Sobha Magnum Opus

Sobha Magnum Opus stands in Kothnur, off Bannerghatta Road, pincode 560076. As a main artery of south Bengaluru, Bannerghatta Road has drawn steady housing growth over the years. That means daily needs are usually close, but traffic is part of the deal.

The exact site address has not been confirmed. Ask the developer for the precise location and a site map before you visit, and make sure the plot you are shown matches the one in the agreement.

Once you have the location, plan your journeys from the gate. Drive to your office at the time you would usually leave and note how long the stretch on Bannerghatta Road takes. Do the same in the evening, since peak-hour congestion on this road can make a short distance feel long.

Distances to schools, hospitals and metro stations have not been published, so we will not guess them. Mark the school your children attend, your nearest hospital and your usual shops on a map. Then try the school run in morning traffic and see how long the trip really takes.

Sobha Magnum Opus has three plans to choose from, all quoted as built-up area. The 3 BHK Luxe is about 1,856 sq ft from Rs. 3.21 Crore. The 3 BHK Grande adds a little over 200 sq ft, at about 2,088 sq ft from Rs. 3.61 Crore. The four-bedroom home is about 2,577 sq ft from Rs. 4.46 Crore.

At the starting prices, each plan comes to about Rs. 17,300 per sq ft. That means you pay for the extra space at the same rate, so the choice is about how many rooms you need. Ask for the carpet area of each plan, since that is the space you live in.

Because the homes are under construction, GST is charged on top of the price. Stamp duty and registration are payable at registration. When you ask for a cost sheet, make sure it includes:

• The base price for your exact unit, floor and facing
• Car parking charges and the number of slots
• GST at each payment stage
• Club membership, maintenance deposit and utility charges
• A payment schedule tied to construction milestones

Sobha Magnum Opus has yet to publish a RERA registration number. Any project still under construction in Bengaluru should be registered with the Karnataka RERA authority. Ask Sobha Limited for the certificate and look it up on the state portal before you pay a booking amount.

The portal entry also shows the completion date the developer has declared, which you can compare with the December 2030 date. At this stage, ask for:

• The RERA registration certificate
• The sanctioned building plan and the commencement certificate
• Title documents for the 5.85 acres and a recent encumbrance certificate
• Confirmation of the exact site address and survey numbers
• A draft agreement for sale with the handover date and delay terms

If you plan to take a home loan, check that your bank has approved the project. Keep every receipt for the booking amount and each instalment. At handover, collect the occupancy certificate for your building and register the sale deed. After that, apply for the khata in your name.

Sobha Magnum Opus is planned to carry 294 homes in buildings of nine floors on 5.85 acres, as set out by the developer. The number of towers and the open-space share have not been published, so ask for the master plan drawing and check where your unit's building stands against the boundary and its neighbours.

A weekday could begin on the jogging track or in the gymnasium, followed by a swim in the pool. For people who want to keep an eye on their health, there is a health centre within the complex.

After school, children head to the play area, while older ones use the multi-sports court. The indoor games zone gives everyone somewhere to go on a rainy afternoon. Dog owners get a pet park, which saves a walk on a busy road.

Evenings and weekends centre on the clubhouse. Landscaped gardens give space for a slow walk, the mini amphitheatre can host a small show or a residents' event, and the party area is there for birthdays and festivals. All of this is still to be built. Ask which facilities will be ready at handover and which will follow, and get that answer in writing.