TATA The Promont

TATA The Promont stands in Banashankari, a long-settled residential district of south Bengaluru named after the old Banashankari Amma temple. The developer has not published a street address, pincode or distances, so ask for the exact gate location and a map pin before your visit.

Living here means the neighbourhoods around you are built and working. Jayanagar and JP Nagar are next door, and Padmanabhanagar, Kumaraswamy Layout, Uttarahalli and Rajarajeshwari Nagar are all in the surrounding belt. Markets, clinics, schools and places of worship have served these areas for decades, so daily errands rarely mean a long drive.

Office commutes are a different matter, since they run through busy city roads. Time your route to work at the hour you would actually leave, and again for the trip home. Ask residents which schools their children attend and which hospital they rely on. Because the project is finished, you can also judge the approach road, noise and visitor parking on the spot.

TATA The Promont offers two home types, both quoted as built-up area. Three-bedroom flats measure about 2,378 to 2,522 sq ft and are listed at Rs. 2.88 Crore to Rs. 3.06 Crore. Four-bedroom flats measure about 3,033 to 3,205 sq ft and are listed at Rs. 3.69 Crore to Rs. 3.90 Crore. On these figures the rate is about Rs. 12,100 to Rs. 12,200 per sq ft.

A separate figure of Rs. 9,778 per sq ft is also quoted, which does not agree with the listed prices. Ask which is current. If you buy from an owner, the price will be whatever you agree, so use these numbers as a guide. Carpet areas are not published.

A finished flat with an occupancy certificate carries no GST. Stamp duty and registration are payable on the full value. Ask for a statement covering:

• Agreed price and the area it covers
• Car parking bays and their location
• Clubhouse membership transfer
• Maintenance deposit and monthly charge
• Any unpaid dues on the flat
• Stamp duty and registration

TATA The Promont is listed with BBMP and BDA approval. No RERA registration number has been published. Ask Tata Housing or the residents' association whether one was issued, and check on the Karnataka RERA portal, rera.karnataka.gov.in. For a building handed over in December 2017, the completion papers matter most.

Before you pay an advance, ask the seller for:

• Occupancy certificate for the tower
• BBMP and BDA approved plan, matched to your flat
• Title deeds and an encumbrance certificate for at least 15 years
• Khata and the latest property tax receipt
• No-dues letter from the residents' association
• For a resale, the seller's registered sale deed and any loan closure letter

At these prices, have a property lawyer check each document. Your purchase registers on a sale deed. After that, have the khata moved into your name and transfer the power and water accounts. A home loan brings a bank's legal check as well, which gives you a second view of the title.

TATA The Promont spreads over 14 acres. The developer has not published tower or unit counts, or the share of land kept open, but since the site is built you can walk it and see how buildings and gardens are arranged. Older images were as planned by the developer; judge what stands today.

A day here could start on the joggers' track or with yoga, followed by the gym or a swim. Children have a play area and their own pool, and the garden gives you space to walk. For sport, there are tennis and squash courts, and indoor games for rainy afternoons.

Evenings might end at the spa or in the jacuzzi. The library is there for a quiet hour, and the amphitheatre suits community events. For family occasions you have a banquet hall, a community hall and a barbecue area. A long list like this needs upkeep, so ask residents how well each facility has been maintained since 2017 and what the monthly charge covers.