Sattva Songbird Phase 2

Sattva Songbird Phase 2 is going up in Godavari Estate along Budigere Road, close to Budigere Main Road and off Old Madras Road, within Virgonagar and Nimbekaipura, pincode 560049. This is the outer east of Bangalore, where large housing projects have been arriving one after another. The developer has not published distances to offices, schools or hospitals, so we do not quote any.

For most trips, you will rely on Old Madras Road to get back toward the settled parts of east Bangalore. It carries heavy traffic much of the day, so a car is the realistic way to get around at first. Shops are planned inside the project, which helps with small errands.

Before you book, make the trip you will make every day. Drive to your office at the hour you would leave, and time the return in the evening. On another visit, find the nearest school, clinic and supermarket and see how long each takes. With the first phase also filling up at the same address, ask how the two phases will share entrances and roads.

Sattva Songbird Phase 2 lists five plans, all as built-up area; carpet areas have not been published. The two-bedroom homes are about 1,285 sq ft from Rs. 1.55 Crore and about 1,340 sq ft from Rs. 1.61 Crore. The three-bedroom homes, all with two bathrooms, are about 1,564, 1,618 and 1,660 sq ft, starting at Rs. 1.87, 1.93 and 1.98 Crore.

Each works out close to Rs. 12,000 per sq ft, ranging from about Rs. 11,900 to Rs. 12,100. These are starting prices only. In a 42-storey tower, the same plan can cost far more on a high floor with an open view, so get a price for each floor you are considering.

Because the homes are under construction, GST is charged on top, and stamp duty and registration are always payable. Ask for a cost sheet that lists:

• Base rate and the area it is charged on
• Floor-rise and facing premiums for your unit
• Car parking charge and the bays included
• Clubhouse membership and the maintenance deposit
• BESCOM, water and generator backup charges
• GST, stamp duty and registration on separate lines

Sattva Songbird Phase 2 has no RERA registration number published for this phase. Ask the developer for it and look it up on the Karnataka RERA portal at rera.karnataka.gov.in. Because the first phase shares the same address, confirm that the number you are given covers Phase 2 and these two towers.

At this stage, ask for these before you pay:

• The RERA certificate for Phase 2
• Title deeds and an encumbrance certificate for the 4 acres
• The sanctioned building plan with your unit marked
• A draft agreement for sale with the handover date and delay penalty
• The stage-wise payment plan
• The banks that have approved the project for loans

When your tower is complete, the occupancy certificate should be issued before you take the keys. Then register the sale deed and apply for the khata in your name. Keep receipts for every instalment, since stamp duty is charged on the full value written in the deed.

Sattva Songbird Phase 2 places 2 towers of 42 floors on 4 acres, so most of the ground is left for gardens, courts and the clubhouses. The open-space share has not been published; ask for the sanctioned site plan and see how far apart the towers stand. Any images you are shown are renders, as planned by the developer.

Three clubhouses are listed, which spreads the gym, pool and indoor games zone across more than one building. A typical morning could start on the jogging track or in the activity area, followed by the gym or a swim. Children have a play area and the sports courts once school is out.

At the weekend, the mini theatre gives you a film without a drive, the landscaped gardens make for a slow walk, and the party area handles family occasions. Retail spaces planned inside the gates help with the daily list. Ask whether the clubhouses are for this phase alone or shared with the first phase, and when each will open.