Salarpuria Sattva Aspire

Salarpuria Sattva Aspire faces Hennur Main Road, with United Public School as a neighbour. The locality is Hennur, around Chikkagubbi Village, in north-east Bengaluru, pincode 560077. Hennur Road is one of the city's settled residential corridors, and it links this side of town toward the centre. The project has been lived in since 2016, so the streets, services and shops around it have had years to grow in.

For a family, the school next door is the most concrete convenience you can confirm from the address itself. If your children study there, the morning run could be a short walk. Everything else, from groceries to clinics, is along the main road and in the lanes around it.

The developer has not published distances to offices, stations or other landmarks, so none are given here. Hennur Main Road carries heavy traffic at peak times, and the towers nearest the road will hear it. Drive your commute at your usual hour before you make an offer. Also note how long it takes to turn out of the gate, and which blocks face the road and which face inward.

Salarpuria Sattva Aspire has one home type, a 3 BHK of about 1,904 sq ft, quoted as built-up area. That is on the generous side for three bedrooms, with space for a larger living room or a study corner. Carpet area has not been published. Ask the seller for it and compare it with the built-up figure in the sale deed.

The developer has no stock left, which means there is no current list price. Each owner sets an asking price, and the gap between two flats of the same size usually comes down to the floor, the view and how well the flat has been kept. Ask for a copy of the original plan to see whether any walls were moved.

A completed home with an occupancy certificate carries no GST, but stamp duty and registration are due on the sale deed. Before agreeing a figure, get these costs in writing:

• Agreed sale price and any token already paid
• Car parking included in the sale
• Pending maintenance dues and any association transfer fee
• Stamp duty and registration on the sale value
• Loan processing and legal fees if you borrow

Salarpuria Sattva Aspire has no RERA registration number on file. It was handed over in November 2016, so it may never have been registered. Ask the seller, and search the Karnataka RERA website, rera.karnataka.gov.in, to be sure. On a resale flat, the title chain matters far more than the registration.

Ask the seller for these documents and have a property lawyer read them before you pay any advance:

• The occupancy certificate for the tower
• The seller's registered sale deed, and the original agreement with the developer
• Khata in the seller's name and the latest property tax receipt
• An encumbrance certificate covering the years since the first sale
• The approved building plan, to check the flat matches it
• A no-dues letter from the owners' association

If the seller still has a home loan on the flat, get a letter from their bank stating the amount needed to close it and release the original deeds. At registration, the sale deed is signed in your name at the sub-registrar's office. After that, apply for the khata transfer and move the electricity and water accounts too.

Salarpuria Sattva Aspire is three towers of 12 floors on 1.7 acres, with 119 homes between them. Everyone shares one set of facilities, and with so few households the pool and gym are unlikely to feel packed. The share of land left open has not been published, so walk the grounds and see the gardens and courts for yourself.

A normal day could open with a swim or a workout in the gymnasium, followed by a few rounds of the jogging track. In the evening, children head to the play area while parents use the basketball court or the outdoor courts. The clubhouse has a games room and table tennis for rainy days, plus a spa and sauna for the weekend.

Family birthdays and small functions go to the party area, and the landscaped gardens are where neighbours meet. Because the project is nearly a decade old, the state of these spaces tells you how well it is run. Ask the owners' association for the latest maintenance budget, the reserve fund and any planned repairs. A well-kept pool and working lifts are a better sign than any brochure.