Rohan Abhilasha 2

Rohan Abhilasha 2 stands at GAT No 1447(P) in Wagholi, Pune 412207, on the city's eastern fringe. Wagholi has filled up with housing over the years, so you move into a lived-in suburb with shops and services already around it rather than an empty stretch waiting for roads. The developer has not published distances to offices, stations, schools or hospitals, so none are quoted here.

Plan your own test runs. Leave the gate at the time you would set off for work and note how long it takes, then repeat the trip home in the evening rush. If you use public transport, find the nearest bus stop on foot and see how often buses come.

On a 2-acre plot with two towers, distances inside the society are short, and the walk from gate to lift takes a minute or two. What does change between the towers is outlook. One tower may face the road and the other the inside of the plot, which affects traffic noise and privacy.

Visit once on a weekday morning and once in the evening to hear the difference. Before you decide, mark the grocery shops, clinics and schools your household will actually use.

Rohan Abhilasha 2 offers two sizes to choose from. The one-bedroom flat measures about 408 sq ft and is priced at Rs. 28.9 Lakhs upward. The two-bedroom flat measures about 611 sq ft and is offered in two listings: the plain 2 BHK at Rs. 41.4 Lakhs upward and the 2 BHK A at Rs. 43.6 Lakhs upward. Areas are listed as built-up, so ask for the carpet area as well.

Worked out per sq ft, the 1 BHK is about Rs. 7,100, the plain 2 BHK about Rs. 6,800 and the 2 BHK A about Rs. 7,100. Since the two 2 BHK listings share one size, find out what the extra money buys before you accept the higher figure.

A finished flat whose tower has its occupancy certificate attracts no GST. Stamp duty and registration apply to every purchase. Your cost sheet should list:

• Base price and the area it is charged on
• Floor or facing premium, if any
• Car parking and whether it is open or covered
• Society formation and legal fees
• Maintenance deposit and advance maintenance
• Stamp duty and registration on the agreement value

Rohan Abhilasha 2 has two RERA registrations on record: P52100025655 and P52100025681. Search both on the MahaRERA website. Two numbers often mean two phases or two towers, so confirm which one covers the flat you are buying and read its completion details.

Because the building is finished, you are checking a completed home. Ask for:

• The occupancy certificate naming your tower
• The sanctioned plan, to compare against the flat you are shown
• Title papers and a recent search report on GAT No 1447(P)
• Proof the housing society is registered, and the share certificate process
• The latest property tax receipt and a no-dues letter for maintenance

If you are buying from an earlier owner, add the chain of past sale agreements and a no-objection letter from the society for the transfer. Bring your lender in early, since its legal check will ask for the same papers.

At handover, the registered sale document should be in your name, the property tax account should be moved to you, and your society membership should be recorded. Keep the final payment back until each is done or has a written date.

Rohan Abhilasha 2 is simple in plan: two towers of 9 floors on 2 acres, with 202 households sharing the outdoor facilities. The developer has not published an open-space figure, so ask for the sanctioned site plan to see how much ground is left after the towers and parking.

On a warm afternoon, the swimming pool and its deck are the obvious place to be, and you can see them working on a visit because the project is finished. Evenings can mean a game of badminton, or squash if you prefer a faster match. On weekends, the cricket pitch gives children and their parents a place to play without leaving the gate.

When family comes to visit, guest rooms spare you from giving up the only bedroom in a 1 BHK. What you will not find listed is a clubhouse, a gym or a children's play area. If those matter, weigh that against the lower price.

A small society also means one resident body looking after both towers. Ask it for the monthly maintenance charge per flat, whether the guest rooms carry a fee, and how the pool timings are managed.