Urbanrise Opulence

Urbanrise Opulence sits in the Krishnaja Hills colony of Nizampet, pincode 500090, and is grouped with Bachupally. The address on file is a plus code with the colony name, so ask the developer for the exact approach road before your first visit.

The developer has not published distances to offices, schools or hospitals. Plan your own trial runs. Leave for work at your normal morning hour and time the drive, then time the return in the evening peak. If your children will change schools, do their morning trip too. Find the nearest hospital and see how long it takes to get there.

With 382 families due to move in, check how wide the lane to the gate is and whether it can take the extra cars. The supermarket planned inside the campus will handle daily groceries once it opens. For weekly shopping and banking, walk the nearby streets of Nizampet and see what is within easy reach. Visit on a weekend too, when traffic follows a different pattern.

Urbanrise Opulence has only 3 BHK homes, with sizes quoted as built-up area. The two-toilet plan comes in three near-identical sizes: about 1,321 and 1,322 sq ft for Rs. 1.02 Crore upwards, and about 1,335 sq ft for Rs. 1.03 Crore upwards. The three-toilet plan is about 1,649 sq ft for Rs. 1.25 Crore upwards.

The smaller plans work out to about Rs. 7,700 per sq ft, and the larger one to about Rs. 7,600. The three small sizes differ by a few square feet, so compare their layouts, floors and facings rather than the size. Ask for the carpet area of your flat, since built-up area includes walls.

As the towers are under construction, GST applies, along with stamp duty and registration. Ask for a cost sheet that lists:

• Base price with floor-rise and facing charges
• GST on the under-construction value
• Car parking and clubhouse charges
• Corpus fund and maintenance deposit
• A payment plan linked to construction stages

Urbanrise Opulence has no RERA registration number published by Urbanrise. Ask for it before you pay any booking amount and check it on the TS-RERA portal. The entry should confirm the two towers, 12 floors, the approved number of homes and the declared completion date.

For an under-construction purchase, ask to see:

• The RERA registration certificate
• Building permission and approved plans for your tower
• Title deeds and an encumbrance certificate for the 3.4 acres
• The draft agreement for sale, with a handover date and delay compensation
• A payment schedule tied to construction milestones
• The list of banks that have approved the project for home loans

At handover, collect the occupancy certificate for your tower before you take the keys. Then register the sale deed in your name and have the property tax record transferred to you. Keep every payment receipt safe, as your bank and any future buyer will ask for them.

Urbanrise Opulence is planned by the developer as two towers of 12 floors sharing 3.4 acres with landscaped gardens around them. The developer has not published the share of open space. Ask for the master plan drawing and check how far apart the two towers stand, and which flats face the gardens.

A weekday could start in the gym, the swimming pool or the meditation and yoga studio. If you work from home, the co-working spaces give you a desk and a door that closes. Children have a play area, and the sports courts and indoor games area keep older ones busy after school.

Weekends can end in the mini theatre, and the clubhouse is the place for gatherings. The supermarket inside the campus should save you a drive for milk and vegetables. Since handover is some years away, ask which of these facilities will be ready when you get your keys. Also ask for an estimate of the monthly maintenance charge.