Sobha Oakshire

Sobha Oakshire opens onto IVC Road, a side road branching from Bellary Road at Devanahalli, pincode 562110. Bellary Road, also the NH 44, is the quick route into the city in one direction and out to Kempegowda International Airport in the other. A side-road address keeps highway traffic away from your front door while leaving the airport within easy reach.

The developer calls the airport close but gives no distance or drive time, and it names no schools or hospitals nearby. We therefore do not quote any. For now, expect to take the car for schooling, groceries and medical visits, most of which are in Devanahalli town or along the highway.

Before you commit, drive from the site to your office at the time you would actually leave. Try the return run in the evening, when traffic heading into the north of the city builds. Also ask what road works or services are planned along IVC Road, since that will shape daily life over the next few years.

Sobha Oakshire has one home type, a four-bedroom row house. Sizes range between 3,441 and 3,467 sq ft, the gap most likely reflecting end and corner positions. Whether that figure is carpet or saleable has not been stated, so get the carpet area filed with RERA for your house. Each home shares its side walls with neighbours and comes with its own garden and roof terrace.

The entry price is Rs. 5.3 Crore, close to Rs. 15,400 per sq ft on the smaller size. Earlier quotes were near Rs. 5.1 Crore, which tells you the figure has been climbing. No phase-wise price list has been published.

Because the houses are still being built, GST is charged over the base price. Stamp duty and registration fall due when you register the deed. Payments follow the construction stages of your phase. Your cost sheet should show:

• Base price and the area it is charged on
• Any extra charge for corner or end houses
• Whether the garden and terrace are included
• Car parking and where it is
• Maintenance deposit and association fees
• GST, stamp duty and registration

Sobha Oakshire holds three Karnataka RERA registrations, one per phase. Phase 1 is PRM/KA/RERA/1250/303/PR/270323/005821, and Phases 2 and 3 use the same number ending in 005822 and 005823. Find out which one covers your house, then look it up on rera.karnataka.gov.in, where the plans and quarterly updates are filed.

Before you pay a booking amount, ask for:

• The RERA certificate that applies to your house
• Approved layout and building drawings, plus the commencement certificate
• Title papers and the EC covering the whole plot
• A draft agreement naming the carpet area, garden, terrace and handover date

With a row house, ask how the garden passes to you. It may be conveyed with the house, or it may be a space only you can use under the residents' association rules. At handover, collect the occupancy certificate, register the sale deed and move the khata into your name.

Sobha Oakshire is laid out as short terraces of row houses along internal roads on about 8.9 acres, with 80 homes in all. Every one gets a private patch of garden below and an open terrace above. Shared green space comes as lawns and what the developer calls Oxygen Parks, with a jogging track running through them. Treat any images as renders as planned by the developer until the phases are built.

A day here starts in your own garden or up on the roof, then maybe a run around the parks or a turn on the skating track. Children have a play area, and the amenity list adds a tennis court, a pool and a gym, with a sauna and steam room for later. Work pods give you somewhere quiet to take calls away from home.

Evenings might mean the indoor games room or booking the party hall, and retail spaces are planned for small needs. The developer's own description leans on lawns and parks, so confirm which of these facilities will actually be built. Also ask where the phase lines fall, since building work may carry on beside an early house for months.