Purva Silversands

Purva Silversands has its front gate on Keshav Nagar Road, with Sharad Nagar and the rest of Mundhwa around it in east Pune. Most daily drives from here head towards Kharadi, Koregaon Park or Hadapsar, all linked by road. The developer has not published distances or travel times to any of them, so treat a figure quoted by a salesperson as a claim to test.

If you work in one of those areas, drive the route at your usual office hour before you book, then drive back in the evening. East Pune roads can move very differently at 9 in the morning and 7 at night. That gap is what you will live with on every working day.

A community of 821 homes also creates its own traffic at the entrance. Wait near the gate during the morning rush and watch how cars, school vans and delivery riders get in and out. Ask how many parking bays come with your home and where visitors are expected to park.

The developer names no schools, clinics or grocery stores nearby. Make your own list instead: walk or drive the surrounding lanes on a weekend and mark the places your household would use every week.

Purva Silversands offers four home types. At the small end, a pod of about 215 sq ft is priced at Rs. 40 Lakhs upward, and a condo of about 325 sq ft at Rs. 46 Lakhs upward. Families choose between a 2 BHK of about 790 sq ft, priced at Rs. 91 Lakhs upward, and a 3 BHK of about 927 sq ft at Rs. 1.19 Crore upward. The developer has not said whether these areas are carpet or built-up, so ask.

Worked out per sq ft, the pod comes to about Rs. 18,600, the condo about Rs. 14,200, the 2 BHK about Rs. 11,500 and the 3 BHK about Rs. 12,800. Small units always cost more per sq ft, which matters if you are buying to rent out. Only starting prices are published, so ask for the rate on the floor and facing you want.

A finished home with its occupancy certificate carries no GST. Stamp duty and registration are payable on every purchase. Ask for a cost sheet that lists:

• Base price and the area it is charged on, carpet or built-up
• Floor-rise and facing premiums
• Car parking and the number of bays
• Clubhouse membership and society charges
• Maintenance deposit and advance maintenance
• Stamp duty and registration on the agreement value

Purva Silversands has no RERA registration number published for the project. Ask Puravankara for it and look it up on the MahaRERA website before you pay a token. The entry shows the registered promoter, the approved plan and the declared completion date for each phase.

Since the towers are complete, your checks are those of a finished home. Ask for:

• The occupancy certificate for your tower
• The sanctioned building plan, to compare with the flat you are shown
• Title documents and a search report on the land
• Proof that the housing society has been formed, and its share certificate process
• The latest property tax receipt and a no-dues letter for maintenance

If you are buying from an earlier owner rather than from the developer, add the chain of past agreements and a society no-objection letter for the transfer. Your bank will ask for most of these papers anyway, so collect them early.

At handover you should get a registered sale agreement or deed in your name, the property tax record transferred to you, and your society membership. Do not release the final payment until all three are in hand or clearly scheduled.

Purva Silversands spreads 13 towers, rising to 24 floors at most, across 19.5 acres, with the shared facilities used by all 821 households. The share of land kept open has not been published, so ask for the sanctioned site plan and see how towers, pools and gardens divide the ground. Because the project is built, what you see on a visit is real, not a render.

A morning might start on the jogging track or the yoga and meditation deck, then move to the gymnasium. With five swimming pools on the site, a swim before work is unlikely to mean a crowded lane. Golfers can practise their swing on the golf turf, and the outdoor courts take care of evening games.

Children have their own play area, and the landscaped gardens give parents somewhere to walk while they watch. Weekends can mean a session in the spa, sauna or jacuzzi, a round in the games room, or drinks at the sunken bar inside the clubhouse. Birthdays and get-togethers go to the party area.

Ask which of these facilities carry a usage charge, how bookings work, and what the monthly maintenance bill is for your unit.