The Advantage Raheja Pebble Bay

The Advantage Raheja Pebble Bay sits at 1st Main Road, Teacher's Colony, in 1st Block Koramangala, pincode 560034, with HSR Layout's 5th Sector named in the same address. That puts you in one of the busiest working parts of south-east Bengaluru, close to the Silk Board junction and the Outer Ring Road. Precise distances have not been published, so we give none.

For many residents the draw is a short commute. Koramangala is thick with start-ups and offices, and HSR Layout is next door. Hosur Road leads south towards Electronic City, and the Outer Ring Road connects to the tech corridors further east. Time your own route at the hour you would normally leave, since Silk Board traffic can turn a short hop into a long one.

Daily life in an established area is easy. Shops, restaurants, clinics and schools already surround you, and many errands can be done on foot. Because the project is finished, visit on a weekday evening to judge the traffic at the gate and the noise from nearby roads. Ask residents which schools and hospitals they use.

The Advantage Raheja Pebble Bay lists four plans, all quoted as built-up area. The two-bedroom home measures 1,235 sq ft at Rs. 1.31 Crore. The three-bedroom home comes as a medium plan of 1,815 sq ft at Rs. 1.92 Crore or a large plan of 2,070 sq ft at Rs. 2.19 Crore. The four-bedroom home measures 2,495 sq ft at Rs. 2.65 Crore.

Across all four, the rate is near Rs. 10,600 per sq ft. A figure of Rs. 8,200 per sq ft is also quoted, and it does not match the listed prices, so ask which is current. If you buy from an owner, the price is whatever you agree. Carpet areas are not published.

A finished flat with its occupancy certificate carries no GST. Stamp duty and registration are payable on the sale value. Ask for a statement that covers:

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

The Advantage Raheja Pebble Bay holds BBMP and BDA approval, as its listing shows. No RERA registration number has been published. Ask the developer 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 2019, the completion papers carry the most weight.

Before you pay an advance, ask the seller for:

• Occupancy certificate for the block
• 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

Have a property lawyer check each document against the flat you are buying. Your purchase registers on a sale deed. After registration, move the khata, electricity and water accounts into your name. If you take a home loan, the bank's legal check on the title adds a second opinion.

The Advantage Raheja Pebble Bay comprises three blocks of 15 floors on 3.6 acres, with 188 homes between them. The share of open land has not been published, but since the site is built, you can walk it and see how the blocks, courts and gardens are arranged. Older images were as planned by the developer; judge what stands today.

A morning could start on the jogging track or in the gym, followed by a swim. After work, the tennis and basketball courts and the other outdoor courts take the evening crowd, and children have their own play areas. Activity areas and landscaped gardens offer quieter corners.

The clubhouse holds a games room and a library for rainy afternoons. A party area and a community hall host birthdays and festival gatherings, and retail spaces on site cover small daily needs. Each block has automatic lifts with an emergency phone linked to the security cabin, backed by the generator. After several years of use, ask residents how well the facilities are kept and what the monthly maintenance charge covers.