TVS Emerald Auralis

TVS Emerald Auralis lies off Bellahalli Main Road at Srinivasa Nagar (Sathanur, 560064), and is grouped with Thanisandra in North Bangalore. Apartment projects have been going up steadily across Thanisandra and the Sathanur pocket in recent years. Much of the area is still being built, so the neighbourhood you move into in 2030 will look different from today.

No distances or travel times are published for the project, and no landmarks are named, so we do not quote any. The practical test is your own commute. Drive from the site to your office on a weekday morning, then do the school run and the trip to the nearest hospital you would use. Note how long each takes and how the approach roads cope with traffic.

Walk the lanes around the plot at different times of day as well. Check whether the road to the gate is paved and lit, and where the nearest shops are today. With 558 households due to share the entrance, ask how many gates are planned. Also ask whether Bellahalli Main Road is due to be widened.

TVS Emerald Auralis has three planned layouts, and the 2 BHK of roughly 1,124 sq ft is marked sold out. The 3 BHK with two bathrooms measures roughly 1,509 sq ft and starts at Rs. 2.12 Crore, about Rs. 14,000 per sq ft. The 3 BHK with three bathrooms measures roughly 1,793 sq ft and starts at Rs. 2.45 Crore, near Rs. 13,700 per sq ft. The area basis is not stated, and carpet areas have not been published.

Payments will follow the construction stages until handover. GST is charged on each instalment, and stamp duty and registration come at the end. Launch prices often rise as towers go up, but that is no reason to book before the papers are in order. Ask for a cost sheet listing:

• Carpet area and the area the rate is charged on
• Floor-rise and facing charges
• 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
• A stage-wise payment schedule

TVS Emerald Auralis has no RERA registration number published yet. A project that is being sold before completion must be registered, so ask TVS Emerald for the number. Then check it on the Karnataka RERA website (rera.karnataka.gov.in), which lists the approved plans, the carpet areas and the completion date the developer has declared.

At this early stage, ask for:

• The RERA registration certificate
• Title deeds and a recent encumbrance certificate for the 6.5 acres
• The land conversion order for residential use
• The sanctioned building plan for the ten towers
• A draft agreement for sale with the completion date and delay compensation
• The bank financing the construction, if any

Have a property lawyer go through the set before the booking amount. During construction, compare the quarterly updates on the RERA website with the site itself. There will be no occupancy certificate for some years. When your tower is complete, collect that certificate, register the sale deed, and then transfer the khata and the BESCOM account to your name.

TVS Emerald Auralis will share 6.5 acres among ten towers of 14 floors, with 558 homes in all. No share of open space has been published, so ask for the sanctioned layout and see how much ground the towers take. Since the project has just launched, everything you see is as planned by the developer.

Imagine a weekday that begins with a run on the jogging track and a session at the gym in the mega clubhouse. If you work from home, the co-working spaces give you a desk away from the family. Children can go to the creche while they are small, and later to the play area, the sports courts and the indoor games zone.

At the end of the day, the pool and the spa and health centre help you unwind, and the landscaped gardens give you somewhere to walk. The amphitheatre and the multipurpose party area can host birthdays and small functions. Ask whether the clubhouse will open when the first towers are handed over, or only at the end. Ask too what monthly maintenance to expect for a 3 BHK.