Sumadhura Codename Tea & Twilight

Sumadhura Codename Tea & Twilight is at Siddapura, between Brookefield and Varthur in east Bangalore, pincode 560066. The address on file is a map plus code rather than a street, and no main road has been named. The developer has not published distances to offices, schools, hospitals or stations, so we do not quote any. Ask Sumadhura Group for exact directions.

This part of the city has grown around the Whitefield and Varthur job belt, and many buyers here will work in those offices. Test your commute before you book. Leave at your usual hour, note the time taken, and repeat the trip in the evening peak. Remember that by 2030 the roads, and the traffic on them, may look quite different.

A township of this size will bring thousands of residents to one address. Look at the width and condition of the approach roads and ask where the main gate will be. Visit the neighbouring plots to see how much else is being built nearby, since more projects mean more traffic and more flats competing for tenants if you plan to rent yours out.

Sumadhura Codename Tea & Twilight offers six layouts, with sizes quoted as built-up area:

• 2 BHK, about 1,280 sq ft, from Rs. 1.66 Crore
• 3 BHK Smart, about 1,490 sq ft, from Rs. 1.93 Crore
• 3 BHK Classic, about 1,550 sq ft, from Rs. 2.01 Crore
• 3 BHK Grand, about 1,825 sq ft, from Rs. 2.37 Crore
• 4 BHK Smart, about 1,960 sq ft, from Rs. 2.54 Crore
• 4 BHK Grand, about 2,260 sq ft, from Rs. 2.93 Crore

Every plan works out to about Rs. 13,000 per sq ft on its starting price. Carpet areas are not published, so ask for them before comparing with other projects.

GST is payable on an under-construction flat. Stamp duty and registration come at the end. Your cost sheet should list:

• Base rate, built-up and carpet area
• Floor-rise and facing premiums
• Car parking and the number of bays
• Clubhouse membership and maintenance deposit
• GST as a separate line
• Stamp duty and registration
• Stage-wise payments up to 2030

Sumadhura Codename Tea & Twilight has no RERA registration number published yet. Ask Sumadhura Group for it and search the Karnataka RERA portal, rera.karnataka.gov.in. On a 20-acre township, each phase often carries its own registration, so confirm that the number you are given covers your tower and its completion date.

With several years of building ahead, the documents matter more than usual. Ask your lawyer to review:

• RERA certificate for your phase
• Title documents and an encumbrance certificate for the 20 acres
• Land conversion order and the sanctioned building plans
• Environmental clearance, which a project of this size normally needs
• Draft agreement for sale, with a firm handover date and delay penalty
• Payment schedule linked to construction stages

Pay each instalment only after you have checked the stage it is tied to. At handover, collect the occupancy certificate for your tower and register the sale deed. Then move the khata into your name and start paying the property tax.

Sumadhura Codename Tea & Twilight plans to spread 1,650 homes across 20 acres. Tower names have not been published, so ask which block your flat is in, what it faces and when that block is due. Everything you see today is a render, as planned by the developer, and the ground will not be finished for years.

A normal morning could start with a run on the jogging track or a swim in the pool, followed by the gym in the clubhouse. Children have a play area, and the games room covers wet afternoons. The landscaped gardens are the place for an evening walk once the towers are occupied.

The amphitheatre suits community events and festivals, and the party area can be booked for family functions. The amenity list is shorter than the size of the township would suggest, so ask how one clubhouse and one pool will serve 1,650 households. In large projects, facilities are often opened in phases as towers are handed over. Ask for the schedule in writing, and ask how maintenance will be charged during the years when only part of the project is occupied.