances to metro stations, schools, hospitals or offices, so we do not give any. If a seller quotes travel times, test them yourself. Drive to work at the hour you would really leave, and drive back in the evening rush as well.

If you have children, time the school run in both directions on a weekday. If you depend on buses, cabs or autos, stand at the main road at the morning peak and see how long it takes to get a ride.

Six blocks of 18 floors add a lot of daily traffic to a side road, so watch the entrance at 9 a.m. and at 6 p.m. Check where visitors park, and how deliveries reach each block. Inside, walk from the flat you like to the clubhouse and to the gate to judge the everyday distances.

Provident Northern Destiny lists five plans, all as built-up area. The two-bedroom homes measure about 1,050 sq ft (from Rs. 59 Lakhs) and about 1,080 sq ft (from Rs. 60 Lakhs). The three-bedroom homes measure about 1,300 sq ft (from Rs. 75 Lakhs), about 1,360 sq ft (from Rs. 76 Lakhs) and about 1,430 sq ft (from Rs. 79 Lakhs).

That works out to about Rs. 5,600 per sq ft at the bottom and about Rs. 5,500 at the top. The gaps between plans are small, so floor, facing and block will decide value more than size. Carpet areas are not published; ask for them. The figures are starting prices, so request a unit-wise quote.

A completed home with an occupancy certificate carries no GST. Stamp duty and registration apply in every case. Ask for a cost sheet that lists:

• Base price and the area it is charged on
• Floor-rise or facing premium for your flat
• Car parking, and how many bays are included
• Clubhouse fee and maintenance deposit
• Stamp duty and registration on the full value
• Any transfer fee if you buy from an owner

Provident Northern Destiny has no RERA registration number on record from the developer. Ask Provident Housing for it and check it on the Karnataka RERA website (rera.karnataka.gov.in) before paying a token. A valid entry lists the approved plan and the completion details that were filed.

The project is finished, so the checks are the ones you make at handover. Ask for:

• Occupancy certificate for your block
• Approved building plan with your flat marked
• Title documents for the land under Sy No 1
• Encumbrance certificate for the property
• Khata and the latest property tax receipt
• A draft sale deed to review with your lawyer

If you buy from an owner instead of the developer, add the registered sale deed in the seller's name and a no-dues letter from the owners' association. Ask for a loan closure letter, or the bank's figure to clear any open loan when the sale is registered.

At registration you receive the sale deed in your name. Then transfer the khata and the electricity account, and register with the association.

Provident Northern Destiny houses around 400 households: six blocks of 18 floors on 4.5 acres. The blocks are tall, so much of the ground stays free for gardens and courts. Layout images are as planned by the developer, so walk the grounds to see what is actually built.

A school-day morning might begin on the jogging track or in the gymnasium, then a quick swim. By late afternoon the kids' play area is busy, and older children move to the basketball court, the table tennis tables and the other outdoor courts.

Weekends slow down. The landscaped gardens are the place for an unhurried walk, and the games room keeps teenagers busy when it rains. The party area takes birthdays and small get-togethers, and the clubhouse gives the community a place to meet. Retail spaces within the gate cover small errands.

With so many families sharing one set of facilities, ask how the pool and party area are booked and how crowded the gym gets at 7 a.m. In a block of 18 floors, check how many lifts serve each block and how long the morning wait is.