Sumadhura Solace

Sumadhura Solace is at Kumarapalli, pincode 560066, in the Thubarahalli pocket of Whitefield. That pocket is wedged between Whitefield proper and Marathahalli, on the city's east side. The address on file is a map plus code rather than a street. The developer has not published distances to offices, schools, hospitals or stations, so we do not quote any here.

The appeal of this pocket is that it lies between two big job clusters. Whitefield's tech parks are on one side, and the offices along the Outer Ring Road are a drive away on the other. Test the trip to your own office on a weekday morning, and repeat it in the evening peak, when the roads here are slowest.

You will find schools, hospitals and malls spread through the neighbourhoods around you. Visit on a weekday to see which ones you would actually use, and how long each trip takes in traffic. With 777 flats planned, also look at the lane leading to the gate. Ask how traffic from four towers will enter and leave at rush hour, and where visitors will park.

Sumadhura Solace lists its plans and starting prices below, with sizes as built-up area:

• 3 BHK Elite: two sizes, roughly 1,705 and 1,740 sq ft; from Rs. 2.87 Crore
• 3 BHK Regal: three sizes, roughly 1,985, 2,095 and 2,120 sq ft; from Rs. 3.39 Crore
• 4 BHK Elite: four sizes, roughly 2,270, 2,285, 2,293 and 2,342 sq ft; from Rs. 3.86 Crore
• 4 BHK Regal: three sizes, roughly 2,628, 2,720 and 2,730 sq ft; from Rs. 4.45 Crore

At the top end, the biggest Regal 4 BHK goes up to Rs. 4.75 Crore. Every plan comes to about Rs. 16,700 to Rs. 17,100 per sq ft on its starting price. Carpet areas are not published, so ask for them.

GST is payable on under-construction flats. Stamp duty and registration are extra. Ask for a cost sheet that shows:

• Base rate, built-up area 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
• Payment stages tied to construction

Sumadhura Solace has no RERA registration number on public record. Ask Sumadhura Group for it and look it up on the Karnataka RERA portal, rera.karnataka.gov.in. Check that the declared completion date for your tower matches the January 2030 possession date you are quoted.

With several years of building ahead, your lawyer should review:

• RERA registration certificate covering your tower
• Title documents and an encumbrance certificate for the 11.6 acres
• Land conversion order and sanctioned building plans
• Commencement certificate
• Draft agreement for sale, with a firm handover date and delay penalty
• Construction-linked payment schedule

Pay each instalment only after checking the stage it is tied to, and keep every receipt. At handover, ask for the occupancy certificate for your tower before you move in. Then register the sale deed, move the khata into your name and pay the first property tax.

Sumadhura Solace has four towers of 17 floors on 11.6 acres, with 777 flats between them and landscaped and Zen gardens in the open ground. Ask which tower your flat is in and what it faces. All images are renders, as planned by the developer, since nothing is complete yet.

A weekday could start on the jogging and skating track, then the gym and the pool in the clubhouse, which is planned at 40,000 sq ft. Parents who work can use the creche, and children have a play area and several sports courts once school is over. The indoor games area covers the monsoon afternoons.

A cafe with a dining lounge gives you a place to meet a friend or grab a coffee without leaving the gate. The health centre is on site too. Weekends can mean a performance at the open-air amphitheatre or a family function in one of the multipurpose party areas. Ask which of these will be ready when the first towers are handed over. Also ask how maintenance will be charged before all four towers are occupied.