TVS Emerald Apartments

TVS Emerald Apartments is planned at Srinivasa Nagar in Sathanur, and the listing gives a pincode of 560064. It is grouped with Thanisandra, a part of North Bangalore that has filled up quickly with new apartment projects. Buyers come here for newer homes at prices below the older, busier parts of the city.

The developer has not published distances or drive times to offices, schools, hospitals or stations, and we do not guess them. The best check is your own. Drive from the site to your workplace at the hour you would leave, and repeat the trip for the school run. Most daily journeys from this side of the city head towards Hebbal and the northern office belt, so note how long the drive takes at peak hours.

With handover planned for December 2030 onwards, what surrounds the site today will change before you move in. Ask what roads, shops and schools are planned nearby over the next few years. Also keep in mind that 558 households will share the same approach roads once the towers fill up.

TVS Emerald Apartments lists three layouts. The 2 BHK is roughly 1,124 sq ft, quoted at Rs. 1.14 Crore to Rs. 1.28 Crore. The 3 BHK with two bathrooms is roughly 1,509 sq ft, quoted at Rs. 1.58 Crore to Rs. 1.72 Crore. The 3 BHK with three bathrooms is roughly 1,793 sq ft, quoted at Rs. 1.91 Crore to Rs. 2.09 Crore. On the lower figures, that comes to about Rs. 10,100, Rs. 10,500 and Rs. 10,700 per sq ft. The area basis is not stated, and carpet areas are not published.

These are pre-launch figures. Once the project is registered and building starts, GST will be charged on each payment, and stamp duty and registration will be due at the end. Ask for a cost sheet that shows:

• Carpet area and the area the rate is charged on
• What moves a unit from the bottom to the top of its band
• Car parking and the number of bays
• Clubhouse membership and advance maintenance
• BESCOM, water and backup connection fees
• GST per instalment
• Stamp duty and registration

TVS Emerald Apartments has no RERA registration number published yet. Under RERA, a project that has to be registered should not be marketed or sold before it is. Ask TVS Emerald when registration is expected. When it arrives, look it up on the Karnataka RERA website (rera.karnataka.gov.in) for the approved plans, carpet areas and declared completion date.

At this pre-launch stage, the useful papers are:

• Title deeds for the 6.5 acres and a recent encumbrance certificate
• The land conversion order for residential use
• The layout plan and the building plan, once sanctioned
• The RERA certificate, once issued
• A draft agreement for sale, with the completion date and delay penalty

Do not pay a token or booking amount against an expression of interest alone. If you do pay one, get a receipt that says it is fully refundable if you choose not to buy after launch. At handover, expect the occupancy certificate, a registered sale deed in your name, and the khata transfer.

TVS Emerald Apartments spreads ten towers of 14 floors across 6.5 acres in its plan, holding 558 homes. No open-space figure has been published, and the layout can still change before approval. Every picture you see is as planned by the developer, so ask for the master plan drawing, not just the renders.

A normal weekday might begin on the jogging track, then move to the gym in the mega clubhouse. If you work from home, the co-working spaces let you leave the flat for a proper desk. Small children can spend the day in the creche, and older ones have a play area, several sports courts and an indoor games zone.

For the evenings, there is the pool, a spa and salon, and landscaped gardens to walk in. The amphitheatre and the multipurpose party area give families somewhere to hold a function without renting a hall. Ask where the clubhouse will stand relative to each tower, when it will be built compared with the homes, and what monthly maintenance to budget for.