Sumadhura Sushantham

Sumadhura Sushantham is on GKVK Road, BEL Layout, Vidyaranyapura, pincode 560097, in north Bangalore. Vidyaranyapura has been a residential area for a long time, and the neighbourhood has grown around older layouts such as BEL Layout. The developer has not published distances to offices, schools, hospitals or stations, so we do not quote any here.

Because the building is finished and occupied, you can test the daily routine exactly as it will be. Drive from the gate to your workplace at your usual hour and back again in the evening. If you have children, time the school run too. Travel times in an older part of the city depend more on narrow roads and junctions than on distance.

Walk the streets around the project on a weekday and at the weekend. Note the grocery shops, clinics and parks you would use, and how noisy GKVK Road is at peak hours. The residents' association is the best source on local issues, from water supply and power cuts to parking. Ask them before you make an offer.

Sumadhura Sushantham was sold in three plans, all now gone: a 2 BHK of about 1,250 sq ft, a 3 BHK Premium of about 1,550 sq ft and a 3 BHK Grand of about 1,650 sq ft. These are built-up areas. On resale, ask for the carpet area written in the seller's sale deed, and check the flat against its plan for any changes.

Resale prices depend on the floor, the facing, the block and the state of the flat. Two flats of the same plan can differ a lot in price. Compare recent sales in the same building if the association or your broker can share them.

There is no GST on a resale of a finished flat. Stamp duty and registration are payable on the sale value or guidance value, whichever is higher. Before you agree a price, get these in writing:

• The agreed price and what it includes, such as parking and fittings
• Transfer fee charged by the association, if any
• Pending maintenance or utility dues
• Loan payoff amount, if the flat is mortgaged
• Stamp duty and registration
• Brokerage, if a broker is involved

Sumadhura Sushantham has no RERA registration number published by the developer. Ask the association or the seller for it and look it up on the Karnataka RERA portal, rera.karnataka.gov.in. For a finished building, the entry confirms the approved plans and whether completion was reported on time.

On a resale, most of the risk lies in the seller's papers. Your lawyer should check:

• The seller's registered sale deed and the chain of title
• Occupancy certificate for the block
• Khata in the seller's name and the latest property tax receipt
• Encumbrance certificate for at least the last 13 years
• Approved building plan showing the flat
• No-dues letter from the residents' association
• Loan closure letter from the bank, if the flat was mortgaged

Register the sale deed in your name at the sub-registrar's office. Then apply to transfer the khata and the electricity and water connections. Pay the next property tax in your name.

Sumadhura Sushantham has two blocks of 14 floors on 2.75 acres, with 252 flats between them. That keeps the number of households in each block moderate. The open-space share has not been published, so walk the site and see how much of it is garden and how much is building. The site is built, so what you see is what you get.

A day here could start on the jogging and skating track, then move to the gym or the health club, with a swim to finish. The yoga and activity zone takes morning classes. Younger children have a play area and a creche, and older ones have several sports courts and an indoor games area for rainy days.

The landscaped gardens run between the blocks for an evening walk, and the party area takes birthdays and festivals. A few retail spaces inside the gates cover small daily needs. Since the facilities have been in use since handover, check their condition today rather than trusting old brochure photos. Ask the association what the monthly maintenance covers and whether any major repairs are planned.