Rohan Ipsita

Rohan Ipsita stands at Survey No 38/3/1 to 38/3/4 and 38/4, behind the Shell petrol pump in Phase 1 of Hinjawadi, Pune 411057. The petrol pump is the easiest marker to give a cab driver or a delivery rider. The developer has not published distances to offices, stations, schools or hospitals, so none are quoted here.

If you work in Hinjawadi itself, your commute may be short on paper, but traffic here is heavy at office hours. Time the trip from the gate at the hour you would leave in the morning, and again on the way home. If you work elsewhere in Pune, do the same run on a weekday, not on a quiet Sunday.

With just one building on the plot, the walk from your lift to the gate is short. What varies between flats is which way they face. Units on the road side may hear more traffic, while those facing away are likely to be quieter.

Stand in the flat you are offered at a busy hour and listen before you decide. Then list the schools, clinics and markets your household will use and check how far each one is.

Rohan Ipsita has one home type: a two-bedroom flat of about 647 sq ft, listed as built-up area. Ask for the carpet area and the room sizes, since two bedrooms in that space will be compact. The published starting price is Rs. 57.8 Lakhs, which comes to about Rs. 8,900 per sq ft.

With the same plan repeated on all 12 floors, two flats can differ in price only by floor, facing and view. Ask for a floor-wise price list, and ask which floors the starting figure applies to. A flat that faces away from the road may be worth paying a little more for.

A completed home in a tower with its occupancy certificate carries no GST. Stamp duty and registration apply on every purchase. Your cost sheet should set out:

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

If you are buying from an earlier owner, compare the asking price with the developer's current list before you negotiate.

Rohan Ipsita has no RERA registration number published for the project. Ask Rohan Builders for it and search it on the MahaRERA website before you pay a booking amount. The entry names the promoter and shows the approved plan and declared completion date.

The building is finished, so you are checking a completed home. Ask for:

• The building's occupancy certificate
• The sanctioned building plan, to compare with the flat you are shown
• Title documents and a recent search report on the survey numbers
• Proof that the housing society is registered, and how share certificates are issued
• The latest property tax receipt and a maintenance no-dues letter

Handovers began in December 2021, so many flats may now be sold by their first owners. In that case, add the chain of past sale agreements and a society no-objection letter for the transfer. Your lender's lawyer will want to see 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 on record. Keep back the final payment until all three are done or dated in writing.

Rohan Ipsita is one 12-floor building standing on a 1.5-acre plot, with the open ground around it given to the shared facilities. The developer has not published how much of the plot is open, so ask for the sanctioned site plan and see where the pool, lawn and play area fall against the building.

A morning could begin with a run on the jogging track or a workout in the gymnasium. After a day at the office, the swimming pool is a short walk from your lift. Young cricketers can practise at the cricket net, and smaller children have their own play area near the landscaped gardens.

On a rainy evening, the indoor games room inside the clubhouse keeps teenagers occupied. Birthdays and small family functions can go to the party lawn. Since the building is finished, you see these spaces as they are, not as renders.

With 237 households sharing one pool and one lawn, crowding at peak times is less of a worry than in a big township. Still, ask the society how the party lawn is booked, whether any facility carries a charge, and what the monthly maintenance bill comes to.