SNN Estates Felicity

SNN Estates Felicity sits in Rachenahalli, a pocket just off Thanisandra in north Bengaluru, pincode 560064. The single biggest fact about this address is Manyata Tech Park close by, one of the largest office campuses in the city. If that is where you work, your weekday commute could shrink to a short drive, which changes how much of the evening you get back.

For other trips, both Hebbal and the Ring Road are reachable by car. Hebbal links you towards the airport and the city centre, while the Ring Road links you to the office clusters further east. The developer has not published distances to either, so we do not put numbers on them.

Thanisandra has grown into a busy residential area, and schools, hospitals and shops around it cover daily needs. Check the specific schools you want and how long the school run takes.

With 580 families moving in over time, the inner roads leading to the gate will get busier. Visit on a weekday morning and evening and watch the traffic around Thanisandra, then drive to your office and back at your normal hours before you decide.

SNN Estates Felicity gives all sizes as built-up areas; carpet areas are not published. The layouts and their starting prices are:

• 1.5 BHK, about 700 sq ft: Rs. 82 Lakhs
• 2 BHK, about 1,120 sq ft: Rs. 1.31 Crore
• 2.5 BHK, about 1,215 sq ft: Rs. 1.42 Crore
• 3 BHK, about 1,695 sq ft: Rs. 1.96 Crore
• 4 BHK, about 2,300 sq ft: Rs. 2.73 Crore

Per sq ft, the rate holds steady at about Rs. 11,700 for the smaller homes and about Rs. 11,900 for the four-bedroom plan. These are starting figures, so higher floors and better facings will cost more.

Because the building is under construction, GST is charged on top of the price. Stamp duty and registration are also due. Ask for a cost sheet that sets out:

• Base price and the area it is charged on
• Floor-rise and facing premiums
• Car parking and the number of bays
• Clubhouse fee, maintenance deposit and BESCOM connection charges
• GST as a separate line
• Stamp duty and registration
• The payment plan linked to construction stages

SNN Estates Felicity has no RERA registration number published. Ask SNN Raj Corp for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). A project of nine towers may be registered in phases, so make sure the number you are given covers the tower you are buying in.

At this stage you are paying for a home that is still being built, so ask to see:

• The RERA certificate for your tower's phase
• Title deeds and an encumbrance certificate for the 6.5 acres
• The sanctioned building plan
• Khata and the latest tax receipt for the land
• Any joint development agreement with the landowners
• A draft agreement for sale with the handover date, delay penalty and payment schedule

Each stage payment should match work you can see on site, so visit before you pay. Your lender's approval of the project also gives you a check on the title and plan.

When your tower is ready, collect the occupancy certificate, the registered sale deed and the khata in your name. Do not move in until the occupancy certificate for your tower is issued.

SNN Estates Felicity has nine 13-floor towers on 6.5 acres, with a clubhouse of 50,000 sq ft at the heart of the plan. The developer has not published the open-space share, so ask for the sanctioned layout. Pictures at this stage are renders as planned by the developer.

The Miyawaki gardens are the unusual part. The method packs native trees closely so they grow into a small, dense wood within a few years. Picture a morning walk under real shade rather than past a strip of lawn.

After work, the gymnasium and the swimming pool are the obvious stops, and the multipurpose sports courts cover a game of badminton or basketball. On a slow weekend the spa, sauna and jacuzzi are there to unwind. Children have their own play area outdoors and an indoor games area for rainy days.

Family celebrations can move to the grand party hall, which saves booking a venue outside. With 580 homes sharing one club, ask how the spaces will be booked and staffed. Also ask what the monthly maintenance is expected to be and which facilities will be finished when the first towers are handed over.