SNN Raj Bay Vista

SNN Raj Bay Vista stands on Kodichikkanahalli Main Road, Bilekahalli, pincode 560076, in the Anugraha Layout and Ramanashree Enclave pocket, right beside Sumukha Tropical Garden. This is a lived-in part of south Bengaluru, a short hop from Bannerghatta Road, which is how most journeys out of the area begin.

For errands and a night out, JP Nagar and BTM Layout are both reachable by road, with the shops, restaurants and clinics of two mature neighbourhoods. Bannerghatta Road itself carries a long line of schools, hospitals and shops for daily needs. The developer has not published distances to any of these, so we give none here.

The main road through this part of town is known for heavy traffic at peak hours, and the side road leading to the site will feel it too. Before you commit, drive from the site to your workplace at your usual hour and back again in the evening. Time the school run if you have children, and find out how long it takes to reach the hospital you would use.

Also stand at the gate for a while on a weekday. A 29-floor building will add its own cars to the approach road once families move in.

SNN Raj Bay Vista has three layouts on sale, all quoted in built-up area; carpet areas are not published. The three-bedroom home measures about 2,536 sq ft and sells for Rs. 3.7 Crore to Rs. 4.02 Crore. The four-bedroom home is about 3,222 sq ft, at Rs. 4.7 Crore to Rs. 5 Crore. The five-bedroom home is about 4,719 sq ft with a private lift, at Rs. 7.04 Crore to Rs. 7.51 Crore.

Worked out per sq ft, the three- and four-bedroom plans start at about Rs. 14,600, and the five-bedroom plan at about Rs. 14,900. The spread within each type reflects floor and outlook, which matter more in a 29-floor building.

As the homes are under construction, GST is added to the price. Stamp duty and registration are also payable. Ask for a cost sheet that shows:

• Base rate and the area it is charged on
• Floor-rise and view premiums
• Car parking and the number of bays per home
• Club membership, maintenance deposit and power connection charges
• GST as a separate line
• Stamp duty and registration
• The construction-linked payment schedule

SNN Raj Bay Vista has no RERA registration number published by the developer. Ask SNN Raj Corp for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry should show the land area, the number of buildings and homes, and the declared completion date. It is the best way to confirm how 106 homes relate to 4.8 acres and 29 floors.

For an under-construction purchase at this price, ask to see:

• The RERA registration certificate
• Title deeds and an encumbrance certificate for Survey No. 20
• The sanctioned building plan, with your floor marked
• Khata and the latest property tax receipt for the land
• Any joint development agreement with the landowner
• A draft agreement for sale with the handover date, delay penalty and payment plan

Before each stage payment, check on site that the work described in the demand letter is done. Your bank's approval of the project for a loan adds an independent check on the title.

At handover, collect the occupancy certificate, the registered sale deed and the khata in your name before moving in.

SNN Raj Bay Vista covers 4.8 acres and rises to 29 floors, holding 106 homes. The developer has not published the tower count or the share of land kept open, so ask for the sanctioned site plan. Visuals you see now are renders as planned by the developer.

With so few homes sharing the facilities, the clubhouse should rarely feel crowded. Picture an early start on the jogging track, then a workout in the gymnasium or a swim in the pool. The yoga and activity area is there for a slower session, and older children can use the sports courts for a game after school.

Younger children have their own play area outdoors and an indoor games room when it rains. The landscaped gardens make a pleasant route for an evening walk. Birthdays and family get-togethers can go to the party area without booking a hall outside. Retail spaces within the project are planned for small daily needs.

The flip side of fewer homes is fewer owners splitting the running costs, so ask what the monthly maintenance is likely to be. Also ask which facilities will be ready at handover.