Purva Waves

Purva Waves stands on Dodda Gubbi Main Road in Bileshivale, pincode 560077, on the Hennur Road side of north-east Bengaluru. Hennur Road has filled up with housing over the last decade, so you join an established residential belt rather than an empty frontier. Shops and services have grown along with the people.

Your daily trips will mostly start by reaching Hennur Road and heading towards the city from there. The developer has not published distances or drive times to any office, school, hospital or station, so we do not quote any here. The honest way to judge the commute is to drive it yourself, at the hour you would normally leave, and again on the way home.

Inside the campus, distance matters too. With 19 blocks spread across 19.5 acres, some flats are a short walk from the gate and parking while others are a fair walk away. Check where the block you are considering stands in relation to the entrance, the clubhouse and your parking bay. Look at the lanes around the site for traffic at school opening and closing times as well.

Purva Waves was built in four layouts, all now sold out by the developer. Two-bedroom homes measure about 1,232 and 1,346 sq ft; the larger one gives you a little more room in the bedrooms or balcony. Three-bedroom homes come in about 1,482 and 1,846 sq ft, and the bigger plan can often fit a study or a utility area. Confirm the carpet area on the sale deed rather than relying on the quoted size.

No developer price applies any more; you negotiate with the owner. Identical layouts can differ in value by block, floor, facing and upkeep, so compare several flats before you decide. Because the home is complete, no GST is payable. You will pay stamp duty and registration on the sale value. Before you agree a price, make sure you know:

• Agreed price and whether it includes the car park
• Transfer charges levied by the association
• Maintenance deposit and the current monthly charge
• Any pending dues or special levies on the flat
• Stamp duty and registration on the sale value
• Costs of any repairs or repainting you will need

Purva Waves has no RERA registration number published yet. If you want to check, ask Puravankara whether the project was registered and look for it on the Karnataka RERA website (rera.karnataka.gov.in). For a project occupied since 2019, the building documents and the seller's title matter far more than a registration entry.

A resale purchase closes on a new sale deed between you and the current owner. Before you pay any advance, ask the seller for:

• The occupancy certificate for the block
• The seller's registered sale deed and the earlier title chain
• An encumbrance certificate showing no loan or charge on the flat
• Khata in the seller's name and the latest property tax receipt
• A no-dues letter from the residents' association
• A loan closure letter, if the seller had a home loan

Have a lawyer read the papers and check the approved building plan against the flat. After registration, move the khata, the electricity account and the association membership into your name. In a campus of this size, also confirm the association is formally registered.

Purva Waves has 19 blocks, each 19 floors tall, spread over 19.5 acres and home to 1,323 families. That comes to about one block per acre, a fairly dense layout. Blocks toward the middle tend to look onto the landscaped courtyards, while blocks on the edge look out at the compound wall or the road. Ask for the site plan and find the flat you are offered on it.

Because the campus has been occupied since 2019, you can see daily life for yourself rather than rely on renders. Mornings bring walkers to the jogging track, people to the gymnasium and swimmers to the pool. Children use the play area, the landscaped gardens and the outdoor courts once school is over.

Evenings often turn to basketball, table tennis or the games room, and the clubhouse and party area handle birthdays and get-togethers. Retail spaces inside the campus cover small daily needs without a drive. With this many residents, wear shows faster, so check the pool, courts and lifts in person. Ask the association about the maintenance charge and any special levies planned.