Salarpuria Sattva Celesta

Salarpuria Sattva Celesta stands at Battarahalli, in Thambu Chetty Palya, just off Old Madras Road in the Krishnarajapura area of east Bengaluru, pincode 560049. Old Madras Road is one of the main routes out of the city to the east, and it links this pocket with KR Puram and on toward the centre.

Since handovers started in 2019, the neighbourhood has had years to fill in around the project. Shops, clinics and schools are part of the area rather than a promise on a hoarding. KR Puram itself has grown into a busy residential hub over that time, which brings more choice and more traffic in equal measure.

The developer has not published distances to stations, offices or schools, so none are quoted here. Old Madras Road is an arterial road, and it carries heavy traffic at peak hours. Drive your own commute both ways at the times you normally travel. Then compare a flat facing the road with one facing inward, since the noise difference can be large. A weekday evening visit will also show you how the gate copes with traffic.

Salarpuria Sattva Celesta has three-bedroom flats only, in three plans of about 1,841, 1,859 and 1,873 sq ft, quoted as built-up area. Carpet areas have not been published. Ask the seller for the carpet figure in their sale deed, and measure the main rooms on your visit.

The developer has sold out, so there is no current developer price. Each owner names an asking figure. Since the plans are almost the same size, the real price differences come from height, outlook, interiors and upkeep. Visit a few flats before you negotiate, and ask whether the seller changed any walls or enclosed a balcony.

A completed flat with an occupancy certificate carries no GST. Stamp duty and registration are payable when the sale deed is registered. Get these in writing before you pay a token:

• The agreed price and token amount
• Covered parking included in the sale
• Maintenance dues up to the handover date
• Association transfer fee, if any
• Stamp duty and registration
• Loan processing and legal fees if you borrow

Salarpuria Sattva Celesta has no RERA registration number published for the project. Ask the seller if one exists, and search the Karnataka RERA website, rera.karnataka.gov.in, before paying anything. On a resale flat, though, the chain of title is what protects you, so give most of your attention to that.

Collect these from the seller and have a property lawyer check them:

• Occupancy certificate for the tower
• The seller's registered sale deed and their original agreement with the developer
• Khata in the seller's name and the latest property tax receipt
• Encumbrance certificate for the years since the first sale
• Approved building plan, to check the flat against it
• No-dues letter from the owners' association

If the seller has a loan on the flat, ask their bank for a closure letter stating the amount due and when the original deeds will be returned. On the day of registration, the sale deed is executed in your name at the sub-registrar's office. Afterwards, move the khata, the electricity account and the association membership into your name.

Salarpuria Sattva Celesta covers 4.5 acres with three towers of 12 floors and 272 homes. That is large enough for a proper clubhouse, yet small enough that residents tend to recognise each other. The developer has not published the open-space share, so ask the owners' association for the site plan and see how the towers and gardens are arranged.

A typical day might start with laps in the pool or a workout in the gymnasium, then a walk on the jogging track through the landscaped gardens. In the afternoon, children take over the play area, and older ones use the basketball court and the other outdoor courts. The games room and table tennis keep the evenings busy when it rains.

The spa and sauna are there for weekends, and the party area handles birthdays and small functions. Because the project has been occupied since 2019, the condition of these spaces tells you a lot. Ask how much the monthly maintenance is and what it pays for, and whether any major repairs are due. Then see the pool and gym at a busy hour before you commit.