Tattvam Midori

Tattvam Midori is at Ittangur, in the Sarjapur area, pincode 562125. This is the outer part of the Sarjapura Road belt on the south-east side of Bengaluru, where low-rise projects and villa layouts are spreading into what was farmland. The developer has not published distances to offices, schools or hospitals, so we do not quote any.

Your commute will likely depend on the roads towards Sarjapur town and the tech offices along Sarjapur Road. Drive from Ittangur at the time you would really leave for work, then do the return trip in the evening. Note the slow stretches, and whether there is a second route when the main road jams.

Families should ask which schools send buses to Ittangur, and visit them. Check where the nearest clinic and pharmacy are, and how far you would drive for weekly groceries. Look at the approach road to the gate as well, since the final stretch to a new project on the city's edge is often the last to be surfaced. A weekend visit shows you how quiet the area is.

Tattvam Midori has six plans, all quoted as built-up area. Three-bedroom homes: 2,085 sq ft at Rs. 2.00 Crore, 2,150 sq ft at Rs. 2.06 Crore, 2,330 sq ft at Rs. 2.22 Crore and 2,900 sq ft at Rs. 2.75 Crore. The four-bedroom home is 2,619 sq ft at Rs. 2.49 Crore. A three-bedroom plan with a study and a maid's room is 3,020 sq ft at Rs. 2.86 Crore.

Every plan works out close to Rs. 9,500 per sq ft, so you pay for size rather than for bedroom count. Carpet areas are not published. Ask for them and for room dimensions, since the gap between built-up and carpet area varies by plan.

GST applies because the homes are under construction, and stamp duty and registration are extra. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Floor and facing premiums
• Car parking bays
• Maintenance deposit
• Power connection charges
• GST as a separate line
• Stamp duty and registration

Tattvam Midori has no RERA registration number published yet. Ask Tattvam Ventures for it and check it on the Karnataka RERA portal, rera.karnataka.gov.in. The entry should show the number of homes, which has not been shared elsewhere, the approved plan and the promised completion date.

For a home under construction, ask for these before you pay:

• RERA registration certificate
• Title deeds and an encumbrance certificate for the 5.3 acres
• Land conversion order, as the site is on the city's edge
• Sanctioned building plan showing your unit
• Draft agreement for sale with handover date and delay penalty
• Stage-linked payment schedule

If you need a home loan, ask which banks have approved the project, since their legal checks add a view on the title. At handover, get the occupancy certificate for your block, then register the sale deed and apply for the khata in your name. Keep all receipts until the khata is issued.

Tattvam Midori places eight blocks of three floors each on 5.3 acres. With buildings this low, there is room for a lot of open ground between them, but the developer has not published the share of land kept open. Ask for the sanctioned site plan to see how the blocks, driveways and gardens are arranged. Images shown are as planned by the developer.

Living in a three-floor block is closer to a large house than a high-rise. You will share a lift and a staircase with only a handful of neighbours. Ceilings are high, at 10 feet 6 inches floor to floor, so rooms feel airy. Main doors come with a smart digital lock, and security cabins with CCTV watch every entry and exit.

No amenity list has been published, and this is the main open question. Ask whether a clubhouse, pool, gym, play area or walking path is planned, and where. Ask also how the maintenance charge will be set, since a smaller community spreads the cost of shared services across fewer homes.