Upcoming Godrej Thanisandra

Upcoming Godrej Thanisandra is filed under Thanisandra, though its published address is a map code, 4J5M+28Q, at Srinivaspur in Mittaganahalli, pincode 562149. No distances to offices, stations, schools or hospitals have been published, so we do not quote any. Use the map code to locate the plot before you plan anything else.

Then do the trips you would make as a resident. Drive to your office on a weekday morning and come back in the evening rush, timing both. If your children will change schools, time the school run from the site too.

Look at the approach road as it is today and ask the developer which road will serve the main gate once 558 families live here. Ask whether that road will be widened and how many parking bays come with each home. Find the nearest grocery store, pharmacy and clinic, and note which of them you could reach without a car.

Upcoming Godrej Thanisandra lists three layouts, all quoted as built-up area. The two-bedroom is about 1,190 sq ft. The three-bedroom comes as Premium, about 1,880 sq ft, or Luxe, about 2,180 sq ft. Carpet areas have not been published, so ask for them before you compare rates.

Starting prices are Rs. 1.62 Crore, Rs. 2.55 Crore and Rs. 2.95 Crore in that order. The entry home works out to about Rs. 13,600 per sq ft. These are starting figures only, so ask for unit-wise pricing that reflects floor and facing.

A home under construction attracts GST, and stamp duty and registration are payable on every purchase. Ask for a cost sheet that shows:

• The base rate and the area it is charged on
• Floor-rise and facing charges
• Car parking and clubhouse membership
• Maintenance deposit
• GST as a separate line
• Stamp duty and registration on the full value

Upcoming Godrej Thanisandra is still waiting for a RERA registration number to be published. Ask the developer for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in). The entry will also settle the location question, since it records the land and its survey numbers.

For a home under construction, ask for:

• The RERA registration certificate
• Title documents and an encumbrance certificate for the 6.5 acres
• The conversion order for residential use
• The sanctioned building plan for your tower
• A draft agreement for sale with a handover date and a construction-linked payment plan

Make every payment by bank transfer into the account named in the RERA filing, and keep the receipts. If you borrow, your lender will run its own legal check, but read the papers yourself too. At handover, collect the occupancy certificate, register the sale deed in your name and apply for the khata.

Upcoming Godrej Thanisandra is planned as ten towers of 14 floors on about 6.5 acres. The open-space share has not been published, so ask for the sanctioned site plan to see how the towers, clubhouse and gardens divide the land. Everything described here is as planned by the developer.

A weekday could begin on the jogging track, then the gym or the pool at the clubhouse, with the health centre close at hand. Remote workers can use the co-working spaces for a desk away from the flat. Toddlers could spend the morning at the creche, and older children have a play area and several sports courts after school.

Evenings might bring a show in the amphitheatre or a walk through the landscaped gardens. The indoor games zone covers a rainy day, and the multipurpose party area takes birthdays and family functions. Ask which facilities open with the first towers and which wait until the last ones are handed over.