Urbanrise Galleria Gardens

Urbanrise Galleria Gardens lies on Gunded Road at Balanagar, Shadnagar, pincode 509202, south of Hyderabad. The developer has not published distances or travel times to offices, schools or hospitals. So you will need to judge the commute for yourself before you commit.

Since the layout is finished, you can make those trips for real. Drive from the gate to your workplace on a weekday morning, and back in the evening, and time both. If you plan to live here with children, find the schools you would use and do the morning run. Check how long it takes to reach a hospital at night.

Many plot buyers here will build later, so the layout may stay quiet for a while. That suits some people and worries others. Walk the internal roads after dark, see how many houses are already occupied, and ask where residents buy groceries. The retail spaces inside the gate will help once they are running. Also confirm the approach road from Gunded Road is paved all the way.

Urbanrise Galleria Gardens sells land, not a house. Six plot sizes are listed as 165, 200, 250, 300, 350 and 400, and the unit is not given with them. Prices start at Rs. 39.9 Lakhs, Rs. 48.4 Lakhs, Rs. 60.4 Lakhs, Rs. 72.5 Lakhs, Rs. 84.5 Lakhs and Rs. 96.6 Lakhs, in that order.

The price climbs in almost exact step with size, so you are not rewarded for buying bigger. Ask for the dimensions, facing and road width of your plot, since a corner or east-facing plot can cost more than the starting figure. Budget separately for building the house, which is not included.

The land is already developed, so no GST applies on the plot price. Stamp duty and registration are payable. Ask for a cost sheet that lists:

• Plot price with any corner or facing premium
• Development or infrastructure charges
• Clubhouse membership and corpus fund
• Maintenance deposit and advance
• Water, power and sewer connection charges for your house

Urbanrise Galleria Gardens has no published RERA registration number from Urbanrise. Ask for it and check it on the TS-RERA portal before you pay a token amount. The entry should show the approved layout, the number of plots and the land area.

Plot purchases need their own set of papers. Ask to see:

• The land conversion order allowing non-agricultural use
• The approved layout plan showing your plot number and size
• The release order for your plot, if the layout was mortgaged to the approving body
• Title documents and an encumbrance certificate for your plot
• The latest property tax or land tax receipt
• A draft sale deed with the plot's boundaries and dimensions

At registration, the sale deed passes the plot to you, so make sure the boundaries match what you saw on the ground. Then have the property tax record moved into your name. When you build, you will need your own building permission for the house.

Urbanrise Galleria Gardens divides 34 acres into 322 plots in its master plan, with about 3.5 acres given over to greens and amenities. Tree-lined asphalt roads with sidewalks and roundabouts connect the plots, and a boundary wall with an entrance arch encloses the whole layout. Themed parks and plazas are spread through it.

A day here could start with a run on the jogging track or a yoga or aerobics session, then a workout in the gym. Children have a play area and a skating rink, and cricket fans get practice nets. Dog owners will appreciate the pet park, and the multipurpose sports court handles evening games.

The clubhouse and indoor games area are there for rainy days, and a party area and amphitheatre cover celebrations and community events. Retail spaces inside the gate should save short trips out. Ask the association what the monthly charge is and whether it rises once more houses are built. Also check which facilities are fully open today, since you can see them in person.