Shapoorji Pallonji Sensorium

Shapoorji Pallonji Sensorium stands in Joyville, just off Maan Village Road in Hinjawadi, Pune 411057, a short way from Phase 1. Many of the city's tech offices are in Hinjawadi, and their campuses lie close to the gate. If you work in one, your commute may be among the shortest in Pune.

The developer has not published exact distances to offices, schools, hospitals or stations, so none are given here. Hinjawadi's roads are also known for heavy traffic at shift-change hours. Time the drive to your own office from the gate at 9 in the morning, and the return at 7 in the evening.

If you work in another part of Pune, test that route as well, since central Pune is reached by road and the trip can be long at peak hour. Parents should map the schools they are considering and time the morning drop.

Within the development, ask where your tower stands relative to the gate and the clubhouse. Walk the route on your visit. Then list the markets, clinics and pharmacies your household will use each week and check how far each one is.

Shapoorji Pallonji Sensorium offers three plans. The 2 BHK Luxury is about 697 sq ft, priced at Rs. 78.9 Lakhs upward. The Royale 2 BHK measures about 783 sq ft, priced at Rs. 91.3 Lakhs upward. The largest plan, the 3 BHK Suite, measures about 973 sq ft, costing Rs. 1.20 Crore upward. These are listed as built-up areas, so ask for carpet areas as well.

Per sq ft, the Luxury comes to about Rs. 11,300, the Royale to about Rs. 11,700 and the Suite to about Rs. 12,300. In a 22-floor tower, the floor and the view you choose can shift the price as much as the step between plans. Get a written quote for your exact unit.

A completed home in a tower that holds its occupancy certificate carries no GST. Stamp duty and registration apply to every purchase. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Floor-rise and view premiums
• Car parking and the number of bays
• Clubhouse membership and any Joyville-wide charges
• Maintenance deposit and advance maintenance
• Stamp duty and registration on the agreement value

Shapoorji Pallonji Sensorium has no RERA registration number published for the project. Ask Shapoorji Pallonji Real Estate for the registration that covers your tower and search it on the MahaRERA website. The entry shows the approved plans, the number of homes and the declared completion date.

The towers are finished, so you are checking a completed home. Ask for:

• The occupancy certificate that names your tower
• The sanctioned building plan, to compare with the flat you are shown
• Title documents and a search report on the land
• Details of how the society will be formed and how it relates to the wider Joyville development
• The latest property tax receipt and a maintenance no-dues letter

If you are buying from a first owner rather than the developer, add their registered agreement and a no-objection letter from the society. Your lender's lawyer will need the same set of papers, so collect them early.

At handover, the registered sale document should be in your name, the property tax account should move to you, and your society membership should be recorded. Keep back the final payment until each of these is done or has a date in writing.

Shapoorji Pallonji Sensorium puts 9 towers on 2.8 acres in its listed plan, the tallest at 22 floors, with the clubhouse, pool and gardens shared between them. That is a lot of building for the land, so ask for the sanctioned site plan to see how much ground stays open. Pictures you are shown are as planned by the developer unless the space is already open.

A morning could start on the jogging and skating track or in the gymnasium, followed by laps in the infinity-edge pool. Toddlers can go to the creche, and older children have a play area near the landscaped gardens. After work, the sports courts are where neighbours meet.

Evenings and weekends are where this project differs from most. The riverfront clubhouse holds a 5D multiplex for a family film and a digital game room for teenagers. The BBQ hangar suits a weekend cookout, and the party areas and amphitheatre take birthdays and society events.

Facilities like a multiplex cost money to run. Ask which spaces are open today, whether any carry a usage fee, and what the monthly maintenance charge is for your plan.