Ramky Lumina

Ramky Lumina stands on Hosa Road at Konappana Agrahara, close to Rayasandra, pincode 560100. The developer has not named nearby landmarks or given distances to offices, stations, schools or hospitals, so none are quoted here.

That pincode covers a long stretch of south-east Bengaluru, and Hosa Road itself carries heavy traffic at some hours. Where exactly the gate opens, and how far it is from the main road, will shape your day more than the postal code. Open the site on a map and then drive the approach.

Test the journeys you would make every day. Leave for your office at your normal hour and time the drive, then repeat it in the evening. If you have children, time the school run. Check how far the nearest grocery store, pharmacy and clinic are.

Inside the gate, commercial spaces are planned, which may cover some daily needs on foot. Ask which shops will open with the first handover. With 729 homes on one site, also ask about the number of gates, visitor parking and how many car bays come with your flat.

Ramky Lumina offers four layouts, with sizes given as built-up area. Rs. 79 Lakhs is the entry price, for a 1 BHK of roughly 625 sq ft, which is about Rs. 12,600 per sq ft. The 2 BHK, roughly 1,040 sq ft, starts at Rs. 1.29 Crore. A 3 BHK with two bathrooms, roughly 1,311 sq ft, starts at Rs. 1.60 Crore. The three-bathroom 3 BHK, roughly 1,533 sq ft, starts at Rs. 1.87 Crore, about Rs. 12,200 per sq ft.

Carpet areas have not been published, so ask for them. In 14-storey towers, floor and facing change the price of a plan, so get the unit-wise figure.

Because the home is under construction, GST is charged on the construction portion of the price. Stamp duty and registration apply to every purchase. Ask for a cost sheet that shows:

• Base rate and the area it is charged on
• Floor-rise and facing premiums
• Car parking and number of bays
• Clubhouse membership and maintenance deposit
• GST as a separate line
• Stamp duty and registration
• Payment stages linked to construction progress

Ramky Lumina has no RERA registration number published by the developer. An ongoing project of this size should be registered, so ask Ramky Estates for the number and search it on the Karnataka RERA website, rera.karnataka.gov.in. The entry shows the declared completion date and the progress updates filed each quarter.

Since the towers are still being built, the documents are your main protection. Ask for:

• RERA registration certificate
• Title deeds and an encumbrance certificate for the 7-acre site
• Land conversion order for residential use
• Sanctioned building plan for your tower
• Khata for the land and the latest tax receipt
• Draft agreement for sale, with the handover date and delay penalty

If you take a home loan, check that your bank has approved the project, which also tells you its lawyers have looked at the title. Pay only against the construction stages written into your agreement. At handover, ask for the occupancy certificate for your tower, then register the sale deed and move the khata into your name.

Ramky Lumina has six towers of 14 storeys on 7 acres, holding 729 homes between them, or about 120 per tower. The share of open space has not been published, so ask for the sanctioned site plan to see how much ground is left between buildings. Images shown to you are renders as planned by the developer until the towers are finished.

A morning might begin with a run around the jogging track or a class on the yoga lawn, then a workout in the gymnasium. The swimming pool, next to the clubhouse, suits a swim before the office or after school. Several sports courts are planned, and the indoor games area covers monsoon evenings.

Children have a play area of their own, and landscaped gardens are planned between the towers for walks. On weekends the open-air theatre can host a film night, and the multipurpose party area takes care of birthdays. Commercial spaces within the campus should handle small errands.

With so many households sharing these spaces, ask how the clubhouse is sized for 729 homes. Also ask which facilities will be ready at first handover and what the monthly maintenance will be.