The Earthscape by Bricks & Milestones

The Earthscape by Bricks & Milestones is on Gunjur Road, Kachamaranahalli, pincode 560087, on the eastern edge of Bengaluru. This stretch is still filling in, with other large residential projects coming up nearby. The developer has not published distances to offices, schools, hospitals or metro stations, so we do not quote any here.

Since handover is due from 2030 onwards, the neighbourhood you move into will look different from the one you visit now. Drive the route from the site to your workplace at peak hour, and do the school run you expect to make. Note which stretches of Gunjur Road are narrow or broken, and ask the local planning office whether any widening is scheduled.

Inside the gates, the plan leans on its own facilities: shops, a cafe, a creche and a clubhouse. That can save trips for small errands, but it will not replace a hospital, a school or a large market. Find the nearest of each on your visit, and time the drive. With 1,258 homes sharing the approach road, also ask where the main gates open and how traffic will enter and leave at rush hour.

The Earthscape by Bricks & Milestones offers four layouts, all quoted as built-up area. Carpet areas have not been published, so ask for them. Here is what each costs to start, and the per-sq-ft rate that price implies:

• 3 BHK, 1,844 sq ft: Rs. 2.15 Crore onwards, about Rs. 11,700 per sq ft
• 3 BHK Plus, 2,044 sq ft: Rs. 2.38 Crore onwards, about Rs. 11,600 per sq ft
• 4 BHK single level, 2,500 sq ft: Rs. 2.75 Crore onwards, about Rs. 11,000 per sq ft
• 4 BHK duplex, 3,300 sq ft: Rs. 3.90 Crore onwards, about Rs. 11,800 per sq ft

These are starting prices, and in a 26-floor block the floor and the view will push them up. Because the homes are under construction, GST is added. Stamp duty and registration are payable on top as well.

Ask for a cost sheet that shows:

• Base rate and the area it is charged on
• Floor-rise and facing premiums
• Car parking and the number of bays
• Club Amara membership and the maintenance deposit
• GST as its own line
• Stamp duty and registration

The Earthscape by Bricks & Milestones has no RERA registration number published yet. With handover from 2030 onwards, this is the most important document to see. Ask Bricks & Milestones for the number and look it up on the Karnataka RERA portal (rera.karnataka.gov.in). The entry lists the promoter's declared completion date, the approved plans and quarterly progress updates.

Before you book, ask for:

• The RERA registration certificate for your phase
• Title documents and an encumbrance certificate for the land
• The land conversion order for residential use
• The sanctioned building plan showing your block and floor
• A draft agreement for sale with the handover date, delay penalty and payment schedule

Keep every stage-wise payment receipt, since your bank will ask for them. At handover, insist on the occupancy certificate for your block before you take the keys. Register the sale deed, then transfer the khata and the electricity account into your name.

The Earthscape by Bricks & Milestones places twelve blocks of 26 floors on 22.3 acres, with the clubhouse and lawns shared by all of them. The developer has not published how much of the land is open space, so ask for the sanctioned site plan and see where your block falls against the main road and the gardens. Renders on show are as planned by the developer, not photographs.

A weekday might start on the yoga and meditation lawns or on the jogging and skating track, with the gymnasium for weights. Small children can spend the day at the creche, and older ones have a play area and several sports courts. Club Amara, at 60,000 sq ft, holds most of the indoor life, from the games zone to a spa and salon.

Evenings and weekends have more options: two swimming pools, a mini theatre, an open-air amphitheatre and a party lawn for birthdays. The cafe and its chef's kitchen, along with the retail spaces, cover coffee and daily shopping. With over a thousand households sharing these, ask about booking rules, lift counts per block and the likely maintenance charge per sq ft.