SNN Raj Spiritua

SNN Raj Spiritua stands at door number 34 on Kanakapura Road, in the Umarbagh Layout part of Jarganahalli. The civic ward is Banashankari Temple and the pincode is 560078. Kanakapura Road runs south-west from the city, and Banashankari is one of the long-built parts of south Bengaluru. You are moving into streets with established shops, services and neighbours, not a layout still waiting for them.

The developer has not published distances to schools, hospitals, offices or stations. So there are no travel times on this page. Because the building is finished, you can test the location properly. Go at the hour you would leave for work, drive your actual route, and come back in the evening traffic.

Being on a main road cuts both ways. Buses, autos and shops are close, and getting onto the road towards the city is easy. Traffic noise can reach the lower floors and the flats that face the road, though. Visit on a weekday and at the weekend, stand on the balcony of the flat you are considering, and walk the lanes behind the building. Ask residents how long the morning run to their offices takes.

SNN Raj Spiritua was built in six plans, all given as built-up area. The two three-bedroom plans measure about 2,425 sq ft from Rs. 2.39 Crore and 2,440 sq ft from Rs. 2.40 Crore. The four-bedroom plans measure about 3,300, 3,330, 3,335 and 3,340 sq ft, with prices from Rs. 3.20 Crore to Rs. 3.26 Crore.

That is about Rs. 9,850 per sq ft on the smallest home and about Rs. 9,750 on the largest. Carpet areas have not been published, so measure or ask. Since the building is complete, a seller now may be the developer with unsold stock or an owner reselling. Recent sale prices in the building are a better guide than the published figures.

A finished flat with an occupancy certificate carries no GST. Stamp duty and registration are payable on the sale value. Ask for a written cost statement that covers:

• Agreed price and the area it is based on
• Car parking bays included with the flat
• Maintenance dues cleared up to the sale date
• Association transfer fee or corpus fund, if any
• Stamp duty and registration charges
• Any loan the seller must close before registration

SNN Raj Spiritua carries no published RERA registration number. Ask the developer or seller whether it was registered, and if a number exists, check it on the Karnataka RERA website, rera.karnataka.gov.in. For a building finished in 2018, the occupancy certificate and the title chain matter most.

Before you sign, ask for copies of:

• The occupancy certificate for the building
• The approved building plan
• The khata for the flat in the seller's name
• The latest property tax receipt
• An encumbrance certificate covering at least the last 13 years
• The seller's registered sale deed, and the mother deed for the land
• A no-dues letter from the owners' association

If the seller has a home loan on the flat, ask the bank for a letter stating the amount due and how the original documents will be released. At registration, you sign a sale deed, not an agreement to sell. After that, apply to have the khata and the electricity account moved into your name.

SNN Raj Spiritua is one block of 16 floors on about 1 acre, shared by 69 households. The developer has not published the share of land left open. Since everything is built, you can simply walk the grounds, see where the pool, courts and gardens are, and check what your windows look onto.

A morning could start on the jogging track or with a stretch on the yoga deck, followed by the gym in the clubhouse. Basketball fans have their own court, and other outdoor courts cover more games. Children have a play area, and the games room fills a rainy afternoon.

In the evening, the swimming pool and the landscaped gardens are where most residents unwind. Birthdays and small gatherings can use the party area. The building also has retail space, which may save a trip for small daily needs if the units are let. After several years of use, ask the association how the pool, lifts and clubhouse have been kept, and look at the condition yourself. Photos shown by a seller may be older renders, as planned by the developer.