Salarpuria Sattva Misty Charm

Salarpuria Sattva Misty Charm stands at Mallasandra village in Uttarahalli Hobli, pincode 560061, just off Kanakapura Road. The pocket is known as Judicial Layout, and Holiday Village Resort is directly opposite. That makes the gate easy to describe to a cab driver or a visitor.

For work and weekend trips, two links shape your day. A metro station is said to be close to the project, which helps if your office is along the line. The NICE Road junction is also near, which is useful for driving out to the city's southern and western edges without crossing the centre. JP Nagar and Banashankari are reachable by road. No distances have been published, so time these trips yourself.

Kanakapura Road has schools, colleges, hospitals and malls along it, so errands need not mean a long drive. Before you commit, walk from the gate to the metro and see whether it is a walk you would do daily. Drive to your office at your normal hour, too. With 797 homes behind one boundary wall, check the gates at peak time. Ask how many covered bays come with the flat you are considering.

Salarpuria Sattva Misty Charm has sold every home, so this is a guide to what exists rather than a price list. Sizes are built-up area. Single-bedroom buyers have one plan, roughly 554 sq ft. Two-bedroom homes are roughly 945 or 959 sq ft. Three-bedroom plans run roughly 1,254, 1,281 or 1,321 sq ft; the middle one has two bathrooms. Carpet areas have not been published.

An owner sets the price on a resale. Ask for the rate at which similar flats in the same tower sold recently, and compare the floor and facing, not only the size. Ask for the original floor plan so you can see whether the flat has been altered.

No GST applies to a finished home with an occupancy certificate. Stamp duty and registration are payable on the sale value. Before you pay a token, get a written breakdown of:

• Agreed price and the area it refers to
• Parking bays that transfer with the flat
• Maintenance dues up to the handover date
• Association transfer fee, if any
• Stamp duty and registration as separate lines

Salarpuria Sattva Misty Charm is described as having BBMP, BDA and RERA approvals, but no RERA registration number has been published. Ask the seller for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The survey numbers for the land are 11/1, 11/2 and 10/3 of Mallasandra village, which helps when you or your lawyer check the title.

Since you will be buying from an owner, ask for:

• Occupancy certificate for the tower
• Approved building plan with the flat marked
• Registered sale deed in the seller's name, and the developer's title papers
• Khata and the most recent property tax receipt
• Encumbrance certificate covering the survey numbers
• No-dues letter from the residents' association
• Loan closure letter, if the seller financed the flat

Match the flat number and area on every document with the home you are shown. The sale is completed on a registered sale deed. After registration, move the khata, the electricity account and the association membership into your name.

Salarpuria Sattva Misty Charm places 11 towers, none taller than 13 floors, on 9.5 acres, with roughly 90,000 sq ft set aside for lawns and planting. Walkways and a floral garden thread between the buildings. Because the project is complete, you can walk the grounds and judge the space for yourself rather than rely on a plan.

A morning could start on the jogging track or in the yoga and aerobics space, then move to the gym. The swimming pool is part of the clubhouse, along with a games room and a spa and sauna for slower days. Children get more than one play area, and older ones can use the basketball court, the other outdoor courts or the table tennis tables.

Evenings suit a walk through the gardens, and the party area covers birthdays and family functions. With close to 800 households sharing these facilities, visit at a busy hour, such as a weekend evening, to see how crowded the pool and courts get. Ask the residents' association for the monthly maintenance charge and whether any dues are pending on the flat you want. Ask as well who runs the clubhouse today.