Sobha Dream Acres

Sobha Dream Acres sits on Balagere Panathur Road, at Devasthanagalu near Varthur, pincode 560087. This corner of east Bengaluru lies inside a loop of four arterial routes. ITPL Main Road and Varthur Road form two sides, with Sarjapur Road and the Outer Ring Road closing it off. Between them they lead to most of the city's large office parks.

For many residents the commute is short on paper. You reach the Sarjapur to Marathahalli stretch of the Outer Ring Road after roughly 4.2 km. Offices at Embassy Tech Square lie roughly 4.5 km off, those at Prestige Tech Park roughly 5 km, and Whitefield roughly 5.5 km. Traffic on these routes at peak hours can turn a short distance into a long drive, so time it yourself on a weekday.

Daily needs are close. The neighbourhood has its own schools, hospitals, malls and supermarkets, so weekly shopping and doctor visits need not mean a long trip. If you have children, pick the school first and time that run.

With some 6,500 households, the township itself generates heavy traffic at its gates in the morning. Watch how long it takes to get from your block to the main road, and ask which gate serves your part of the campus.

Sobha Dream Acres was built in four plans, all quoted as built-up area. The one-bedroom flat is close to 645 sq ft. The two-bedroom flats are close to 1,007 sq ft, 1,012 sq ft or 1,210 sq ft; the largest adds noticeably more living space. Carpet areas have not been published, so ask the seller for the sale deed, which should state them.

The developer has sold out, so there is no list price. You will negotiate with an owner, and resale prices shift with the block, floor, view and the state of the interiors. Look at several flats of the same plan in different blocks before you make an offer.

A completed flat bought from an owner carries no GST once the block has its occupancy certificate. Stamp duty and registration are payable on the sale value. Ask the seller for a clear breakdown of:

• The agreed price and what fittings and furniture it includes
• Car parking, and whether the bay is allotted or shared
• Maintenance arrears and the association's transfer fee
• Any property tax still due
• Stamp duty and registration on the full value

Sobha Dream Acres is listed as approved by BBMP and BDA. No RERA registration number has been published; handover began in December 2016, before Karnataka's RERA rules took effect. You can still search the name on rera.karnataka.gov.in to be sure.

Buying from an owner means checking the seller's title as well as the building. Ask for:

• The occupancy certificate for your block
• The approved building plan showing the flat
• The seller's registered sale deed and the earlier deeds in the chain
• An encumbrance certificate for the years since handover
• Khata in the seller's name and the latest property tax receipt
• A no-dues certificate from the residents' association
• A loan closure letter if the flat was mortgaged

You will register a sale deed at the sub-registrar's office, not an agreement to sell. Have your lawyer check that the flat number and area on the deed match the approved plan. After registration, apply for the khata transfer into your name and move the electricity and water accounts too.

Sobha Dream Acres spreads across 80 acres, holding some 6,500 homes in 67 blocks no taller than 13 floors. At that size your daily world is mostly your own block and the facilities nearest to it. Ask for the site plan and check where your block lies relative to the clubhouse, the gates and the main road.

An early start could mean yoga or aerobics, a run on the jogging track or a session in the gymnasium, followed by a swim. After work, the tennis, badminton, squash and basketball courts fill up. Children have play areas and landscaped gardens to run around in.

Indoors there is more to do than in most complexes. The games room holds billiards, table tennis and carrom, and a library gives a quiet place to read or study. The spa and sauna are there for a slower evening, and the cafeteria covers a quick bite.

For bigger occasions you can book the community hall or the party area, and the amphitheatre hosts shows and festivals. In a community this large, ask the association how bookings are shared, what the monthly maintenance charge is and whether any facility is closed for repair.