Sobha Palladian

Sobha Palladian has its address on Kariyammana Agrahara Road, in the HAL Central Township part of Marathahalli Village, pincode 560037. Locally the pocket goes by both Yemalur and Marathahalli. Since the homes were handed over in 2017, the roads, shops and services around you are already in place rather than promised.

The developer has not published distances or travel times to offices, schools, hospitals or stations, so we do not quote any. A settled neighbourhood like this usually means short trips for everyday errands, but traffic on the main roads nearby can be heavy at peak hours.

Test the commute before you sign. Leave from the gate at your usual time on a weekday and drive to your office, then make the return trip in the evening. Walk the stretch of Kariyammana Agrahara Road outside the project as well, both in daylight and after dark, and notice how busy and how noisy it is. Ask neighbours how the area has changed since they moved in.

Sobha Palladian has sold every home, so there is no current price list. What the project offered was four large plans, quoted as built-up area: a 3 BHK of about 1,901 sq ft, a 3 BHK of about 2,666 sq ft, a 4 BHK of about 2,722 sq ft and a 4 BHK of about 3,298 sq ft. Carpet areas were not published.

On a resale the seller sets the price, and it will depend on size, block, floor, facing and the state of the interiors. Compare several flats of the same plan before you settle on a number. As the building is finished and certified, there is no GST, but you pay stamp duty and registration on the sale deed.

Before you agree a price, ask the seller for:

• The built-up and carpet area as stated in their sale deed
• Number of covered parking bays that go with the flat
• Latest maintenance bill and a no-dues letter from the association
• Any loan still running on the flat, and its closure letter
• A list of fittings and fixtures included in the sale

Sobha Palladian has no RERA registration number published. Ask the seller or Sobha Limited whether one exists, and check the Karnataka RERA website (rera.karnataka.gov.in). On a resale of a finished home, the papers below carry more weight than the RERA entry.

Ask for these before you pay an advance:

• The occupancy certificate for the block
• The seller's registered sale deed and the developer's original agreement
• An encumbrance certificate for at least the last 13 years
• Khata in the seller's name and the latest property tax receipts
• A no-dues letter from the residents' association
• Loan closure letter and original documents back from the bank, if the flat was mortgaged

Have a property lawyer check that the name on every paper matches the person signing. Then register the new sale deed at the sub-registrar's office and apply to move the khata into your name. Keep a copy of the tax receipt with your papers.

Sobha Palladian occupies 5.25 acres with five blocks of eight floors and 180 homes, and it is all built. You do not need to imagine the layout from a brochure. Walk from the block you are considering to the gate, the clubhouse and the gardens, and see how far each one is for you.

A day here can start on the jogging track that runs through the landscaped grounds, or in the gym. Children have their own play area, and the basketball court and other outdoor courts keep older ones busy after school. Table tennis and a games room cover the evenings when it rains.

The clubhouse also has a pool, a spa and a sauna, and there is a party area for family occasions. These have been in use since around 2017, so they will show their age in places. Ask the residents' association when the pool, gym and lifts were last serviced or upgraded, and how the maintenance charge covers that upkeep. A few minutes with current residents will tell you more than any brochure.