Rohan Akriti

Rohan Akriti stands in south Bengaluru, off Kanakapura Main Road, a part of the city with mature trees and neighbourhoods that have grown up over many years. Schools, colleges, hospitals, malls and banks are already in the surrounding area rather than planned for later. The developer has not published distances, so we do not quote any here.

Much of your travel will depend on the NICE road nearby, which connects this belt with Mysore Road, Bannerghatta Road and Electronic City. That makes a commute to the southern tech parks a question of one connecting road rather than a crawl through the city centre. Banashankari, JP Nagar and Jayanagar are reached by road for shopping, family visits or older schools, and the Art of Living centre is within driving range too.

Before you sign, drive from the gate to your workplace at the hour you normally leave, and time the return in the evening. Check how long it takes to reach the NICE road entry and whether the approach from Kanakapura Road backs up at peak times. Walk the internal roads to see which towers face the main road and which face inside, since noise differs between them.

Rohan Akriti was built in six layouts, all quoted as built-up area. The smallest is a 1 BHK of about 589 sq ft, followed by a 1.5 BHK of about 700 sq ft. Two-bedroom buyers had a choice of about 960 or 1,135 sq ft. A 2.5 BHK measures about 1,300 sq ft, and the 3 BHK about 1,485 sq ft. Carpet areas are not published.

Every layout is sold out with the developer, so there is no current price list. Each resale is priced by its owner. Floor, facing, the view and the condition of the interiors will change the figure more than the original rate did. Compare recent sales of similar flats nearby before you make an offer.

No GST is due on a completed flat bought from its owner. Stamp duty and registration are payable on the higher of the agreed price and the guidance value. Before you settle on a figure, ask the seller for:

• The built-up area written in the sale deed
• The number of parking bays allotted to the flat
• The current maintenance charge and sinking fund balance
• Any pending special levy for repairs
• Details of loans still secured on the flat

Rohan Akriti is described as approved by the BBMP and the BDA. No RERA registration number has been published, and since handover began in December 2019 the project may or may not appear on rera.karnataka.gov.in. Search for it there, but on a finished flat bought from its owner the title and occupancy papers are what protect you.

Before you pay an advance, ask the seller for:

• The occupancy certificate for the tower
• The sanctioned building plan showing the flat
• The registered sale deed in the seller's name, and earlier deeds if the flat has been sold before
• The khata and the latest property tax receipt
• An encumbrance certificate covering at least 13 years
• A loan closure letter, if the flat was ever mortgaged
• A no-dues letter from the owners' association

Have a lawyer check the title chain and confirm that the flat number, tower and area on the deed match what you are shown. If a bank still holds the original deed, the seller must close the loan and collect the papers before the sale is registered. After registration, apply for the khata transfer and move the electricity and water accounts into your name.

Rohan Akriti has six towers rising as high as 14 floors, sharing 5 acres, with the clubhouse, pool, courts and gardens used by every household. A sewage treatment plant serves the site. Because the project is finished, a visit shows you the real layout; ask for the sanctioned plan to see which spaces are common.

A morning might begin in the well-equipped gym or with laps in the pool, which has a paved deck for sitting out. Keen players have plenty of choice after work: tennis, badminton, squash and basketball courts, a cricket practice pitch and a jogging track. When it rains, the games room, the table tennis tables and other indoor games keep everyone busy.

For slower days there is a spa and sauna. Children have a play area with equipment, and space has been set aside for a day care, which helps working parents. The multipurpose hall and party area take birthdays and family functions. Visitors have their own parking area, and the structure was designed to resist earthquakes, with a fire-fighting system in place. With 446 households sharing these spaces, ask the owners' association how bookings work and how well the facilities have been kept.