Sumadhura’s Gardens by the Brook

Sumadhura’s Gardens by the Brook sits at Street Number 5B, Sathamrai Village, Shamshabad, Hyderabad 501218. That fixes the village and the pincode, but the developer has not published travel times or distances to offices, schools or hospitals. You will have to test daily life yourself.

Because the towers are finished, you can do that before booking. Drive from the gate to your workplace on a weekday morning and back in the evening rush, and time both trips. If you have children, do the school run as well. Note how long it takes to reach the nearest hospital too.

While you are there, look at the approach road, the street lighting after dark and how built-up the neighbouring plots are. Ask people already living in the towers where they buy groceries and how they manage without a car. Their answers will tell you more about life in Shamshabad than any brochure map. Go back once on a weekend as well, when traffic and noise follow a different pattern.

Sumadhura’s Gardens by the Brook offers four plans, with sizes given as built-up area. The 2 BHK measures about 1,285 sq ft from Rs. 1 Crore, and the 2.5 BHK about 1,420 sq ft from Rs. 1.10 Crore. For three bedrooms, you choose between about 1,625 sq ft from Rs. 1.28 Crore and about 1,680 sq ft from Rs. 1.32 Crore.

Each plan works out to between about Rs. 7,700 and Rs. 7,900 per sq ft. The rate barely moves as the homes grow, so choose by the space you need rather than by the rate. The published figures are starting prices, and floor and facing can push the final number up. Ask for the carpet area of your unit too, since built-up area includes the walls.

Because the homes are finished, no GST is due. Stamp duty and registration apply on the sale value. Ask for a cost sheet that lists:

• The base price for your exact unit, floor and facing
• Car parking charges, if parking is sold separately
• Clubhouse membership and any corpus fund
• Maintenance deposit and the first year's advance
• Electricity and water connection charges

Sumadhura’s Gardens by the Brook holds TS-RERA registration in two phases: P02400004411 for Phase 1 and P02400007022 for Phase 2. Look up both on the Telangana RERA portal, and ask which phase your tower falls under. The entry shows the approved plan and the declared completion date.

Since the homes are complete, you are buying a finished property, so the papers differ from an under-construction deal. Ask for:

• The occupancy certificate for your tower
• The approved building plan showing your unit
• Title documents and an encumbrance certificate for the land
• The latest property tax receipt for the unit
• A no-dues letter from the residents' association, if it has been formed
• A draft sale deed to review before registration

At handover, register the sale deed in your name and have the property tax record transferred to you. Keep copies of every receipt, as you will need them for a home loan and any later resale.

Sumadhura’s Gardens by the Brook places four towers of 14 floors on 9.32 acres, home to 491 families once fully occupied. The developer has not published how much of the land is left as open space, so walk the grounds and judge it with your own eyes.

A typical day could start with a run on the jogging track or a class on the yoga deck, followed by a session in the fitness studio. Children have a play area, and working parents can leave toddlers at the creche. If you work from home, the co-working lounge gives you a desk away from the living room, and the library offers a quieter corner.

Evenings can go to the tennis court or a half-court game of basketball. The infinity pool and the clubhouse cover weekends, and guest rooms let visiting relatives stay without crowding your flat. As the project is complete, ask the association which of these facilities are fully running today and what the monthly maintenance charge is.