Shriram Imperial Heights

Shriram Imperial Heights has its address at Manchenahalli, a village of Attibele Hobli in Anekal Taluk, pincode 562107. That puts you south of Electronic City, out towards Attibele, rather than inside the Electronic City neighbourhoods themselves. The developer has not published distances to offices, stations or schools, so we do not quote any.

For most buyers, the daily trip is north by road to the Electronic City offices and Hosur Road. Time it yourself at your normal hour, both ways, because the drive through this belt changes a great deal between mid-morning and the evening rush. If you work further into the city, add the stretch beyond Electronic City and see whether the total still suits you.

Schools, hospitals and shopping for everyday needs are found around Electronic City. Visit the ones you would use, and note how long each trip takes from the gate. A 19-acre site with nine towers will send a steady stream of cars onto the approach road, so check its width and lighting after dark. Ask how many parking bays come with your home and where visitors park.

Shriram Imperial Heights offers three layouts, each with a study, all quoted as built-up area. The 3 BHK + Study comes in two sizes: about 1,396 sq ft, starting at Rs. 92.35 Lakhs, and about 1,504 sq ft, starting at Rs. 98.73 Lakhs. Each works out close to Rs. 6,600 per sq ft. The 4 BHK + Study, about 1,828 sq ft, starts at Rs. 1.17 Crore, which is about Rs. 6,400 per sq ft. Carpet areas are not published.

GST depends on the stage of your tower: none if it holds an occupancy certificate, payable on the construction portion if it does not. Stamp duty and registration apply in every case. Ask for a cost sheet that lists:

• Base rate, and the carpet and built-up area of your unit
• Floor-rise and facing premiums
• Car parking charges and bays included
• Clubhouse membership and maintenance deposit
• GST, if charged, as its own line
• Stamp duty and registration on the full value

In a 14-floor tower, higher floors usually cost more than the starting figure, so price the floor you actually want.

Shriram Imperial Heights has no RERA registration number on record yet. Ask Shriram Properties for it and look it up on the Karnataka RERA website, rera.karnataka.gov.in. The entry shows the promoter's declared completion date, the simplest way to reconcile a ready-to-move label with a January 2027 handover.

Your first question is whether your tower has an occupancy certificate. If it does, ask for:

• The occupancy certificate for that tower
• The sanctioned building plan showing your unit
• Title deeds and an encumbrance certificate for the survey numbers
• Khata and the latest property tax receipt
• A draft sale deed

If it does not, the purchase is an under-construction one. Then ask for the RERA certificate, the approved plan and an agreement for sale that fixes the handover date and links payments to construction stages. The land spans several survey numbers in Manchenahalli village, so your lawyer should confirm the conversion order and title for each. At handover, take the sale deed in your name and apply for the khata transfer.

Shriram Imperial Heights spreads nine towers of 14 floors over 19 acres, with shared facilities meant for every tower. The developer has not published the share of open space or the number of homes, so ask for the sanctioned site plan and see how towers, clubhouse and gardens divide the ground. All images are renders as planned by the developer unless the space is built and open.

A school-day morning could begin on the jogging track, which doubles as a skating track for children, or in the gymnasium. The swimming pool and indoor games room are inside the clubhouse, which measures 18,000 sq ft. Children have a play area, and older ones take over the multipurpose sports courts after class.

Evenings suit a slow walk through the landscaped gardens and the butterfly garden. Weekends bring the BBQ zone and the party area into use, and retail spaces on site cover small errands without a drive out. Ask which of these facilities are open today, given the questions over the handover date, and what the monthly maintenance charge will be once they are.