Rohan Ananta

Rohan Ananta stands at Survey No. 125 in Tathawade, Pune 411033, right across from the JSPM Institute. Tathawade is a crowded housing pocket in west Pune that has filled with apartment towers in recent years. The developer has not published distances to offices, stations, schools or hospitals, so none are given here.

Wherever you work, test your commute before you commit. Leave at the hour you would normally set off and time the run, then do the return trip in the evening. Roads in this part of Pune can crawl at office hours, and that is the version of the trip you will make most days.

For students or staff at the JSPM Institute, the daily walk is about as short as it gets. Families with school-age children should map the schools they are considering and time the morning drop.

Inside the gate, 12 towers share 8 acres, so where your tower stands affects both noise and the walk to the entrance. Ask for the site plan, find the tower your flat is in, and walk from the gate to its lift yourself.

Rohan Ananta has one-bedroom flats in three sizes: about 405 sq ft at Rs. 37 Lakhs upward, about 411 sq ft at Rs. 37.4 Lakhs upward and about 432 sq ft at Rs. 39.1 Lakhs upward. The two-bedroom flats come in four: about 677 sq ft at Rs. 62.5 Lakhs, about 689 sq ft at Rs. 62.3 Lakhs, about 727 sq ft at Rs. 65.6 Lakhs and about 741 sq ft at Rs. 66.7 Lakhs, all as starting prices.

These are listed as built-up areas, so ask for carpet areas as well. Rates cluster tightly, between about Rs. 9,000 and Rs. 9,200 per sq ft, which means floor, facing and tower may matter more than size when you compare two flats.

A completed flat whose tower holds an occupancy certificate carries no GST. Stamp duty and registration apply in every case. Ask for a cost sheet listing:

• Base price and the area it is charged on
• Floor-rise or facing premium on your unit
• Car parking and whether it is covered
• Society formation and legal fees
• Maintenance deposit and advance maintenance
• Stamp duty and registration on the agreement value

Rohan Ananta was registered with MahaRERA in three phases: Phase I as P52100019664, Phase II as P52100019678 and Phase III as P52100019997. Ask which phase your tower falls under and look up that number on the MahaRERA website. The entry shows the approved plan and the completion date declared for that phase.

Since the towers are finished, your checks are those for a completed home. Ask for:

• The occupancy certificate that names your tower
• The sanctioned building plan, to compare with the flat you are shown
• Title documents and a recent search report on Survey No. 125
• Proof the housing society is registered, and how share certificates are issued
• The latest property tax receipt and a maintenance no-dues letter

If you are buying from an earlier owner, add the chain of previous sale agreements and a no-objection letter from the society. Your lender's lawyer will want the same file, so gather it early.

At handover, the registered sale document should be in your name, the property tax account should move to you, and your society membership should be recorded. Keep the last payment back until each step is complete or dated in writing.

Rohan Ananta puts 12 towers of 11 floors on 8 acres, with 648 households living across them. That is a lot of buildings for the land, so the space between towers, and what fills it, is worth a close look. The developer has not published an open-space percentage or a list of amenities.

Since the project is built and occupied, you do not have to rely on renders. Spend an hour on the campus on a weekday evening. See whether there is a pool, a gym, a play area or a place to walk, and how busy each one is.

Talk to a couple of residents while you are there. Ask how the lifts cope in the morning rush, how water supply holds up in summer, and whether parking is enough for two cars. Residents can tell you what daily life is like in a way no brochure can.

Then ask the resident body for the monthly maintenance charge, what it pays for, and whether any facility carries a separate fee. With several hundred homes, one well-run society makes a real difference to your daily life.