Radiance Sapphire

Radiance Sapphire stands on 2nd Cross Street in Sholinganallur, a Chennai neighbourhood with pincode 600119. The flats face an internal cross street rather than a main road, which usually means less through traffic outside your gate. How that plays out on a weekday is something you should see for yourself.

The developer has not published distances to offices, schools, hospitals or transit stops. So build your own picture of daily life. Drive from the gate to your workplace in the morning peak, then drive back in the evening. If you have children, time the school run too, and find the nearest clinic and pharmacy on foot.

Because the project is finished and occupied, your homework is easier than it would be on an empty plot. You can walk the street at night to judge lighting and safety. You can check whether cabs and delivery riders find the gate without trouble. Ask residents about waterlogging during the monsoon and about how long the power stays off during cuts.

A few questions to put to the seller or the association: how water is supplied, whether there is visitor parking, and how many car parks come with the flat. Those answers shape your daily routine more than a map does.

Radiance Sapphire has sold out, so this section is about what was built and what you should check as a resale buyer. There were three layouts, all quoted as built-up area. The 2 BHK with two bathrooms measures about 1,103 sq ft. The 3 BHK comes in two versions: about 1,346 sq ft with two bathrooms, or about 1,405 sq ft with three.

The two 3 BHK plans differ by only about 60 sq ft, so the extra bathroom is the real choice between them. With five floors per block, floor level affects light, noise and how much you rely on the lift. Compare units on the same floor band before you compare asking prices.

The price is now set between you and the seller. No GST is due on a completed home. You will pay stamp duty and registration on the value you register. Ask the seller for a written breakdown that covers:

• The agreed sale price and what it includes
• Number of covered car parks attached to the flat
• Maintenance paid up to date, with a no-dues letter from the association
• Any deposit or sinking fund held by the association that transfers to you
• Stamp duty and registration on the registered value

Radiance Sapphire has no RERA registration number published by the developer. Search the Tamil Nadu RERA (TNRERA) portal under Radiance Realty to see whether an entry exists. Also ask the seller for any registration details they hold from their own purchase.

Because this is a resale in a finished building, your lawyer's focus is on title and completion. Ask the seller for:

• The seller's registered sale deed and the developer's parent title documents
• The completion or occupancy certificate for the block
• The approved building plan showing the flat
• An encumbrance certificate covering the years since purchase
• The latest property tax receipt and the tax assessment in the seller's name
• A no-dues letter from the residents' association
• A loan closure letter if the flat was bought with a home loan

Check that the seller's name matches across every document before you pay an advance. At registration, you sign a sale deed in your own name. Afterwards, transfer the property tax account, the electricity connection and the association membership to yourself, and keep copies of each.

Radiance Sapphire has two five-floor blocks on 1.7 acres, with 105 households between them. That scale keeps the community small enough that faces become familiar, and no home is more than a few floors above the ground. The developer has not published how much of the site is open space, so ask to see the approved site plan.

A weekday could start with a run on the jogging trail or a session in the gymnasium, then a stretch on the yoga terrace before work. Children have a play area of their own, and older ones can use the outdoor courts once school is over. The swimming pool is there for evenings and weekends.

When it rains or gets too hot, the clubhouse and the indoor games room take over. For celebrations, residents can book the party area, and there is a barbecue deck for smaller gatherings. The gazebo lawn and the landscaped gardens give quieter corners for a walk or a chat with neighbours.

All of these facilities are shared by both blocks. Since the building is already in use, check how well each one has been kept up, how often the pool is cleaned, and what the monthly maintenance charge covers. Images of the grounds show the layout as planned by the developer.