Sobha City Athena

Sobha City Athena has its address at Devin Paradise Enclave in Tirumanahalli, on Thanisandra Main Road, pincode 560064. Thanisandra is a north Bengaluru district that has filled with apartment blocks along this main road in recent years. You would be moving into a growing, busy neighbourhood rather than a quiet edge of town.

Daily trips will start on Thanisandra Main Road, which carries most of the local traffic. The developer has not published distances to offices, stations, schools or hospitals, so we do not quote any. Work out your own journeys instead: drive from the site to your workplace at your normal hour, and time the school run if you have children.

Because the tower is still going up, a visit tells you more than a map. Go once in the morning rush and once in the evening, and note the noise and the queue at the turning into the site. A building with commercial floors will also bring visitors and deliveries, so look at where their parking and entry are planned.

Finally, walk the lanes around the plot. Find the nearest pharmacy, grocery and clinic you could reach on foot, since those small trips shape everyday life more than any headline landmark.

Sobha City Athena gives every home in the tower one plan: three bedrooms in about 1,682 sq ft built-up. Carpet area has not been published. With a single layout, what separates one flat from another is floor, facing and the view, so ask the holder for the exact floor and unit number before talking price.

The developer has sold out, so there is no list price to rely on. You will pay the booking holder for their position, and you may also owe the developer any instalments still due under the original payment plan. Ask for the holder's payment receipts and the latest demand letter, so you know how much has already gone to Sobha and how much is still to come.

On top of the agreed figure, GST applies to instalments for an under-construction home, and stamp duty and registration apply to every purchase. Ask for a written breakdown that covers:

• The premium the holder wants over what they have paid
• Balance payable to the developer, stage by stage
• GST on the remaining instalments
• Any transfer fee charged by the developer
• Car parking, clubhouse fee and maintenance deposit
• Stamp duty and registration on the final value

Sobha City Athena has no RERA registration number published for this tower. Ask Sobha Limited for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry should show the promised completion date, the approved plan and any complaints lodged against the project.

Taking over a booking in a building still under construction needs more paper than a normal purchase. Before you pay the holder anything, ask for:

• The allotment letter and the registered agreement for sale
• Receipts for every payment made to the developer
• The latest demand letter showing the balance due
• Written consent from Sobha Limited for the transfer
• A no-objection letter from the holder's bank if a loan is running
• The sanctioned building plan showing the unit

Have a lawyer check that the agreement will be assigned into your name, not simply endorsed. At handover, collect the occupancy certificate for the tower and register the sale deed. Then apply for the khata in your own name.

Sobha City Athena is planned as one tower of 19 floors above two basement levels. The first basement and the ground and first floors are commercial; a service floor follows, and homes fill floors two to nineteen. The developer has not published a reliable land area, so ask for the sanctioned site plan to see how much open ground surrounds the tower. Images you are shown are renders, as planned by the developer.

The shared facilities are large for 72 homes. The clubhouse is listed at 60,000 sq ft and there are three outdoor swimming pools. That suggests the tower shares them with a wider Sobha development, so ask the developer to confirm who else has access. A morning could start in the gymnasium or on the jogging track, followed by a swim.

For children there is a play area, and the landscaped gardens give families somewhere to walk after dinner. The games room covers wet afternoons, a health centre is on the list, and the party area is where birthdays and small functions would go.

Since construction is still running, ask which of these spaces are built today and which will open only after handover. Get the maintenance charge and the clubhouse fee in writing.