Shriram Esquire

Shriram Esquire stands at Ejipura, in Koramangala 1st Block, pincode 560034, within the Nirguna Mandir Layout area of Cauvery Colony. This is inner, long-settled Bengaluru, so markets, clinics, schools and restaurants are already part of the neighbourhood rather than plans on a brochure. The developer has not published distances to offices, stations or hospitals, so we quote none.

Living centrally changes the shape of your day. Groceries, a pharmacy or dinner out are usually a short auto ride or a walk away, and many errands never need the car. The trade-off is density. Streets here are narrow and busy, and a 1.2-acre plot means the entry and exit gates open onto a residential lane, not a service road.

Drive from the site to your office at your usual hour and back in the evening, since traffic in this part of the city can turn a short distance into a long trip. Ask how many parking bays come with each flat and where visitors will park. Walk the surrounding lanes at night as well; a lively neighbourhood is convenient but can be noisier than a suburban layout.

Shriram Esquire offers two layouts, both quoted as built-up area. The 3 BHK is about 1,940 sq ft and starts at Rs. 3.16 Crore, which is about Rs. 16,300 per sq ft. The 4 BHK is about 2,360 sq ft and starts at Rs. 3.9 Crore, about Rs. 16,500 per sq ft. Carpet areas are not published, so ask for them before comparing with other buildings.

These are starting figures. In an eight-floor building the top floors and better facings will cost more. Because the homes are under construction, GST is added on the construction portion, and stamp duty and registration are payable at registration. Ask for a cost sheet that lists:

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

Match the payment schedule to construction stages, not dates alone, so you pay only as floors go up.

Shriram Esquire has no RERA registration number published by the developer yet. An apartment project on sale in Karnataka must be registered, so ask Shriram Properties for the number and check it on rera.karnataka.gov.in before you pay a booking amount. The entry will show the promoter's declared completion date, which is firmer than a brochure's 2027-onwards.

At this stage, ask for:

• The RERA registration certificate
• The sanctioned building plan showing your floor and unit
• Title deeds and an encumbrance certificate for the land
• Khata for the site and the latest property tax receipt
• A draft agreement for sale with the handover date and stage-linked payments

The site is part of a housing society layout, HBCS, so your lawyer should also check how the land passed from the society to the developer. At handover, collect the occupancy certificate before the final payment, then register the sale deed in your name and apply for the khata transfer. Keep a copy of every sanction with your agreement.

Shriram Esquire is two eight-floor towers on 1.2 acres, with 64 homes between them. The developer has not published the share of the site kept open, so ask for the sanctioned site plan and see how the towers, clubhouse and gardens divide the ground. Every image you are shown is a render as planned by the developer until the building is finished.

A morning could start on the yoga deck or in the gymnasium, followed by a few lengths in the rooftop swimming pool with the city below. The squash court is an unusual extra and suits a quick game before work. Children have a play area, and the jogging track loops through the landscaped gardens for an evening walk.

Weekends move to the BBQ lounge, the gazebo and the games room, all within the clubhouse circle. A concierge service is listed as well, which can help with deliveries and visitors in a busy central area. Because so few households share these spaces, you should rarely wait for a court or a lounger. Ask which facilities will be ready at handover and how the rooftop pool will be maintained, since it adds to the monthly charge.