Purva Codename Flow

Purva Codename Flow has its postal address at Gummanahalli, Bagaluru, pincode 562149, in the north of Bengaluru and close to the KIADB Aerospace Park. This is a growing belt rather than a finished suburb. Expect open land, new roads and industrial plots around you, with daily shopping and services still catching up. The developer has not published distances to offices, schools, hospitals or stations, so none are quoted here.

Think through your week before you commit. If your workplace is in the aerospace park or elsewhere in the north, the drive may be short. If you commute to the centre or the south of the city, test the trip at your normal hour and again in the evening. Ask how the approach road to the site will be widened and lit by the time the first towers are handed over.

A 25-acre site with eight towers is big enough that your own walk matters too. The distance from your tower to the main gate, the clubhouse and the bus stop can differ a lot from one end of the plan to the other. Once the master plan is shared, mark your preferred tower on it and ask where the entry and exit points will be.

Purva Codename Flow has 17 layouts, all quoted by built-up area; carpet areas have not been published. Two-bedroom homes run from about 1,097 sq ft in the Comfort plan to about 1,336 sq ft in the Grand Corner plan, at Rs. 1.18 Crore to Rs. 1.54 Crore. Three-bedroom homes measure about 1,685 to 1,962 sq ft and are quoted from Rs. 1.76 Crore to Rs. 2.23 Crore. Four-bedroom Grand Duplex homes of about 4,017 to 4,131 sq ft range from Rs. 4.40 Crore to Rs. 4.68 Crore.

On the smallest plan the rate is about Rs. 10,800 per sq ft, and the duplexes come to roughly Rs. 11,000. Each plan carries a price band, which usually reflects floor and facing, so ask which end of the band your unit falls in. Since this is pre-launch, GST will apply on top, along with stamp duty and registration. Ask for a cost sheet that lists:

• Base price and the area it is charged on
• Floor-rise and corner or facing premiums
• Car parking and how many bays are included
• Clubhouse membership and the maintenance deposit
• GST as a separate line
• Stamp duty and registration on the full value
• The payment schedule, tied to construction stages

Purva Codename Flow has no RERA registration number published yet. That is normal before a formal launch, but it also means the project has no legal completion date yet. When a number appears, look it up on the Karnataka RERA website (rera.karnataka.gov.in) and check that the land area, the tower count and the handover date match what you are being sold.

Until then, treat any booking as provisional and keep the token amount small. Before you pay more, ask for:

• The RERA registration certificate for your phase
• Title documents for the 25 acres and a recent encumbrance certificate
• The land conversion order for residential use
• The sanctioned building plan showing your tower and unit
• A draft agreement for sale with the handover date, penalty terms and payment schedule

At handover, the documents change. You will need the occupancy certificate for your tower, the registered sale deed and the khata in your name, along with the first property tax receipt. Ask your lender to vet the title as well, since a bank's legal check is a useful second opinion.

Purva Codename Flow spreads eight towers of 30 floors across 25 acres, with the shared spaces arranged between them. The developer has not published the share of land kept open, and at pre-launch the block positions can still move. Any images you are shown are renders as planned by the developer, so ask for the sanctioned plan when it exists and compare the two.

The centre of daily life is planned to be a clubhouse of 100,000 sq ft. A weekday could start on the jogging and cycling track or in the gymnasium and fitness zone, and end with a swim and time in the pool lounge. The activity and yoga deck suits a slower morning. Children get a play area and a creche, which helps if both parents work, and the multiple sports courts cover evening games.

For weekends there are landscaped gardens, an indoor games zone, and an amphitheatre with a party area for functions. A health centre and retail spaces are also in the plan, which could save a trip out for small errands and routine checks. Ask which of these will open with the first towers and which will follow the final handover, since phasing on a site this size can take years.