Provident TooGoodHomes

Provident TooGoodHomes stands at Survey No. 3 in Sampigehalli Village, within Yelahanka Hobli, pincode 560064, in the north of Bengaluru. The village name is the one to give a driver. Most trips will take you out onto the main roads that serve the Yelahanka side of the city.

The developer has not published distances to metro stations, schools, hospitals or offices, so we give none here. Treat any figure you hear from a seller as something to test. Drive to your workplace at the hour you would really leave, then drive back in the evening peak.

If you have children, time the school run both ways on a weekday. If you depend on buses, cabs or autos, stand at the nearest main road at 8.30 a.m. and see how long it takes to get a ride. A weekend visit will show you the pattern on shopping days.

Inside the gate, four wings on 4 acres keep walking distances short. Still check where visitors park, how delivery vehicles reach each wing, and how the entrance copes when everyone leaves for work.

Provident TooGoodHomes has only two-bedroom flats, in four plans measured as built-up area:

• 2 BHK Comfort, roughly 888 sq ft
• 2 BHK Grand, roughly 890 sq ft
• 2 BHK Comfort, roughly 923 sq ft
• 2 BHK Grand, roughly 944 sq ft

All four are sold out with Provident Housing, so the flats on the market belong to owners who set their own prices. With sizes this close, the wing, floor, facing and condition of the flat matter more than the plan name. See at least two flats of similar size before you make an offer. Carpet areas are not published, so ask the seller for them.

A finished flat with an occupancy certificate carries no GST on resale. Stamp duty and registration apply on the agreed value. Ask the seller to confirm in writing:

• The agreed price and the area it covers
• Car parking allotted to the flat
• Maintenance paid to date, with the latest receipt
• Any transfer fee charged by the association
• Stamp duty and registration on the full value

Provident TooGoodHomes is registered with Karnataka RERA as PRM/KA/RERA/1251/472/PR/180808/001982. Look it up on rera.karnataka.gov.in before you pay any advance. The entry shows the approved plan, the promoter's filings and the completion details for the project.

Since you are buying from an owner, the checks focus on the flat and on who owns it. Ask for:

• Occupancy certificate for the wing your flat is in
• Approved building plan with the flat marked
• The seller's registered sale deed from Provident Housing
• Seller's khata and the most recent tax receipt
• Encumbrance certificate from the first sale onwards
• Loan closure letter, or the bank's figure to clear an open loan
• No-dues letter from the owners' association

Have a lawyer read the documents before you pay. All owners named on the deed must sign. If you take a home loan, make sure the bank's valuation supports the price you agreed.

After registration, transfer the khata and the electricity account into your name, and register with the association.

Provident TooGoodHomes has 249 homes in four wings, A to D, on 4 acres. It is a close-knit site rather than a sprawling one. Layout images are as planned by the developer, so walk the grounds to see how the wings and the open areas were built.

This is a place for people who like to play outside. Mornings suit the jogging track. In the evenings, the cricket pitch draws children and weekend players, and the badminton court fills up after work. The multipurpose hall covers indoor needs: a yoga class, a residents' meeting or a small birthday party.

Behind the scenes, the site treats its own sewage and filters its own water, catches rainwater and runs solar panels. These can lower the load on outside supply, but only if they are kept in order. Ask the owners' association whether the solar array and treatment plants are working and who maintains them.

There is no swimming pool, gym or clubhouse on the list, so plan for those elsewhere if you need them. Ask what the monthly maintenance charge covers.