Radiance Elite

Radiance Elite is door number 1 in Rathna Nagar, part of Thiru Vi Ka Kudiyiruppu in Teynampet, Chennai 600035. Teynampet is part of the settled centre of the city, and Rathna Nagar is a residential pocket inside it. That means the streets, shops, clinics and bus routes around you are already in place, not waiting on a future plan.

Living centrally changes your routine more than a list of distances would show. Many daily errands can be run on foot or in a short auto ride, and the commute to offices in the older parts of the city is likely to be shorter than from a suburb. The developer has not published distances to stations, schools or hospitals, so we do not quote any.

Because the building is finished, you can test the location properly before buying. Visit at the hour you would leave for work and time the drive to your office. Walk the lane in the evening to hear how busy it gets, and check where visitors can park. Ask the seller how many parking bays come with the flat, since space in an older central pocket is tight. Talk to a resident or two about water supply and power cuts in the area.

Radiance Elite has only three-bedroom flats, in a plan the developer calls Ultra Premium. Three built-up sizes were offered: about 1,440 sq ft, about 1,756 sq ft and about 1,760 sq ft. The two bigger plans are almost the same home, so the real choice is between the compact layout and the larger one, which is roughly 300 sq ft more. Carpet areas were not published.

The developer has sold out, so there is no current price list. What you pay depends on the seller, the size, the floor and the condition of the flat. Compare the asking figure with recent sales in Teynampet rather than with a launch price.

As the home is finished, no GST applies. Stamp duty and registration are due on the sale value. Before you agree a figure, ask for:

• The built-up and carpet area on the sale deed
• The number of parking bays that pass to you
• Current maintenance charge and any arrears
• Transfer fee charged by the association
• Details of any loan still secured on the flat
• Stamp duty and registration on the agreed value

Radiance Elite has Tamil Nadu RERA registration TN/29/Building/003/2019 on file. Search for it on the TNRERA portal and check that the promoter, project name and unit count match. On a resale, the RERA entry is only a starting point; the title chain and the completion papers matter more.

Ask the seller, before any token payment, for:

• The completion certificate for the building
• The approved building plan showing the flat
• The original sale deed in the seller's name and any earlier deeds
• An encumbrance certificate covering at least the years since construction
• The latest property tax receipt and electricity bill
• A no-dues letter from the owners' association
• A loan closure letter, if the flat was bought with a loan

Confirm the undivided share of land attached to the flat, since that is part of what you buy. Have a lawyer read the title documents and match the flat number and area across every paper. At registration, the new sale deed is made in your name. Transfer the property tax account, the electricity connection and the association membership afterwards.

Radiance Elite is a four-floor building with ten homes, which works out to two or three flats on each level. The land is given as one acre. There are no separate towers or blocks, and daily life is closer to that of a private residence than a large complex. You will know most of your neighbours by name within a month.

The developer has not published a list of shared amenities such as a pool, gym or clubhouse, so do not assume there are any. What the specifications do promise is practical. There is an automatic lift from a known brand, security staff on duty round the clock, intercom between the gate and your flat, and CCTV cameras covering the key points.

Power backup covers all common areas fully and gives each home a 1,000 W supply during cuts. Rainwater harvesting is built into the drainage. Since the building is occupied, ask the owners' association how the lift is maintained and how the security contract is paid for. With only ten households sharing those costs, each home's monthly share can be higher than in a big project. Ask for the last year's accounts, and see how the lobby and stairs are kept.