Provident Park Square

Provident Park Square stands in Vakil Garden City, Judicial Layout, beside Kanakapura Road, pincode 560062. Kanakapura Road carries most of your trips, north towards JP Nagar, Jayanagar and Banashankari, and Bannerghatta Road is reachable by road for work elsewhere in the south.

Delhi Public School and Edify School are the schools named for this part of town. Sri Sai Ram Hospital is listed for medical care, and Mantri Arena Mall for shopping. The developer has not published how far any of these are, so we give no distances. Drive each route yourself at the time you would use it.

The daily commute is the trip to test hardest. Leave at your normal hour on a weekday and note the time, then do the return drive in the evening rush. If you rely on buses or autos, stand at the main road at 8.30 a.m. and see how long it takes to get moving.

With more than a thousand homes, the gate gets busy at school and office hours. Watch it at those times, and ask where visitors and deliveries are expected to park.

Provident Park Square lists four plans, each measured as built-up area:

• 1 BHK, roughly 525 sq ft: Rs. 59.9 Lakhs upwards
• 1.5 BHK, roughly 684 sq ft: Rs. 74.9 Lakhs upwards
• 2 BHK, roughly 900 sq ft: Rs. 93.9 Lakhs upwards
• 3 BHK Comfort, roughly 1,106 sq ft: Rs. 1.25 Crore upwards

Per sq ft, that comes to about Rs. 11,400, Rs. 11,000, Rs. 10,400 and Rs. 11,300 in that order. The two-bedroom gives the most space per rupee. The per-sq-ft rate is quoted on request, and carpet areas are not published, so ask for both.

A finished home with an occupancy certificate carries no GST. Stamp duty and registration apply in every case. These are starting figures, so ask for a cost sheet on the exact flat, showing:

• Base price and the area it is charged on
• Floor-rise and facing charges
• Car parking included with the flat
• Clubhouse fee and maintenance deposit
• Stamp duty and registration on the full value
• Transfer fee, if you buy from an owner

Provident Park Square carries approvals from BBMP and BDA. No RERA registration number has been published. Ask Provident Housing whether the project is registered and check any number on the Karnataka RERA website (rera.karnataka.gov.in) before you pay a token.

Because the homes are finished, ask for the documents a completed flat should have:

• Occupancy certificate for your block
• BBMP or BDA approved plan with your flat marked
• Title documents for Sy No. 2
• Encumbrance certificate for the property
• Khata and the latest property tax receipt
• A draft sale deed for your lawyer to read

If you buy from an owner, add the seller's registered sale deed, a no-dues letter from the owners' association, and a loan closure letter or the bank's payoff figure. Every owner named on the deed must sign.

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

Provident Park Square spreads 1,102 households over 10 mid-rise blocks on 20 acres. None of the blocks goes above 11 floors, so the open ground between them does much of the work. Layout images are as planned by the developer, so walk the site and compare them with what is built.

This is a campus built around sport. Mornings start on the jogging and skating track, in the gymnasium or in the swimming pool. After school, the basketball and badminton courts and the other outdoor courts fill up, while smaller children use the kids' play area and the separate play area.

Indoors, the clubhouse has billiards, a games room and table tennis for a rainy afternoon. The yoga and activities area suits a quiet morning class or a hobby group. Evenings bring walks through the landscaped gardens, and the party area takes birthdays and family functions.

Retail spaces within the gate cover small daily errands. With so many families sharing the facilities, ask the association how the courts and party area are booked. Ask too what the monthly maintenance charge is, and how the pool is looked after.