Provident Skyworth

Provident Skyworth stands on Airport Road in Derebail, just behind A.J. Hospital, in Mangaluru 575008. The road is one of the city's main arteries. One direction takes you out towards Bajpe and its airport; the other brings you into the centre of town.

The daily distances are short by the developer's figures. A.J. Shetty Hospital is around 1 km away, which is reassuring for a family with older parents. If you work at the Infosys campus, you have roughly 2.5 km to cover, a short ride on most mornings.

Travel out of the city is simple too. The railway station is roughly 5 km away and Bajpe Airport roughly 8 km. That suits anyone whose job involves regular flights or whose family visits from other cities.

Test the drives yourself at your usual hours, because a main road can move freely at noon and crawl at six. Stand at the gate at peak time to see how easily you can turn in and out. Ask residents about bus stops and how fast an auto arrives, since they already live the commute you are planning.

Provident Skyworth has three bedrooms in every home, in two plans. The Comfort plan covers 1,337 sq ft, the Grand plan 1,360 sq ft, stated without saying whether these are saleable or carpet figures. Ask which, and ask for the carpet area in both cases.

The Comfort plan starts at Rs. 78.70 Lakhs, which works out to close to Rs. 5,900 per sq ft. The Grand plan's price has not been published. Since the two differ by only 23 sq ft, the price gap should be small; if it is not, ask what you get for it.

A finished flat with an occupancy certificate carries no GST. Karnataka stamp duty and registration are always payable. With a ready home, most of the price is due at or near registration. Ask for a cost sheet that includes:

• Base price and the area it is charged on
• Floor and facing premium
• Car parking charge and number of bays
• Clubhouse fee, if any
• Maintenance deposit and the monthly charge
• Stamp duty and registration

Provident Skyworth is on the Karnataka RERA register as PRM/KA/RERA/1257/334/PR/170916/000355. Look it up on the RERA Karnataka website. With two phases, check that the registration covers the tower you are buying into.

Since the flats are complete, the papers you need are those of a finished building. Before paying beyond a token, ask for:

• The occupancy certificate for your tower and phase
• The sanctioned building plan showing your flat
• Title documents and an encumbrance certificate for the 4 acres
• The khata for the building and the latest tax receipt
• A draft sale deed with the unit's area and price

A local lawyer should read these along with the sale deed before any large payment. If you are buying from an existing owner, add the seller's registered deed and a no-dues letter from the association.

At handover, register the sale deed in your name and pay the stamp duty. Then apply for the khata transfer and move the property tax, power and water connections to yourself. Keep copies of every receipt.

Provident Skyworth covers 4 acres, built in two phases, and 51 percent of the land is kept open. That means the buildings take up less than half the plot, with the rest in gardens, paths and play space. Neither the tower count nor the home count has been published, so ask for the site plan and find your tower on it.

A morning here might start with a run on the jogging track or a session in the gym. Working parents can drop small children at the creche inside the campus. The supermarket on site takes care of milk, bread and last-minute groceries without a drive.

After school, children can use the basketball court, while adults unwind over a game at the pool table. The swimming pool is the natural end to a humid afternoon. A jamming room gives the musicians in the family somewhere to play without disturbing neighbours.

The landscaped gardens fill much of that open ground. Because the project is finished, check each facility as it stands. Make sure the pool is open, the gym equipment works and the creche is run by the association or a real operator.