Rohan Iksha

Rohan Iksha stands at Bhoganhalli, pincode 560103, in the Bellandur part of south-east Bengaluru. Bellandur is a busy, built-up area with a large number of offices and housing communities, so daily needs are close at hand. The developer has not published distances to specific offices, schools or hospitals, so we do not quote any here.

For most residents the day will turn on the drive to work. Leave the gate at your normal hour and time the trip to your office, then repeat it in the evening. In a dense area the last kilometre can take as long as the rest of the journey, so note where the queues form.

Inside a campus of 13 towers, your own tower changes daily life too. Towers near the boundary may hear more road noise, while those deeper inside are quieter but further from the gate. Ask how many gates the campus has and which one serves your tower. Check where visitors and delivery riders are stopped. Speak to a few residents about water supply, power cuts and how long it takes to get out of the campus during the morning rush.

Rohan Iksha was built in four layouts, all quoted as built-up area. Three are two-bedroom flats of about 1,217, 1,299 and 1,312 sq ft, and one is a four-bedroom flat of about 2,397 sq ft. Carpet areas are not published. There is no three-bedroom layout, which leaves a wide gap between the two sizes.

Everything is sold out with the developer, so there is no current price list. Each owner sets their own price, and the launch rate of a few years ago is no guide today. Compare what similar flats in Bellandur have sold for recently. Then weigh the tower, floor, facing and condition of the flat you are shown.

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

• The built-up area recorded in the sale deed
• The parking bay number allotted to the flat
• The monthly maintenance charge and sinking fund
• A no-dues letter from the owners' association
• Details of any loan still secured on the flat

Rohan Iksha has no RERA registration number published by the developer. Search for the project on rera.karnataka.gov.in anyway, and ask the seller whether they have the number. On a finished flat bought from its owner, though, title and occupancy papers matter most.

Before you pay an advance, ask the seller for:

• The occupancy certificate for the tower the flat is in
• The sanctioned building plan showing the flat
• The registered sale deed in the seller's name, and earlier deeds if it has been resold
• The khata and the latest property tax receipt
• An encumbrance certificate for at least the last 13 years
• A loan closure letter, if the flat was ever mortgaged

Have a lawyer read the title chain and confirm that the tower, flat number and area on the deed match the flat you visited. If a bank still holds the original deed, the seller must close the loan and collect the papers before you register. After registration, apply for the khata transfer, and move the electricity and water connections into your name.

Rohan Iksha arranges 13 towers of 14 floors across 8.5 acres, with internal roads and shared spaces between them. Because it is finished, a site visit shows you the real layout rather than a render. Ask for the sanctioned plan anyway, so you can see where your tower is placed against the clubhouse, the courts and the boundary.

A morning could start in the gymnasium or on the jogging track, followed by a swim in the pool. Children have a kids' play area and the landscaped gardens, and older ones can use the basketball court and the other outdoor courts after school. Table tennis and the games room fill the rainy evenings.

For the weekend there is a spa and sauna in the clubhouse, and the party area can host a birthday or a family gathering without booking a hall outside. With 479 households sharing all of this, some facilities will be busy at peak hours. Ask the owners' association how bookings for the party area work, what the pool timings are, and how well the gym equipment has been kept up since 2021. Also ask whether any repairs are planned and how the cost will be shared among owners.