Purva Promenade

Purva Promenade has its gate on Elu's Road in Kyalasanahalli, a pocket just off Hennur Road in the north of the city. Hennur Road is how you will leave home most days, and it links you to the Outer Ring Road as well as to the areas beyond it to the north.

If you work along the Outer Ring Road, that link is your commute. If you fly often, the international airport is on this side of Bangalore and is reached by road. Office hubs in the north and east of the city are within driving range as well.

The developer has not published distances or journey times, so do the drives yourself. Leave at the hour you would go to work, and come back at the hour you would return. Traffic on Hennur Road at peak times is the real test, not the map.

Everyday needs are covered along Hennur Road itself, where schools, hospitals and shops already operate. Shortlist the school you would use and the nearest hospital you would trust, and check both routes.

Since the homes are finished, you can also judge the neighbourhood as it is today, rather than as a brochure promises it will be. Walk the lane outside the gate in the evening.

Purva Promenade has only one layout: a 2 BHK of roughly 1,232 sq ft. That is the built-up (saleable) area; the carpet area has not been published, so ask for it and check room sizes on the floor plan.

Quotes begin at Rs. 1.19 Crore, or about Rs. 9,700 per sq ft. With every flat the same size, what separates one from another is floor, facing, view and distance from the lift. The upper floors of a 9-floor building and flats facing the gardens are likely to be priced higher than the starting figure.

Because the building is finished, no GST applies once the occupancy certificate is issued. You will pay stamp duty and registration on the sale value. If you are buying from an owner rather than the developer, the price is whatever you agree with them.

Get a cost sheet that includes:

• Base price for the exact flat, floor and facing
• Car parking and the number of slots
• Clubhouse membership, if charged separately
• Maintenance deposit and the monthly charge
• Stamp duty and registration

Compare the final figure, not the base price.

Purva Promenade has no RERA registration number published yet. If the seller gives you one, check it on the Karnataka RERA website, where the promoter's filings and completion details are shown.

For a finished flat, the documents that matter are the ones that prove the building is complete and legal. Ask for:

• The occupancy certificate for your building
• The approved building plan showing your flat
• Title documents for the land and a recent encumbrance certificate
• The khata and the latest property tax receipt
• A draft sale deed for your lawyer to review

On a resale, also ask for the seller's registered sale deed from Puravankara, a no-dues certificate from the residents' association, and a loan closure letter if the flat was mortgaged. Your bank will ask for most of these before it lends.

After you register the sale deed, transfer the khata and the electricity connection into your name. Keep copies of everything with the association office.

Purva Promenade holds 152 flats on 3.45 acres, with no building taller than 9 floors. With so few households, the shared spaces should feel personal rather than crowded, and you will get to know your neighbours.

The facilities lean towards wellness and leisure. A day might start in the gymnasium at the clubhouse or on the jogging track, followed by a swim. The pool has a sunken bar, an unusual touch for a project this size, which turns it into a social space on weekend evenings.

For slower days, there is a spa with a sauna and jacuzzi, and gardens planned for aromatherapy and yoga. The games room and outdoor courts keep older children and adults busy, while younger ones have a play area of their own.

Landscaped gardens run between the buildings, a party area handles birthdays and gatherings, and retail spaces inside the campus take care of small errands.

Because the project is finished, visit and see which of these are running today, rather than relying on renders. Ask the association for the monthly maintenance charge and whether the spa or bar carries separate fees.