Shapoorji Pallonji Park West

Shapoorji Pallonji Park West stands in Chamarajpet, one of the older residential areas of Bengaluru, towards the south of the city centre. The developer has not published a street address, a pincode or distances to landmarks, so ask for the exact location and visit before you decide. We do not quote any travel times.

Living in an established area changes your daily routine. Markets, clinics, schools and bus routes already exist around you, rather than being promised for the future. Many errands can be done on foot or with a short auto ride, which is harder in a newer suburb on the city's edge.

The flip side is traffic. Central roads are busy for much of the day, so test your commute at the hour you would actually travel, both ways. If your office is in a peripheral tech corridor, the drive may take longer than the distance suggests. Also walk around the development at night and on a weekend, to judge noise and parking on the streets outside the 47-acre campus.

Shapoorji Pallonji Park West lists three home types, each in a size range:

• 2 BHK: about 1,245 to 1,298 sq ft, Rs. 86.27 Lakhs to Rs. 89.95 Lakhs
• 3 BHK: about 1,516 to 2,406 sq ft, Rs. 1.06 Crore to Rs. 1.68 Crore
• 4 BHK: about 2,695 to 2,921 sq ft, Rs. 1.88 Crore to Rs. 2.04 Crore

Whether these sizes are built-up or super built-up area is not stated, so ask. Divided out, the prices give about Rs. 6,900 to Rs. 7,000 per sq ft. A separate rate of Rs. 6,822 per sq ft is also listed. Prices on a project completed in 2019 may be out of date, so get a current quote.

A finished home with an occupancy certificate carries no GST. Stamp duty and registration still apply. Your cost sheet should show:

• Agreed price and the area it covers
• Car parking, if charged separately
• Clubhouse and association membership
• Maintenance arrears or advance, if a resale
• Stamp duty and registration

Shapoorji Pallonji Park West lists BBMP and BDA approval. No RERA registration number has been published. Ask the developer whether one exists, and if it does, check the entry on rera.karnataka.gov.in.

Since the homes are complete, the papers you need are those for a finished flat. Ask for:

• The occupancy certificate for your tower
• The approved building plan showing your unit
• Title documents and an encumbrance certificate covering the land
• Khata in the seller's name and the latest property tax receipt
• A draft sale deed
• For a resale: the previous sale deed and a no-dues letter from the association

A finished home is bought on a sale deed, not an agreement for sale, so the deed is where every term must appear. Once it is registered, apply to have the khata transferred into your name and update the electricity and water accounts. Keep certified copies of all documents, since a bank will ask for them if you take a loan.

Shapoorji Pallonji Park West covers 47 acres, a large campus by central-city standards. Tower and unit counts have not been published, so ask how many homes share the facilities and how the towers are arranged. Since the project is complete, you can see the grounds for yourself instead of relying on renders.

A weekday here might start with laps in the swimming pool or a session in the gymnasium at the clubhouse. The tennis court suits an early game before work. Children have a play area and gardens to run around in, and the indoor games room covers the monsoon evenings.

Quieter hours can be spent in the library. Birthdays, festivals and residents' meetings have a place in the community hall. When you visit, look at how well each facility is kept, because upkeep in a completed project tells you how well the association runs. Ask for the current monthly maintenance charge and whether any facility is closed for repair.