Sumadhura Solea

Sumadhura Solea is at Rachenahalli, beside Thanisandra, pincode 560045, in north Bangalore. Both localities have filled with homes in recent years, and the Outer Ring Road is not far. The address on file is a map plus code, and the developer has not published distances to offices, schools, hospitals or stations, so we do not quote any.

Many buyers here will work at Manyata Tech Park or around Hebbal, and both are a drive away. Time that commute from the site at your usual hour, then try the evening return, when Thanisandra's roads are at their busiest. If you travel often, test the drive to the airport road as well, since it is reached by road from here.

For everyday needs, schools, hospitals and shops are available around Thanisandra. Spend a weekday afternoon in the area to see which ones you would really use and how far they feel in traffic. Walk the approach to the gate too, and ask how cars from 233 homes will get in and out at school and office hours.

Sumadhura Solea has three plans on offer, with sizes quoted as built-up area. The Smart 3 BHK, close to 1,560 sq ft, is priced upwards of Rs. 2.10 Crore, about Rs. 13,500 per sq ft. The Classic 3 BHK, close to 1,740 sq ft, is priced upwards of Rs. 2.30 Crore, about Rs. 13,200 per sq ft. The Smart 4 BHK, close to 2,025 sq ft, is priced upwards of Rs. 2.70 Crore, about Rs. 13,300 per sq ft.

Carpet areas are not published; the RERA filing should list them. Kitchens come with a softened-water inlet and power points for the main appliances, and only the 4 BHK Smart gets a dishwasher point.

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

• Base rate, built-up and carpet area
• Floor-rise and facing premiums
• Car parking and the bays included
• Clubhouse membership and maintenance deposit
• Water softener and meter charges, if any
• GST as a separate line
• Stamp duty and registration

Sumadhura Solea is registered with Karnataka RERA as PRM/KA/RERA/1251/446/PR/100326/008517. Open the entry on rera.karnataka.gov.in and check the promoter name, the 3.50-acre land area and the declared completion date. The quarterly updates there show how building work is moving.

For an under-construction flat, your lawyer should go through:

• RERA registration certificate and the plans filed with it
• Title documents and an encumbrance certificate for the land
• Land conversion order and the sanctioned building plan
• Commencement certificate
• Draft agreement for sale with the handover date and delay penalty
• Payment schedule tied to construction stages

Pay each instalment only after checking the stage it covers, and keep every receipt. At handover, ask for the occupancy certificate for your tower before you move in. Then register the sale deed, transfer the khata into your name and pay the property tax. You will need these papers again at resale.

Sumadhura Solea has two towers of 14 floors on 3.50 acres, with 233 flats between them. The entrance lobby is planned as a double-height space in Italian marble. Ask which tower your flat is in and what it faces. Every image you see is a render, as planned by the developer.

A morning could begin on the jogging and cycling track or on the yoga lawn, followed by the gym and a swim. The clubhouse, planned at 15,000 sq ft, holds an indoor games area for the rainy months. If you work from home, the co-working space gives you a desk away from the family.

After school, children have a play area and several sports courts. Dog owners get a pet park, and the fragrance gardens offer a quieter walk in the evening. The party area takes birthdays and small get-togethers. A smaller clubhouse means fewer facilities than in the big townships, so ask which of these will be ready when your tower is handed over. Ask too what the monthly maintenance is expected to be.