Subha Belgravia Villas

Subha Belgravia Villas is at Iggalur, in the Surya City Phase 2 area of Omkar Nagar, pincode 562106. This is Chandapura, on the far southern edge of Bangalore, close to the Hosur Road side of the city. The project is part of the Subha Ecocity township. The developer has not published distances to offices, stations, schools or hospitals, so we do not quote any here.

For many buyers here the daily question is the trip to Electronic City, which is reached by road. Drive it at your usual office hour, then drive back in the evening peak, when traffic on Hosur Road is heaviest. If your office is further into the city, test that journey too, because the extra distance adds up over a working week.

Daily needs such as schools, shops and clinics are available around Chandapura and Surya City. Visit on a weekday to see which of them you would really use. Note the condition of the approach roads, since a township still under construction can mean dust and heavy vehicles for some time. Ask when the internal roads will be finished.

Subha Belgravia Villas offers three plans, with sizes quoted as built-up area. The 2 BHK is about 1,500 sq ft and costs Rs. 1.21 Crore to Rs. 1.37 Crore. The 2,500 sq ft 3 BHK, which adds a pooja room and a family room, runs from Rs. 2.25 Crore to Rs. 2.50 Crore. The biggest plan adds a study and a garden, at about 3,250 sq ft, from Rs. 3.70 Crore to Rs. 4.06 Crore.

On the starting figures, that is about Rs. 8,100 per sq ft for the 2 BHK, about Rs. 9,000 for the smaller 3 BHK and about Rs. 11,400 for the largest home. Carpet areas have not been published, so ask for them.

GST is charged on under-construction homes, on the construction portion. Stamp duty and registration are payable at the time of registration. Before you commit, ask for a cost sheet that shows:

• Base price and the area it is charged on
• Carpet area for your unit
• Car parking charges
• Clubhouse membership and maintenance deposit
• GST as a separate line
• Stamp duty and registration
• The stage-wise payment schedule

Subha Belgravia Villas has no RERA number published by the developer yet. Ask Subha Developers for it and check the entry on the Karnataka RERA portal, rera.karnataka.gov.in. The entry carries the declared completion date, the approved plans and the promoter's details. Do not pay a booking amount until you have seen it.

At this under-construction stage, your lawyer should review:

• RERA registration certificate
• Title documents and an encumbrance certificate for the land
• Land-use conversion order for the parcel
• Approved layout and building plans
• Draft agreement for sale with the handover date and delay penalty
• Payment schedule tied to construction stages

Your bank will run its own checks before it approves a loan, which is a useful second opinion. At handover, collect the occupancy certificate and register the sale deed. After that, apply to have the khata transferred into your name and keep the property tax receipts.

Subha Belgravia Villas plans 106 homes on 7.5 acres, a low count that leaves room for eight landscaped gardens and parks. Any layout drawing or image you see is a plan by the developer, not a finished site. Ask for the approved layout so you can see where your home falls against the clubhouse, the pool and the roads.

A morning here could begin on the jogging track or in the meditation and yoga zone. A swim or a workout in the gym can follow. The clubhouse, planned at 25,000 sq ft, holds the indoor games area for rainy afternoons. After school, children have their own play area and the multipurpose courts.

Dog owners get a pet park, which is still uncommon in this part of the city. Weekends can mean a film or a performance at the open-air theatre, and the party areas take birthdays and family gatherings. Since none of this is complete, ask which facilities will open first and which will follow the final handover. Also ask how the running costs will be shared among residents.