Sobha Royal Crest

Sobha Royal Crest has the postal address Aditya Layout, RR Nagar, on V Legacy Road, pincode 560098, while the listing files the project under Banashankari. Both are in the south-west of Bengaluru, and locals often use neighbouring names loosely. Confirm on a visit which name the address is actually known by.

No distances or travel times to offices, schools, hospitals or stations have been published, so we do not quote any. With the homes due from 2028, the roads immediately around the site may still change during construction, so what you see on a visit is not the final picture.

Do a trial commute before you commit. Drive from the site to your office on a weekday morning, and come back in the evening rush. Look at the approach road width, since 329 households will use one entrance. If schools matter, time the drive to the ones you have in mind. Ask the developer what road or civic work is planned around the site before handover.

Sobha Royal Crest has every home booked, so there is no developer price list. Four plans were offered, quoted as built-up area. Two are three-bedroom homes of about 1,853 and 1,978 sq ft. The third, about 1,994 sq ft, has three bedrooms plus a room for household help. The fourth has four bedrooms and a helper's room in about 3,129 sq ft. Carpet areas were not published.

Buying now means taking over someone's booking. The price you agree is on top of what the holder has already paid, and it depends on the plan, floor, facing and market conditions. GST applies because the home is under construction, and stamp duty and registration apply when the deed is registered.

Before you agree a price, ask the booking holder for:

• The original agreement for sale and allotment letter
• A statement of every payment made to the developer
• The balance still due and the payment schedule
• Any home loan on the booking and the bank's consent
• The developer's written consent to the transfer and any fee

Sobha Royal Crest has no RERA registration number on record yet. Because the tower is under construction, that is the first thing to settle. Ask Sobha Limited for the registration and look it up on the Karnataka RERA website (rera.karnataka.gov.in). It will show the approved plans and the completion date the developer has declared.

For a booking transfer, ask for:

• The RERA certificate for the project
• The sanctioned building plan and the commencement certificate
• Title documents and an encumbrance certificate for the 6.33 acres
• The holder's agreement for sale and every payment receipt
• A tripartite or transfer agreement signed by the holder, you and the developer

Make sure the developer's records show your name once the transfer is done. At handover, collect the occupancy certificate before you take the keys. Then register the sale deed in your name and apply for the khata, keeping the first tax receipt with your papers.

Sobha Royal Crest puts a single 28-storey tower with 329 homes on a site of 6.33 acres. Beneath and around it are two basements and four stilt levels for parking and services. Because the building is still going up, any pictures you see are renders as planned by the developer. Ask for recent site photos to see how far along it is.

Once finished, a day here could start on the jogging track that runs through the landscaped gardens, followed by laps in the clubhouse pool. Children get a play area, and the court built for several sports suits older ones and weekend games.

For quieter hours there is a games room, and the amphitheatre suits community events and performances. A party area takes care of family occasions. With one tower, every resident uses the same lobby and lift cores, so the number of lifts per wing matters. Also ask whether the clubhouse and gardens will open at the same time as the homes, since shared facilities are sometimes finished later.