Sattva Aeropolis

Sattva Aeropolis sits in Devanahalli, pincode 562157, on the north side of Bengaluru near Kempegowda International Airport. The developer has not published a street address, so ask for the exact location and drop a pin before your first visit. Knowing the precise site matters, because the area covers a lot of ground.

For anyone whose work is tied to the airport, living nearby can turn a long cross-city drive into a short trip. If your office is in the city centre or further south, the daily run is a different matter. No distances have been published, and we do not quote any here, so drive the route at the hour you would actually travel and time the return in the evening.

Devanahalli town has shops and daily services of its own, but the area around a large new project may still be filling in. Check where the nearest grocery store, pharmacy and clinic are, and how easy it is to find a cab or bus late in the day. If you plan to rent the flat out, ask a local agent which locations tenants prefer.

Sattva Aeropolis offers five plans, all quoted as built-up area. Two studios: about 445 sq ft at Rs. 48.2 Lakhs upward, and about 475 sq ft at Rs. 51.3 Lakhs upward. Two one-bedroom plans: the Smart, about 582 sq ft at Rs. 62.4 Lakhs upward, and the Luxe, about 658 sq ft at Rs. 70.2 Lakhs upward. One three-bedroom plan of about 1,004 sq ft, at Rs. 1.09 Crore upward.

That puts every plan at roughly Rs. 10,700 to Rs. 10,900 per sq ft, so the larger homes are not cheaper per foot. Carpet areas have not been published. Ask for them, since in a small flat the gap between built-up and carpet area has a big effect on usable space.

A completed flat that holds an occupancy certificate carries no GST. Stamp duty and registration are payable on the full price. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Floor-rise or view charges, if any
• Car parking and whether a bay is included
• Power backup charges, which are billed separately
• Maintenance deposit and the monthly charge
• Stamp duty and registration

Sattva Aeropolis has no RERA registration number published by the developer. Ask Salarpuria Sattva Group for it and look up the entry on the Karnataka RERA portal at rera.karnataka.gov.in. The entry will list the approvals filed and the completion date the developer declared.

Because the project is complete, the purchase should close on a sale deed, not an agreement for a future handover. Before you pay, ask for:

• Occupancy certificate for your block
• Sanctioned building plan showing your flat
• Title documents and an encumbrance certificate for the land
• Land conversion order for residential use
• Khata for the flat, or the date by which it will be issued
• A draft sale deed

If you are taking a home loan, check that your bank has approved the project. That approval shows the lender's legal team has looked at the title.

At handover, register the sale deed in your name and apply for the khata transfer. Ask for the electricity meter and the water connection to be moved to your name, and get a written list of the fixtures and fittings handed over with the flat.

Sattva Aeropolis puts four blocks on 10 acres, none taller than 11 floors, with 1,001 homes between them. For a site of that size, the buildings are mid-rise, which usually means shorter lift waits than in a tall tower. The developer has not published the share of open space or a plan of the grounds, so ask for the sanctioned site plan and walk the compound on your visit.

No amenity list has been published either. Since the project is complete, you do not have to rely on a brochure. On your visit, check whether there is a gym, a pool, a play area or a hall, and whether each is open and in use. Ask the facility manager what the monthly maintenance covers and when the owners' association will take charge.

Daily life here will be shaped by who lives here. A community made up mostly of studios and one-bedroom flats tends to have many young professionals and tenants. That can mean a busy, lively compound with frequent move-ins and move-outs. Families should ask how many households own and live in their flats. Also check the rules on short-term letting, and how visitor entry and parking are managed.