Purva Silver Sky

Purva Silver Sky stands on Huskur Road, Electronic City Phase II, pincode 560099. For someone working in Electronic City, that address could mean a short commute, which is often the main reason buyers pick this part of the city.

The developer has not published distances or travel times to offices, schools, hospitals or the metro. So your first task is to build the picture yourself. Drive from the site to your workplace on a weekday morning, then make the return trip in the evening rush.

If you have children, choose the schools you would consider and time those runs at school hours. Find the nearest hospital you would trust at night, and the shops you would use each week.

Remember that you are judging the area as it will be in 2030, not only today. Ask the developer what road or civic work is planned around Huskur Road, and check whether it has started.

Inside the campus, position matters too. With three towers on 7 acres, some homes will be nearer the gate and the clubhouse than others. Because the project is newly launched, you can still pick your tower, so ask which one is closest to the entrance and which will be finished first.

Purva Silver Sky has three layouts on offer. Sizes are built-up (saleable) areas; the developer has not published carpet areas, so ask for them.

• 3 BHK: roughly 1,864 sq ft; Rs. 2.30 Crore upward; about Rs. 12,300 per sq ft
• 4 BHK: roughly 2,824 sq ft; Rs. 2.81 Crore upward; about Rs. 9,950 per sq ft
• 5 BHK duplex: roughly 4,800 sq ft; Rs. 3.49 Crore upward; about Rs. 7,300 per sq ft

The per-sq-ft rate falls sharply as the homes get bigger. That is the reverse of what you usually see, so treat these figures as provisional until the developer confirms them in writing.

On a 31-floor tower, higher floors are likely to cost more than the starting price. Since the homes are under construction, GST is added to the price, and stamp duty and registration are payable on the agreement value.

Ask for a cost sheet that lists:

• Base price for your tower, floor and facing
• Floor-rise and preferred-location charges
• Car parking slots and their cost
• Clubhouse fee and maintenance deposit
• GST, stamp duty and registration shown separately
• The payment schedule by construction stage

Purva Silver Sky has no RERA registration number published by the developer. In Karnataka a project must be registered before homes are sold, so ask Puravankara for the number and search it on the Karnataka RERA website. The entry shows the declared completion date, the approved plans and quarterly progress.

At launch, ask to see:

• The RERA registration certificate
• The sanctioned building plan for your tower
• Title documents for the 7 acres and an encumbrance certificate
• The draft agreement for sale, including the handover date and delay compensation
• The payment schedule, stage by stage

A long build means a long exposure. Read the clauses on price escalation, cancellation and refunds before you sign, and ask your lawyer to explain them.

If you are taking a home loan, ask which banks have approved the project. Their legal checks on the title are a useful second opinion.

At handover, collect the occupancy certificate for your tower before paying the last instalment. Then register the sale deed and apply for the khata in your name.

Purva Silver Sky puts three 31-floor towers on 7 acres, with 356 homes in all. As planned by the developer, a clubhouse and a spread of gardens and tracks serve every tower.

Picture a morning. You could swim a few lengths in the pool, use the gymnasium, or take a bicycle out on the combined jogging and cycling track. A separate zone is set aside for yoga and meditation, for those who prefer a quieter start.

Families get a kids' play area with a creche next to it, which helps parents who work. In the evening, the indoor games area keeps older children busy, and the mini theatre is there for a film night without leaving the gate. An amphitheatre gives the community a place for performances and events.

Everyday needs are planned in too: retail space, a clinic and a health centre on site. Landscaped gardens run between the towers.

None of this is built yet. Renders show the facilities as planned, so ask for the amenity list and the clubhouse size in your agreement, and ask when the clubhouse will open relative to the first handovers. Also ask how the lifts will cope with 31 floors at peak hours.