Salarpuria Sattva Magnificia

Salarpuria Sattva Magnificia stands at No. 78, Doorvaninagar, in Pai Layout, Mahadevapura, pincode 560016. The Tin Factory at KR Puram stands beside the gate, and the main road outside is Old Madras Road, one of the chief routes out of the east of the city. That landmark makes the address easy to give to a cab or a delivery rider.

The developer has not published distances to offices, schools, hospitals or stations, so we do not list any. What the setting tells you is this: Mahadevapura is a busy, built-up part of east Bengaluru, and your drives will start on a heavily used arterial road. Much of what you need day to day is likely close by, but the main road will shape your commute.

Do a trial run before you decide. Leave the gate at the hour you would head to work and time the journey, then do the same in the evening. Check how the lane from Pai Layout meets Old Madras Road, and whether a right turn at peak hour is easy or slow. Walk around at night too. Three 22-floor towers mean a lot of cars at the gate, so ask how many parking bays come with the home.

Salarpuria Sattva Magnificia was built with nine plans, quoted as built-up area. Four were 3 BHK homes of about 2,186, 2,266, 2,363 and 2,425 sq ft. Four were duplexes of about 3,920, 3,975, 4,050 and 4,075 sq ft, and one was a penthouse of about 3,750 sq ft. Bedroom counts for the duplexes and the penthouse have not been published, and neither have carpet areas.

Only two plans are still listed by the developer: the duplex of about 3,920 sq ft from Rs. 6.80 Crore and the one of about 3,975 sq ft from Rs. 6.96 Crore. That is about Rs. 17,300 to Rs. 17,500 per sq ft. For every other plan, the owner sets the price, so compare recent sales in the building.

With an occupancy certificate in place there is no GST. Stamp duty and registration apply either way. Get a cost sheet that lists:

• Price and the area it is based on
• Car parking bays included with the home
• Clubhouse fee, if one is charged
• Maintenance arrears or advance and any transfer fee
• Stamp duty and registration, as separate lines

Salarpuria Sattva Magnificia has no RERA registration number published. Handover started in October 2015, before Karnataka's RERA rules came into force, so there may be none. Search the Karnataka RERA website (rera.karnataka.gov.in) anyway, and ask the seller in writing. Without a registration, your safety lies in the title and the building approvals.

Whether you buy a duplex from the developer or a flat from an owner, ask for:

• Occupancy certificate for your tower
• Approved building plan with the unit marked
• Title documents, and for a resale every sale deed back to the developer
• Latest property tax receipt, and the khata registered to the seller
• Encumbrance certificate for at least 13 years
• No-dues letter from the residents' association
• Bank closure letter if the seller had a loan on the flat

Check that the flat number and the built-up figure agree across every document and the home itself. As the building is finished, you register a sale deed directly. Afterwards, transfer the khata, the electricity meter and the association membership into your name.

Salarpuria Sattva Magnificia has three 22-floor towers on 6.5 acres, and 244 households live across them. For towers this tall, that is not a crowded site. The facilities are common to all three towers, so your choice of tower comes down to floor, facing and view rather than access. The open-space share has not been published; ask for the site plan.

Picture an ordinary day. Early risers use the jogging track that loops the landscaped gardens, or the gymnasium in the clubhouse. The swimming pool is there before or after work. After school, children have a play area and older ones can take over the basketball court, the outdoor courts or the table tennis tables.

On weekends the games room fills up when it rains, and the spa and sauna are there for a slower afternoon. The party area covers birthdays and family get-togethers. Since the project has been lived in for about a decade, inspect each facility rather than trusting the list. Ask the residents' association for the monthly maintenance charge and the state of the sinking fund. Find out what repairs to the lifts, pool or facade are planned, and who pays for them.