Sobha Codename Scarlet

Sobha Codename Scarlet stands at Chikkakannalli, in the Hadosiddapura pocket near Carmelaram, pincode 560035, just off Sarjapur Road in south-east Bengaluru. The address on file is a map code, VPX4+JFJ, rather than a street number, so use it to find the plot on your phone before a visit.

Sarjapur Road is a long residential corridor, and its housing societies, schools and shops put daily needs close at hand. For work, most residents head for Bellandur and the office parks on the Outer Ring Road. The railway station at Carmelaram is close, useful if you travel by train or want a backup to the car on a bad traffic day.

The developer has not published distances or drive times, so we do not give any. Drive from the site to your office at your usual start time and time the return at 7 pm. Try the school run too if you have children. Pay attention to the last stretch from Sarjapur Road into Chikkakannalli, and judge it at the busiest hour.

Because handover is years away, ask whether any road widening or new link is planned near the site.

Sobha Codename Scarlet has four plans, all quoted as built-up area; carpet areas have not been published.

• 3 BHK, about 1,875 sq ft: Rs. 3.5 Crore upward
• 3 BHK plus study, about 2,250 sq ft: Rs. 4.1 Crore upward
• 4 BHK, about 2,400 sq ft: Rs. 4.5 Crore upward
• 4 BHK plus private garden, about 2,550 sq ft: Rs. 4.8 Crore upward

On those starting figures the rate runs between about Rs. 18,200 and Rs. 18,800 per sq ft. Higher floors and better facings will cost more, so ask for the price of the exact unit.

This is an under-construction home, so GST is charged on each instalment. Stamp duty and registration are paid on top when you register. With handover given as December 2031, the payment plan matters as much as the price. Ask for a cost sheet that shows:

• Base rate per sq ft and the area it is charged on
• Floor-rise and facing premiums
• Car parking and the number of bays
• Clubhouse membership and maintenance deposit
• GST as a separate line on each stage
• The payment schedule, tied to construction milestones
• Stamp duty and registration on the full value

Sobha Codename Scarlet has no RERA registration number published yet. A new launch should be registered with Karnataka RERA before homes are sold, so ask Sobha Limited for the number and look it up on rera.karnataka.gov.in. The entry shows the approved plan, the declared completion date and the land papers the developer has filed.

At launch stage, ask for these before you pay a booking amount:

• The RERA registration certificate
• The sanctioned building plan with your unit marked
• Title documents and an encumbrance certificate for the 3.3 acres
• The land conversion order for residential use
• A draft agreement for sale with the carpet area, handover date and delay penalty
• The construction-linked payment schedule

Have a lawyer read the agreement before you sign it, especially the clauses on delay and cancellation, as the build will run for several years. At handover, collect the occupancy certificate for your building and register the sale deed. Then apply for the khata in your own name.

Sobha Codename Scarlet places 205 homes on 3.3 acres, with buildings rising as high as 18 floors. Gardens, sports courts and a track for jogging and skating are laid around them. The images you will see are renders, as planned by the developer, since construction has only just begun. Ask for the sanctioned site plan to see how much of the land stays open.

Imagine a morning that starts on the jogging track or in the gymnasium, followed by a swim. Parents with young children can use the creche and the kids' play area inside the community, which saves a daily drive. The health centre adds basic care close to home.

Afternoons and evenings have plenty of options. The multiple sports courts suit teenagers and weekend players, and the indoor games zone covers the monsoon. A mini theatre gives families a film night without leaving the gate. For birthdays and gatherings there is a banquet hall for parties, and the dining and cafe space works for a quick coffee or a meal with guests.

Since everything is still on paper, ask which facilities will open with the first handover and which will follow later. Get the clubhouse fee and the expected maintenance charge in writing.