Salarpuria Sattva Northland

Salarpuria Sattva Northland stands at Survey No. 130, Kannur village, close to United Public School, in the Chikkagubbi area, pincode 560077. This is the outer reach of the Hennur Road belt in north-east Bengaluru. The school is the landmark to give a driver or a delivery rider.

The developer has not published distances to offices, hospitals, stations or the airport, so we do not quote any. What the setting suggests is a greener, less crowded pocket than the inner stretch of Hennur Road. It also suggests a daily commute that begins on village roads before it joins the main road. If you drive to work, that first stretch deserves a close look.

Before you decide, drive from the gate to your office at the hour you usually leave, then do the return trip in the evening. Note how the lane from Kannur meets the main road and how it copes in heavy rain. Check where the nearest grocery, pharmacy and clinic are, since a small gated project has no shops inside. Walk the approach at night as well. With only 34 homes, the gate itself is rarely busy.

Salarpuria Sattva Northland offers one configuration, a three-bedroom home, in two plans: about 3,579 sq ft and about 3,676 sq ft, both quoted as built-up area. The gap between them is under 100 sq ft, so floor, facing and the condition of the home will separate one resale from another more than the plan does. Carpet areas have not been published.

Every unit is sold, so there is no price from the developer to quote. When a home comes up, ask the seller for a recent valuation. Find out what the last few homes in the project sold for. Check the flat for leaks, cracks and changes made by the owner.

There is no GST on a finished home with an occupancy certificate. Stamp duty and registration are payable on the agreed price. Ask for a written note that covers:

• Agreed price and the area it is based on
• Parking bays that go with the home
• Maintenance dues settled up to handover
• Any association transfer or membership fee
• Stamp duty and registration as separate lines

Salarpuria Sattva Northland has no RERA registration number published. Search the Karnataka RERA website (rera.karnataka.gov.in) and ask the seller in writing. Handover began in April 2018, close to when Karnataka's RERA rules came in, so the project may not be listed. Your safeguards are then the approvals and the title.

For a resale home, ask to see:

• Occupancy certificate for the building
• Approved building plan, with the unit and its area marked
• Registered sale deed in the seller's name and the developer's title papers
• Encumbrance certificate for Survey No. 130, Kannur village
• Khata and the latest property tax receipt
• No-dues letter from the residents' association
• Loan closure letter, if the seller had a mortgage

The two plans differ by less than 100 sq ft, so make sure the area on the sale deed matches the plan of the home you are buying. You complete the purchase on a registered sale deed. After that, transfer the khata, the electricity account and the association membership into your name.

Salarpuria Sattva Northland has two acres for 34 homes, which gives each family far more ground than most apartment projects in the city. The number of blocks and floors has not been published, so ask for the site plan and see how the buildings, the clubhouse and the gardens share the land. Since the project is finished, the grounds are there for you to walk.

A typical morning might start on the jogging track around the landscaped gardens, or in the gymnasium at the clubhouse. The swimming pool is unlikely to be crowded with so few households. After school, children have a play area and the basketball court, and the outdoor courts and table tennis tables suit older ones.

Rainy days go to the games room, and the spa and sauna are there for a quiet weekend hour. The party area handles birthdays and small gatherings. One thing to weigh: running a pool and a clubhouse for 34 families means each home carries a larger share of the upkeep. Ask the association for the monthly maintenance charge, the sinking fund balance and any repairs planned.