Total Environment Down by the Water

Total Environment Down by the Water is at Agrahara in Jakkur, pincode 560064, in the stretch of north Bengaluru that runs from Hebbal up to Yelahanka. Bellary Road is close at hand, and it forms the spine of most journeys from here: south into Hebbal and on to the city centre, north towards Kempegowda International Airport.

That makes the airport run straightforward and the trip into town predictable in direction, if not always in time. The developer has not published distances or drive times to offices, stations or the airport, so we do not quote any. Before you decide, drive to your office at your normal hour and back again in the evening, since the Hebbal end of Bellary Road is where traffic tends to build.

Everyday needs are covered by Jakkur and neighbouring Yelahanka, which have schools, hospitals and shops of their own; no particular names have been given, so check the ones that matter to you. With 334 families arriving over time, also ask how the approach road to the gate will handle morning traffic, and how many parking bays come with each home.

Total Environment Down by the Water offers five layouts, all quoted as built-up area. The I20 is a three-bedroom with a study at about 2,490 sq ft, priced at Rs. 5.62 Crore upwards. The L21 swaps in a home office at about 2,628 sq ft, with a base of Rs. 5.91 Crore. The I25 adds a maid's room, office and study at about 3,240 sq ft, starting at Rs. 7.27 Crore. The four-bedroom I40 measures about 4,980 sq ft (Rs. 11.2 Crore upwards) and the I50 about 6,480 sq ft (Rs. 14.6 Crore upwards).

Each price works out close to Rs. 22,500 per sq ft, so the jump between plans is about size rather than a premium on bigger homes. Carpet areas have not been published; ask for them. Every price carries "onwards", so floor and facing will move the figure.

These homes are under construction, so GST applies, and stamp duty and registration are paid on top. Your cost sheet should list:

• Base rate and the area it is charged on
• Floor-rise and facing charges
• Car parking bays and their price
• Clubhouse fee and maintenance deposit
• GST as its own line
• Stamp duty and registration
• The construction-linked payment schedule

Total Environment Down by the Water has no RERA registration number published yet. Ask Total Environment for it and search the Karnataka RERA website, rera.karnataka.gov.in, before you pay a token amount. The entry lists the approved plans, the promoter's declared completion date and quarterly progress, which is how you check a 2029 handover as the work goes on.

At this stage, while the towers are being built, ask for:

• The RERA registration certificate
• Sanctioned building plan and the plan for your unit
• Title deeds and an encumbrance certificate for the 10 acres
• A draft agreement for sale with the handover date and payment milestones
• A sanction letter if you are taking a home loan

When your home is ready, the documents change. Ask for the occupancy certificate for your tower before you take the keys, then register the sale deed and apply for the khata in your name. Keep the payment receipts from each stage, as the bank and the sub-registrar will ask to see them.

Total Environment Down by the Water has three towers of 16 floors on 10 acres, which leave a good deal of ground between the buildings, and that is where daily life here is planned. Images you see are renders as planned by the developer, so ask for the sanctioned site plan to see how much of the land stays open.

A morning could begin on the jogging and skate track or in the yoga and meditation zone, then move to the gym inside the clubhouse of 24,000 sq ft. The heated pool makes a swim possible even in the cooler months. After school, children split between the play area and the outdoor sports courts, and the indoor games room covers the rainy afternoons.

Weekends lean social. The BBQ lawns and the party hall take birthdays and family dinners, and the open-air amphitheatre can hold a community performance. For small health needs, a clinic and pharmacy on the campus saves a drive. Landscaped gardens tie the spaces together. Ask which of these open with the first tower and which only arrive once the last one is handed over.