Sanjeevini Adwaith

Sanjeevini Adwaith stands on Silver Oak Main Road in Panathur, part of Varthur, pincode 560087. This is the Gunjur Road side of east Bengaluru, a stretch where older villages have turned into busy residential pockets over the past decade. Gunjur and Varthur both have homes, shops and schools of their own, so you are moving into a lived-in area rather than an empty plot.

The developer has not published distances to offices, stations, hospitals or schools, and we do not quote any here. Your daily run will depend on where you work. Drive from the site to your office at your usual hour, then make the return trip in the evening, and note how long each takes.

Think too about the lanes that lead to the gate. Five towers and 668 homes will add a lot of traffic to a local road once they are occupied. Ask the developer where the main entry and exit will be, how wide the approach road is, and whether any road widening is planned. Walk the surroundings on a weekday morning, since a quiet Sunday visit can hide the school and office rush.

Sanjeevini Adwaith has five layouts, all three-bedroom homes, quoted by built-up area: about 1,545, 1,550, 1,930, 1,935 and 2,555 sq ft. Four of them are marked sold out. The one the developer still offers is about 1,930 sq ft, from Rs. 2.38 Crore, or about Rs. 12,300 per sq ft. Carpet areas and bathroom counts have not been published, so ask for the detailed plan of your unit.

If you want one of the sold-out sizes, you will be buying from an earlier buyer rather than from the developer. In that case, check the original allotment letter, the payments made so far and the builder's consent to transfer.

Because the project is under construction, GST applies to the price. Stamp duty and registration are payable on every purchase. Ask for a cost sheet that shows:

• Base rate and the area it is charged on
• Floor-rise and facing charges for your unit
• Car parking and the number of bays included
• Club membership and the maintenance deposit
• GST as a separate line
• Stamp duty and registration on the full price

Sanjeevini Adwaith has no RERA registration number from the developer on record yet. An under-construction project in Karnataka must be registered before it is sold, so ask Sanjeevini Group for the number and look it up on the Karnataka RERA portal at rera.karnataka.gov.in. The entry will show the declared completion date, which you can compare with the December 2028 handover.

At this stage, ask to see:

• The RERA registration certificate
• Title documents and an encumbrance certificate for survey number 51/1
• Land conversion order for residential use
• Sanctioned building plan with your tower and floor marked
• Environmental clearance, given the size of the project
• A draft agreement for sale with the payment schedule and handover date

Payments should be tied to construction milestones, and the agreement should spell out the penalty if handover is delayed. Have a property lawyer read the agreement before you sign it.

At handover, collect the occupancy certificate for your tower, the registered sale deed and the khata in your name. Also ask for the handover of the owners' association and the maintenance records.

Sanjeevini Adwaith puts five towers of 23 floors each on 8.3 acres, around a shared core of gardens, courts and a clubhouse. The developer has not published how much of the land is left open, so ask for the approved site plan and see where the towers stand in relation to the gardens. Any images you see are renders as planned by the developer.

Club Adwaith, at 45,000 sq ft, is where much of daily life would happen. A morning could begin with a session in the gym or the yoga zone, followed by a swim, while younger children use the kids' pool or spend the day in the creche. If you work from home, the co-working spaces offer a desk away from the flat.

Afternoons and evenings move outdoors, to the jogging and cycle track, the sports courts and the landscaped, flower-lined gardens. Dog owners get a dedicated pet park. For slower days there are mini theatres, an indoor games area, a spa and salon, and an amphitheatre for community events. Birthdays and family functions can use the party hall, and visiting relatives can stay in the guest rooms. Retail spaces on site are meant for small daily purchases. Ask which of these open with the first towers and which come later.