SOBHA 25 Richmond

SOBHA 25 Richmond stands at 25, Langford Road, in Shanthala Nagar and Langford Gardens, pincode 560025. That places it in the Richmond Road area of central Bengaluru, an old part of the city where offices, shops, clubs and schools grew up long before the outer suburbs. From here, many trips into the centre are short ones.

The developer has not published distances to schools, hospitals, offices or metro stations, so no travel times are given here. The building is finished, which means you can judge the address properly on a visit. Drive to your workplace at your usual hour, then come back through the evening traffic.

A central address changes the way your week runs. Errands that need a long drive from the suburbs can often be done in a short hop here. The trade-off is busy roads and limited street parking, so ask how many covered bays come with each home and where visitors park. Walk the lanes nearby on a weekday and a weekend, and listen for traffic noise from the flat you are considering.

SOBHA 25 Richmond has three bedrooms in every home. The standard plan measures about 2,700 sq ft of built-up area, and the penthouse plan about 3,200 sq ft. Carpet areas have not been published, so ask for them or measure the home during your visit. The split between standard homes and penthouses in the building has not been published either.

The standard home starts at Rs. 5.8 Crore, which is about Rs. 21,500 per sq ft. No price has been published for the penthouse. In a building of seven, each home is close to unique, so floor, view and terrace space will shape the price more than the plan alone.

A completed home with its occupancy certificate carries no GST. Stamp duty and registration are payable on the full value. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Covered car parking included
• Terrace area, for a penthouse
• Maintenance deposit and corpus fund
• Clubhouse charges, if any
• Stamp duty and registration

SOBHA 25 Richmond is registered with Karnataka RERA as PRM/KA/RERA/1251/446/PR/170916/000257. Look it up on the Karnataka RERA website, rera.karnataka.gov.in, and match the promoter name, the address on Langford Road and the number of homes against what you are shown. Keep a printout of the page with your papers.

Because the building is finished, ask for the documents that go with a completed home:

• The occupancy certificate for the building
• The approved building plan
• Title deeds and an encumbrance certificate for the plot
• The khata and the latest property tax receipt
• The draft sale deed
• A no-dues letter for maintenance, if you are buying from an owner

If you buy from an owner who has a loan on the home, ask their bank for a letter showing the balance and how the original deeds will be released. A completed home registers on a sale deed. After registration, move the khata and the electricity account into your name.

SOBHA 25 Richmond is a single small building on about 0.17 acres, with 7 homes in it. The developer has not published a floor count or the share of the plot left open, so check both on your visit. Since it is finished, you can see exactly where the penthouses are, which way each home faces, and what the neighbouring buildings look like from the windows.

A day here is simple. Morning exercise means the gym downstairs rather than a long drive to a club. Children have their own play area, and the indoor games room gives them somewhere to go when it rains or the afternoon is too hot.

For a swim, there is a pool, and the clubhouse gives residents a shared room for gatherings. With only seven households, these spaces will rarely be crowded, and you will likely know everyone who uses them. The flip side is cost, because upkeep of a pool and gym is split among very few owners. Ask to see the association's accounts. Any brochure pictures are renders, as planned by the developer, so compare them with the building as it stands.