Purva Orient Grand

Purva Orient Grand lies near Lalbagh Botanical Garden, so your morning here could begin with a walk there. That is the strongest daily-life case for this address: a large, much-loved public garden becomes your local park.

For work, you reach the CBD by road. Jayanagar and Wilson Garden, handy for shopping, dining and errands, are also a drive away. The developer has not published distances or travel times, so drive the routes you will use at the hours you will use them. In central Bangalore a short distance can still mean a slow trip at peak hours.

Sudhama Nagar is a settled part of the city. Schools, hospitals and shops already run in the surrounding localities, so you are not waiting for a neighbourhood to grow around you, as buyers on the outskirts often are. Ask the developer which schools and hospitals it counts as nearest, and visit them yourself.

Before you book, come on a weekday evening to judge noise from the main road and the approach to the gate. With one tower on 1.15 acres, a single entry and exit will serve every car in the building, so see how it copes with traffic.

Purva Orient Grand has one 3 BHK plan and three 4 BHK plans. All sizes below are built-up (saleable) areas; the developer has not published carpet areas, so ask for them.

Three bedrooms: 1,992 sq ft, quoted between Rs. 5.50 Crore and Rs. 7.8 Crore. Elegance, a four-bedroom plan: 2,338 sq ft, Rs. 6.10 Crore to Rs. 8.8 Crore. Luxury: 2,629 sq ft, Rs. 7.8 Crore to Rs. 10 Crore. Grandeur, the largest home: 3,095 sq ft, Rs. 9.8 Crore to Rs. 13 Crore.

At the entry price, the 3 BHK comes to about Rs. 27,600 per sq ft. Since the tower is under construction, GST is payable on top, along with stamp duty and registration on the agreement value.

Ask for a cost sheet that lists:

• Base price for your exact floor and facing
• Floor-rise and facing charges, if any
• Car parking and the number of slots included
• Club membership and maintenance deposit
• GST, stamp duty and registration shown separately
• The payment schedule tied to construction stages

Purva Orient Grand has no RERA registration number published by the developer. An under-construction project of this size needs one, so ask Puravankara for it and look up the entry on the Karnataka RERA website. The listing shows the declared completion date, the approved plans and the promoter's filings.

At this stage, ask to see:

• The RERA registration certificate
• The sanctioned building plan showing your unit
• Title deeds and an encumbrance certificate for the 1.15 acres
• The draft agreement for sale, with the handover date and penalty terms
• The payment schedule linked to construction milestones

If you are taking a home loan, ask which banks have already approved the project. A lender's approval shows that its legal team has checked the title, which is a useful second opinion.

At handover, your checklist changes. Collect the occupancy certificate for the tower, the registered sale deed in your name, and the khata transfer. Do not take possession or pay the final instalment before the occupancy certificate is issued.

Purva Orient Grand is simple in plan: one tower of 24 floors on 1.15 acres, with 97 homes sharing every facility. As planned by the developer, the shared spaces are built around two social clubs, the Rose and the Cypress, rather than a single clubhouse.

Picture a weekday. You might start with a lap in the infinity pool or a session in the fitness studio, then take a slower round on the jogging track. Evenings can mean a game on the sports courts, time in the indoor games room, or a quiet hour on the yoga and meditation lawn.

Children get a dedicated play area, and the garden lawn gives families somewhere green inside the gate. For weekends there is a party area for birthdays and gatherings, a spa and salon called The Aura, and a fine-dining space up on the roof of the tower.

With under a hundred households, these spaces should rarely feel crowded. Ask how the clubs, spa and rooftop restaurant will be run, whether any carry a separate charge, and when each will open relative to handover. Renders show the facilities as planned by the developer, so confirm the final list in your agreement.