Sobha RajVilas

Sobha RajVilas is located at Gopalapura on Old Mysuru Road, inside Rajajinagar, pincode 560023. This is a long-established part of west Bengaluru, with homes, offices and shops mixed together. By road you can get to Malleshwaram and Vijayanagar, and the locality has Namma Metro stations of its own.

Schools, hospitals and markets have been in the area for decades, so most daily needs are close at hand. The developer has not published distances or drive times to specific places, so we do not quote any. Look up the metro station nearest the gate and walk to it once to see how practical it is.

City roads here are busy, and Old Mysuru Road carries heavy traffic at peak hours. Drive from the site to your workplace at the hour you usually leave, and make the return trip in the evening. Check how the gate opens onto the main road and whether turning in and out is easy. If you have school-age children, time the morning run to the schools you have in mind.

Sobha RajVilas prices are shared on request, and the project has only 3 BHK homes, in two plans quoted as built-up area. The smaller is about 1,982 sq ft, listed at Rs. 2.75 Crore onwards. The larger is about 2,001 sq ft, listed at Rs. 2.77 Crore onwards. On either plan the rate works out to about Rs. 13,900 per sq ft. Carpet areas have not been published, so ask for them.

With only 19 sq ft between the two plans, the difference you pay for is mostly floor, facing and view. Ask to see flats on different floors before you choose, and get the price of the actual unit in writing.

As the project is complete, a flat with its occupancy certificate carries no GST. Stamp duty and registration are payable on the sale deed. Your cost sheet should show:

• Base price and the area it is charged on
• Floor-rise and facing charges
• Car parking and the number of bays
• Clubhouse fee and maintenance deposit
• Advance maintenance, if collected
• Stamp duty and registration

Sobha RajVilas approvals for this built project include the sanctioned building plan, the occupancy certificate, the khata and the RERA registration number. Ask Sobha Limited for any registration and look it up on the Karnataka RERA website (rera.karnataka.gov.in). As the towers are complete, the documents below are what really protect you.

Before you pay a booking amount, ask for:

• The occupancy certificate for your tower
• The sanctioned building plan showing your flat
• Title documents and an encumbrance certificate for the 3.3 acres
• The khata for the property and the latest tax receipt
• A draft sale deed with the carpet area and parking written in

A completed home is bought on a registered sale deed, not an agreement for sale. Have a property lawyer read the draft before you sign. Once the deed is registered, apply to transfer the khata into your name and pay the first property tax. Keep copies of every receipt with your papers.

Life at Sobha RajVilas is set in a project that holds 160 homes in two towers of up to 25 floors on 3.3 acres. The buildings and the shared spaces are complete, so you can walk the grounds and see the clubhouse, courts and gardens as they are rather than as a render. Note which side of the tower your flat faces and what it looks out onto.

A morning might begin on the jogging track through the landscaped gardens, then the gym or a swim in the pool. Children have a play area, while the basketball court and the other outdoor courts suit older ones. Table tennis and the games room fill a rainy afternoon.

At the weekend there is the spa and sauna, and the party area takes care of birthdays and family get-togethers. With only 160 homes sharing these facilities, they should rarely feel crowded. Ask the residents' association about the monthly maintenance charge, how many lifts serve each tower, and how many parking bays come with each flat. A chat with a resident or two will tell you how the place runs day to day.