Rohan Prathama

Rohan Prathama stands at Survey No. 137, Hinjawadi, Pune 411057, in the first phase of the Rajiv Gandhi Infotech Park, with the Radisson Blu hotel as its neighbour. You live inside the IT park itself, surrounded by office campuses. For many residents the daily commute is a walk or a short ride rather than a drive across the city.

That convenience has a flip side. Roads inside the park fill up at shift-change hours, and the traffic you avoid on the way to work may be sitting outside your gate. Stand at the entrance at 9 in the morning and 6 in the evening before you decide.

The developer has not published distances to schools, hospitals, markets or stations, so none are quoted here. If you work outside Hinjawadi, drive the route to your office at peak hour and time it both ways. Parents should map the schools they are considering and try the morning drop.

With two towers on 3.5 acres, the walk from your lift to the gate is short. Ask which tower faces the road and which faces inward, since that affects noise at night.

Rohan Prathama gives you two plans to choose between. The one-bedroom flat is about 410 sq ft and is priced at Rs. 38 Lakhs upward. The two-bedroom flat is about 625 sq ft and is priced at Rs. 59 Lakhs upward. Both areas are listed as built-up, so ask for the carpet area and the room sizes before comparing with other projects.

Per sq ft, the 1 BHK works out to about Rs. 9,300 and the 2 BHK to about Rs. 9,400. The extra bedroom costs about Rs. 21 Lakhs more for about 215 sq ft. Only starting prices are published, so ask for the rate for your exact floor, tower and facing.

A completed home in a tower with its occupancy certificate carries no GST. Stamp duty and registration apply to every purchase. Ask for a cost sheet that lists:

• Base price and the area it covers
• Floor-rise and facing premiums
• Car parking and the number of bays
• Society formation and legal charges
• Maintenance deposit and advance maintenance
• Stamp duty and registration on the agreement value

Rohan Prathama does not yet show a RERA registration number for the project. Ask Rohan Builders for it and look it up on the MahaRERA website before you pay a booking amount. The entry lists the promoter, the approved plans and the declared completion date.

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

• The occupancy certificate that covers your tower
• The sanctioned building plan, to compare against the flat you are shown
• Title documents and a recent search report on Survey No. 137
• Proof that the housing society is registered, and how share certificates are issued
• The latest property tax receipt and a maintenance no-dues letter

If an earlier owner is selling, add the chain of past sale agreements and a no-objection letter from the society for the transfer. Check too that any changes made inside the flat match the sanctioned plan. Your lender's lawyer will ask for the same papers, so gather them 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 on record. Hold the final payment until each step is done or dated in writing.

Rohan Prathama puts two towers of 13 floors on 3.5 acres and gives the rest of the ground to shared spaces. The developer has not published how much of the land is open, so ask for the sanctioned layout and see where the pool, the lawn and the amphitheatre fall against your tower.

Before work, you could fit in a run on the jogging track or a session at the gymnasium. On a hot afternoon, the swimming pool is a lift ride away, and children have a play area of their own beside the landscaped gardens.

The clubhouse holds an indoor games room for rainy days. For bigger occasions, the party lawn takes family functions, and the amphitheatre suits a society event or a festival programme. Since the towers are built, what you see on a visit is real, not a render.

With 237 households sharing these spaces, crowding is modest. Ask the society how the party lawn and amphitheatre are booked, whether any facility has a separate fee, and what the monthly maintenance charge is for each plan.