Rohan Upavan

Rohan Upavan sits in Byrathi's Rammana Layout, along Aavalahalli Main Road, pincode 560077, off Hennur Road, north-east Bengaluru. Hennur Road is a mixed, well-connected part of the city with decent roads. For longer trips, Banaswadi Railway Station serves the area, Majestic is roughly 20 km off and the airport roughly 25 km.

Where you work shapes the daily picture. Whitefield, Koramangala and Manyata Tech Park can all be reached by road, but the time each takes varies a great deal with traffic. Drive to your office at the hour you would leave, and time the return journey in the evening too.

For families, East Point School and CMR National Public School lie in the surrounding area. Orion East Mall and Elements Mall are the nearby places for shopping and a weekend outing. The developer has not published distances to these, so check them on a visit. With about 970 homes planned on the site, also ask how many gates the campus will have and how traffic from all 13 blocks will leave onto Aavalahalli Main Road at peak hours.

Rohan Upavan offers four layouts, all given as built-up area. The two-bedroom flats measure about 946 or 1,087 sq ft; the three-bedroom flats about 1,250 or 1,547 sq ft. Carpet areas have not been published, so ask for the RERA carpet area of each plan.

Entry prices are Rs. 1.06 Crore and Rs. 1.25 Crore for the two 2 BHK plans, and Rs. 1.50 Crore and Rs. 1.96 Crore for the 3 BHK plans. That is about Rs. 11,200 per sq ft on the smallest flat, about Rs. 11,500 and Rs. 12,000 on the middle two, and about Rs. 12,700 on the largest. Pre-launch prices often change, so get the quote in writing.

An under-construction flat carries GST on its price, and stamp duty and registration are payable when the sale deed is registered. Ask for a cost sheet that shows:

• Built-up and carpet areas, with the rate applied
• Floor-rise and facing premiums
• Car parking charges and the number of bays
• Clubhouse fee and the maintenance deposit
• GST on its own line
• Stamp duty and registration

Rohan Upavan is described as having approval from the BBMP and the BDA as well as RERA, but no RERA registration number has been published. At pre-launch that number is the first thing to ask for. Once you have it, open the entry on rera.karnataka.gov.in and check the declared completion date, the approved plan and the promoter's details.

Before you pay anything beyond a refundable token, ask Rohan Builders for:

• The RERA registration certificate for the phase you are buying in
• Copies of the sanctioned plan and the BBMP or BDA approval
• Title deeds and an encumbrance certificate for the 4.5 acres
• The commencement certificate, if work has begun
• A draft agreement for sale giving the carpet area, the handover date and the payment schedule
• A written refund policy for any token or expression-of-interest amount

Payments should follow stages of construction, and the agreement should spell out what the developer pays if handover is late. When the flat is ready, ask for the occupancy certificate for your block, register the sale deed and have the khata and tax records moved into your name.

Rohan Upavan spreads 13 blocks, the tallest at 19 floors, across 4.5 acres, and every household shares the clubhouse, the pool, the courts and the gardens. The developer has not published how much of the land stays open, so ask for the site plan and find your block on it. All images at this stage are renders as planned by the developer.

Imagine a weekday here. You might begin with a swim or a session in the gymnasium, then a few rounds of the jogging track. Children have an activity area and a kids' play area close to home, and older ones can head for the tennis court, the sports courts or the cricket practice pitch after school.

Quieter hours can go to the library or the indoor games room, and the spa and sauna are there to unwind. For gatherings there is a community hall, a party area and an amphitheatre, with landscaped gardens for an evening walk. With some 970 families sharing these spaces, ask how the pool and courts will be booked at busy times. Also ask which facilities will be finished by the time the first blocks are handed over.