Sipani Samuha

Sipani Samuha has its address at Bagalgunte, pincode 560073, a neighbourhood that opens onto Tumkur Road on the north-west side of the city. The listed address places the site near the Gomatha Complex at Bagalgunte. Tumkur Road is one of the main arteries out of Bengaluru in this direction, so most trips into the centre or out towards the highway start on it.

That shapes a typical day. A busy trunk road gives you a direct line to work, but it also brings heavy trucks and peak-hour queues, and the stretch you join at matters a great deal. The developer has not published distances to metro stations, schools, hospitals or office hubs, and we do not guess at them here.

Before you book, do the trip that matters most to you. Leave the site at the time you would normally head to work and note how long it takes, then repeat it on the way home. Check the school run the same way if you have children. Walk the approach lane too, and look at how easily cars will get in and out once 237 households are living here. Construction will still be going on for a while, so visit on a weekday to judge dust and noise.

Sipani Samuha gives all sizes below as built-up areas; carpet areas have not been published, so ask for them. The two-bedroom range has three plans: about 1,030 sq ft from Rs. 1.11 Crore, about 1,200 sq ft from Rs. 1.35 Crore and about 1,208 sq ft from Rs. 1.31 Crore. The three-bedroom plan is about 1,555 sq ft from Rs. 1.68 Crore. The 3.5 BHK duplex is about 2,400 sq ft from Rs. 2.44 Crore.

That puts the entry rate at about Rs. 10,800 per sq ft, and the duplex at about Rs. 10,200 per sq ft. The two mid-size two-bedroom plans are priced the wrong way round for their size, so get both quotes in writing and compare them floor for floor.

Because the building is under construction, GST applies to your purchase on top of the price. Stamp duty and registration are also payable. Payments are usually tied to construction stages. Ask for a cost sheet that lists:

• Base price and the area it is charged on
• Floor-rise and facing premiums
• Car parking charges and bays included
• Clubhouse fee, maintenance deposit and utility connection charges
• GST as a separate line
• Stamp duty and registration
• The stage-wise payment schedule

Sipani Samuha has no RERA registration number published for the project. Ask Sipani Properties for it and search it on the Karnataka RERA website (rera.karnataka.gov.in). The entry should show the promoter, the approved plan, the declared completion date and quarterly progress updates. If the developer cannot give you a number, do not pay a booking amount.

Since you would be buying a home that is still being built, ask for these papers before you sign:

• The RERA registration certificate
• Title deeds for the 2-acre plot and an encumbrance certificate
• The sanctioned building plan showing your tower and floor
• Khata and the latest property tax receipt for the land
• A draft agreement for sale with the handover date, delay penalty and payment schedule

Before you release each stage payment, visit the site and check that the work matches what the demand letter claims. Your bank will also inspect the project before it disburses a loan, and its approval is a useful second opinion.

At handover, collect the occupancy certificate for your tower, the registered sale deed and the khata in your name. Do not take possession of a flat whose tower has no occupancy certificate.

Sipani Samuha is planned as two 20-floor towers on 2 acres, with the shared spaces fitted around them. The developer has not stated how much of the plot stays open, so ask for the sanctioned layout and compare it with the brochure. Images shown at this stage are renders as planned by the developer, not photos of finished spaces.

A weekday could begin with a run on the jogging track or a session in the gymnasium, and end with laps in the swimming pool. The activity and yoga zone gives you a quieter space for stretching or a class. Children have a play area of their own, and the multipurpose courts are there for a game after school.

On a wet afternoon the indoor games area and the clubhouse keep everyone busy. Weekends open up the landscaped gardens, and the party lawn and amphitheatre are the places for birthdays, festivals and residents' events. Retail spaces within the project should save a few short trips for daily needs, though ask what kind of shops are planned.

Since the project is still being built, ask which of these facilities will be ready at handover and which will follow later.