Provident Palm Vista

Provident Palm Vista is at the Kalyan-Shilphata Road junction in Daighar Gaon, pincode 421204. This road runs between Kalyan and Shilphata and feeds traffic toward the eastern suburbs of the Mumbai region. Life here is set in a growing belt beyond the city, not in Mumbai proper, so plan your budget of time as well as money.

The developer has not named nearby stations, schools, hospitals or markets, and has not published any distances. Treat that as a task for your first visit. Drive from the site to your workplace at your normal start time and back in the evening, then time the run to the nearest railway station and to your children's school.

Kalyan-Shilphata Road carries heavy traffic, so watch the junction at peak hours and see how easily you can turn into the site. Ask whether any road widening or public transport work is planned for the stretch, and when. Walk the approach after dark to judge lighting. Because the buildings are still going up, you will be seeing a work site; ask where the finished gate and approach road will be.

Provident Palm Vista offers a 1 BHK, a 2 BHK or a 2.5 BHK. The developer has not released carpet or built-up areas for any of them, and only the 1 BHK has a published price, Rs. 60 Lakhs upward. The bigger plans are priced on request. Without sizes, a rate per sq ft cannot be worked out, so ask for the MahaRERA carpet area of each plan in writing.

Also ask whether every plan is sold in every building, or whether some buildings hold only the smaller homes. The 2.5 BHK should have a drawing that shows the extra room clearly; compare it with the 2 BHK before choosing. Payments for an under-construction home are made in instalments as work progresses, so ask for the schedule.

GST applies to the construction portion, and stamp duty and registration are payable on the full value. Ask for a cost sheet that shows:

• Base price with the carpet area of your flat
• Floor-rise or facing charges
• Car parking and the number of bays
• Clubhouse or amenity fees and the maintenance deposit
• GST as a separate line
• Stamp duty and registration
• The stage-wise payment plan

Provident Palm Vista has a separate MahaRERA registration for every building:

• P51700025841 covers B1, and P51700025839 covers B2
• P51700025840 covers C1, and P51700025864 covers C2
• P51700025844 covers D1, and P51700025854 covers D2
• P51700025849 covers D3, and P51700025842 covers D4

Look up the number for your building on the MahaRERA website. It shows the approved plan, carpet areas, the completion date filed by the developer and progress reports.

Because nothing is finished yet, ask for these before paying a booking amount:

• MahaRERA certificate for your building
• Approved building plan and the commencement certificate
• Title documents and a search report for the land
• Any bank charge on the project and a release letter for your flat
• A draft agreement for sale with the completion date and delay terms
• The payment schedule, stage by stage

Have a lawyer read the title and the agreement, and check that the building named in your agreement matches the MahaRERA number you looked up. At handover, ask for the occupancy certificate of your building, register the sale deed, move the property tax account into your name and join the society.

Provident Palm Vista puts eight buildings, lettered B, C and D, on 16 acres, and keeps 70% of the land open. Thirty kinds of palm are to line that open ground, which gives the project its name. Floors per building and the total number of homes have not been published, so ask for both. Every image you see is a render, as planned by the developer.

With that much space, a normal day can include a walk under the palms before work and a swim in the pool once you are home. Children have a play area close to the buildings, and the sports courts give older ones and adults a place for an evening game. Community spaces are planned for gatherings and festivals.

The published amenity list is short: a pool, courts for sport and a children's play area. Ask whether a clubhouse, a gym or indoor rooms are also planned, whether all eight buildings share one set of facilities, and in what order the facilities will be built. Ask too what the maintenance charge will be for a site of 16 acres.