SNN Raj Greenbay

SNN Raj Greenbay sits on 1st Main Road, Phase 2 of Electronic City, pincode 560100, with the Tech Mahindra campus next door. The area ranks among the largest IT hubs in Bengaluru, stretched along the southern end of Hosur Road. For anyone who works here, the commute can shrink to a walk or a short ride, which is the main reason people buy in this project.

When you need to go into town, the elevated expressway and Hosur Road below it connect the area to central Bengaluru. The expressway lets you skip much of the ground-level traffic on the way in, though a toll applies. The developer has not published distances or drive times, so we do not quote them.

Everyday needs are covered nearby, with schools, hospitals and shops serving the area. Pick the specific school and hospital you would use and time the trip to each.

Office hours shape the roads here. Morning and evening shift changes bring a rush of cars and buses around the campuses. Visit on a weekday at 9 am and again at 6 pm, and see how easily you can get out of the gate and onto the main road.

SNN Raj Greenbay gives sizes as built-up areas; carpet areas are not published. The layouts and their listed starting prices are:

• 2.5 BHK, about 1,395 sq ft: Rs. 93 Lakhs
• 2.5 BHK, about 1,415 sq ft: Rs. 95 Lakhs
• 3 BHK, about 1,500, 1,505 or 1,510 sq ft: Rs. 1.03 Crore
• 3 BHK, about 1,550 sq ft: Rs. 1.06 Crore
• 3 BHK, about 1,590 sq ft: Rs. 1.1 Crore
• 4 BHK, about 2,150 sq ft: Rs. 1.37 Crore
• 4 BHK penthouse, about 3,245 sq ft: Rs. 2.31 Crore

The entry home comes to about Rs. 6,700 per sq ft, the four-bedroom flat to about Rs. 6,400 and the penthouse to about Rs. 7,100. A figure of Rs. 4,494 per sq ft is also given for the project, which does not match these prices, so ask for the current rate in writing.

No GST applies to a finished home. Stamp duty and registration are due on the price. Ask for a cost sheet that shows parking bays, club fees, the maintenance deposit and any dues on the flat.

SNN Raj Greenbay is listed as having BBMP/BDA plan approval. No RERA number has been published; you can search the name on the Karnataka RERA website (rera.karnataka.gov.in) to see whether any phase was registered. For a building finished in 2017, the key checks are its legality and the seller's title.

Ask for:

• The occupancy certificate for the tower
• The sanctioned building plan, which should also settle the tower and home counts
• Title deeds and an encumbrance certificate for the land
• The khata and the latest property tax receipt
• For a resale, the seller's registered sale deed and a no-dues letter from the association
• A loan closure letter if the flat was mortgaged

If you buy unsold stock from SNN Raj Corp, you sign the sale deed with the developer. If the seller is an owner, have a lawyer trace the chain from the developer's deed to the seller's before you pay an advance. Your bank will also check the papers before it sanctions a loan.

After registration, apply to move the khata and the electricity account into your name.

SNN Raj Greenbay has six towers of nine floors sharing the campus, with penthouses at the top. The open-space share has not been published, so walk the grounds and see how much garden lies between the towers. As the project is complete, you are looking at real spaces rather than renders.

Mornings can start on the jogging track or on the yoga deck, followed by the gymnasium or a swim. After work, the tennis court, basketball court and other outdoor courts give you a game before dinner. Children have a kids' play area and a separate play area outdoors, and the games room and indoor games cover a wet day.

For quieter time, the library in the clubhouse is a place to read. A coffee shop and a cafeteria give you somewhere to meet neighbours without leaving the gate. Larger family events can use the community hall or the party area, and landscaped gardens make a pleasant loop for an evening walk. A pharmacy and retail outlets inside the campus save a trip for small needs.

After years of use, condition matters. Ask the association about the monthly charge and which facilities are fully working today.