Purva Zenium

Purva Zenium sits off Bellary Road, the Bengaluru-Hyderabad highway: you turn off close to Yelahanka's Air Force Station and enter the old Dreamland site at Hosahalli. Puravankara reckons the airport terminal and the KIADB Aerospace Park are each around ten minutes up the road. For frequent flyers and aerospace staff, that is the main draw.

Family trips take longer. On the developer's list, Mall of Asia and Canadian International School are a quarter of an hour away. Stonehill International School, Vidyashilp Academy, Aster CMI Hospital and the Yelahanka railway station take about 20 minutes. Hebbal comes in at about 25, and Manyata Tech Park at about half an hour.

Treat those drive times as the developer's claims and allow more in rush hour. The metro's Phase 2B line, planned from Nagawara towards the airport, and a proposed Peripheral Ring Road could cut journeys later. Neither is running today, so judge the address on current roads. Building work continues on Purva Celestial and the wider Dreamland land, so expect trucks and dust on the approach for a while.

Purva Zenium gives two-bedroom buyers a choice between Comfort, roughly 1,200 sq ft saleable and 815 carpet, and Grand, roughly 1,280 sq ft saleable and 860 carpet, with a second balcony. Three-bedroom buyers get Comfort at roughly 1,500 sq ft (1,025 carpet), Grand at 1,710 (1,175 carpet) and Luxe at 1,800 (1,195 carpet). Carpet is close to two-thirds of saleable area throughout.

Rs. 1.30 Crore is Puravankara's opening figure, for the smallest two-bedroom flat, which comes to around Rs. 10,800 a sq ft. Listings show the two-bedroom plans between Rs. 1.35 and 1.51 Crore, and three-bedroom plans between Rs. 1.85 and 2.43 Crore. A flat sold once its tower has an occupancy certificate carries no GST; one sold earlier does. You will pay stamp duty and registration on the sale deed. Insist on a cost sheet that sets out:

• The price of the exact flat, with its floor and facing
• Car parking and how many bays come with it
• Clubhouse fee and the maintenance deposit
• Whether BluNex Life is included or charged
• GST as its own line, if it applies
• Stamp duty and registration on the full value

Purva Zenium was registered by Karnataka RERA for this phase on 29 January 2019, under number PRM/KA/RERA/1251/309/PR/190129/002311, in the name of Puravankara Limited. Search for it on the state portal, rera.karnataka.gov.in, where you can read progress reports, completion documents and complaints. Purva Celestial holds a separate registration and a possession date of June 2027, so make sure your agreement cites the number that covers your tower.

Because the flats are offered as ready, collect these papers before you book:

• The occupancy certificate issued for your tower
• Sanctioned building plan and commencement certificate
• Title deeds and an encumbrance certificate for the old Dreamland land
• The draft agreement, plus the separate BluNex Life terms
• A flat-wise cost sheet with every charge listed on its own

On handover day, register your sale deed. Then have the khata moved into your name and pay the first property tax. Keep the handover letter safe and open your maintenance account clear of dues. If you are buying from an early owner rather than the developer, also ask for the seller's registered deed and a no-dues letter from the association.

Purva Zenium sits on a long, narrow plot. Towers run down each side and face a green spine in the middle, while visitor parking is kept out at the edge. The pool and its water deck form the centre, next to a clubhouse Puravankara calls The Oxygen, which it says receives air enriched with extra oxygen from time to time. Everything here is shown as planned by the developer, so walk the site to see what is built.

Early risers can take the paths through a small urban forest, or spend a quiet while in the meditation pavilion and hammock garden. Racquet players get a squash court and a lawn tennis court. A half-size basketball court and practice nets for cricket are at the far end, and there is an outdoor gym alongside the indoor one.

Small children have a play area and a playbox, and space is set aside for a creche. Evenings can wind down at the amphitheatre, the gathering plaza, the games rooms or the party area. The spa and sauna are there for slower weekends. The brochure says facilities come up in phases, so ask which ones are open and what the monthly maintenance pays for.