Sattva Greenage

Sattva Greenage is located on Hosur Main Road in Bommanahalli, pincode 560068, with The Oxford College of Engineering right beside it. In the developer's words, the site adjoins Koramangala. An elevated stretch of Hosur Road runs past it, carrying Electronic City traffic overhead instead of through the local streets.

Where you work decides how the location feels. Office-goers in Koramangala, HSR Layout or around Silk Board have a short trip. Those working in Electronic City, on Sarjapur Road or along the Outer Ring Road can reach them too. A metro station has been proposed near the site, yet it has no published opening date, so leave it out of your plans for now.

The neighbourhood is old and crowded, which cuts both ways. Hospitals, banks, schools and shops are a few minutes away, but the main road is congested for much of the day. Time the exit from the gate during the morning rush. Then compare the sound inside a tower facing the flyover with one facing the park, because the difference can be large.

Sattva Greenage prices are shared on request for its four home types, all measured as saleable area. They are a 1,345 sq ft two-bedroom with two baths and a 1,590 sq ft three-bedroom with two baths. Then come an 1,836 sq ft three-bedroom with three baths and a 2,800 sq ft four-bedroom with three baths. Other published figures stretch the larger three-bedroom to 1,890 sq ft and the four-bedroom to 2,870 sq ft. Confirm the size stated in the owner's deed, and ask for the carpet area, which has not been published.

The developer's inventory is sold, so no developer price exists. Every flat carries an owner's asking figure, which varies with the floor, the view toward the park or the road, and the interiors. See at least three homes of the plan you want. Check whether any earlier owner altered walls or enclosed a balcony, and whether that was approved.

Because the towers hold occupancy certificates, GST does not apply. You do pay stamp duty and registration. Before paying a token, get these in writing:

• Agreed price and token amount
• Parking bays that come with the flat
• Maintenance owed up to handover
• Association transfer charge and club membership transfer
• Stamp duty and registration

Sattva Greenage was launched on 20 August 2008, before RERA came into force, so it carries no RERA registration number. For a finished flat here, the occupancy certificate and the title papers listed below are the documents that count.

Occupancy certificates are reported for all towers. For your purchase, ask for these and let a property lawyer review them before any advance:

• The occupancy certificate for the tower you are buying in
• The deed by which the present owner bought, plus their original developer agreement
• Khata and recent property tax receipts, both in the owner's name
• An encumbrance certificate running from the first sale to today
• The sanctioned plan, checked against the actual flat
• A clearance letter from the residents' association, and a loan-closure letter if the owner has a mortgage

On registration day, you and the owner sign the sale deed at the sub-registrar's office. Afterwards, shift the khata, the tax account, the electricity connection and the club membership to your name. Ask the association about any major repairs planned, since you will share that bill.

Life at Sattva Greenage centres on ten towers ringing a 21-acre site, leaving the middle to a botanical park of 3 acres, lawns and courts. By the developer's count, open ground covers upwards of 70 percent of the site. For families, that means space to walk, cycle and play without leaving the gate.

Your mornings could start in the gym or at an aerobics session at Greenleaf, the 60,000 sq ft clubhouse. Tennis players get courts both indoors and outside, squash is available, and there is a basketball court. Children have a play area and the park, and the pool is there for hot afternoons. On rainy days, the library and indoor games fill the hours.

The auditorium handles bigger gatherings. A pharmacy and shops for daily essentials operate inside the gate, and each home has an intercom and a video door phone. The developer claims over 100 amenities. Ask the residents' association for the complete list and which ones are working today. In a campus occupied for years, well-kept lifts and courts say more about the place than any brochure.