Urbanrise The Happening Heights

Urbanrise The Happening Heights stands at No. 594, 595 and 597, Gandi Maisamma, Dundigal, pincode 500043, in the northern part of Hyderabad in Telangana. The developer has not published distances to offices, schools, hospitals or rail and metro stations, so we do not quote any here. Your own trial runs are the evidence that counts.

Begin with the commute. Leave the gate at your usual hour, drive to work, and time it; then come back in the evening rush. With five towers of households heading out together, the main gate and the approach road can slow down at school and office hours, so be there at eight in the morning to watch.

Next, map your daily errands. Find the closest grocery, pharmacy and clinic, and note whether you can walk to them or need an auto. Because the towers are already occupied, you can ask residents where their children study and how long their trips take. A quick chat in the lobby will tell you more than a location map. Go back once after dark too, to see the street lighting and how busy the approach stays.

Urbanrise The Happening Heights lists three plans, all quoted as built-up area. A 3 BHK with two bathrooms comes in about 1,172 sq ft and about 1,191 sq ft. A larger 2 BHK measures about 1,174 sq ft. Carpet areas have not been published, so ask for them with a dimensioned plan of the unit you are shown.

Starting prices are Rs. 59.5 Lakhs for the smaller 3 BHK, Rs. 59.6 Lakhs for the 2 BHK and Rs. 60.4 Lakhs for the larger 3 BHK. Every plan comes to about Rs. 5,100 per sq ft. These are opening figures; floor, facing and tower may move the final price more than the choice of plan. If you buy from an owner, the price is a negotiation and these figures are only a guide.

A finished home with an occupancy certificate carries no GST. Stamp duty and registration apply on every purchase. Ask for a cost sheet that lists:

• Base price and the area it is charged on
• Floor-rise and facing premium for your unit
• Car parking and how many bays are included
• Clubhouse membership and the maintenance deposit
• Society transfer fee on a resale
• Stamp duty and registration on the full value

Urbanrise The Happening Heights has no published RERA registration number. Ask Urbanrise for it and search the entry on the Telangana RERA (TS-RERA) portal before paying any booking amount. The entry lists the promoter, the approved plan and the declared completion date for each phase.

Because the towers are complete, this is a finished-home purchase, and you should ask for:

• The occupancy certificate for the tower you choose
• The sanctioned building plan showing your unit
• Title documents and an encumbrance certificate for the 4.5 acres
• The latest property tax receipt for the flat
• A no-dues letter from the residents' association
• A draft sale deed to review before registration

If the seller is an owner rather than the developer, also ask for the earlier sale deeds in the chain and a bank letter confirming any home loan has been closed. After registration, move the property tax account and the power and water connections into your name, which does the job a khata does in other cities.

Urbanrise The Happening Heights places five towers of 19 floors on 4.5 acres, with the shared facilities built around a clubhouse of 36,000 sq ft and on the rooftops. The share of land left open has not been published. Since the site is built, walk it and compare it with the brochure images, which were renders as planned by the developer.

A working day might start at the gymnasium or with a swim, then move to the co-working spaces if you do not commute. Children have a play area, and a creche can take younger ones during office hours. Retail spaces inside the complex are meant for small daily needs, so a quick errand need not mean leaving the gate.

Evenings and weekends go to the sports courts, the landscaped gardens and the rooftop games area. The rooftop amphitheatre hosts community events, and the BBQ and party area takes birthdays and get-togethers. Music and dance classes have a hub of their own. With 855 households sharing these spaces, ask the association how the pool, courts and party area are booked. Ask too what the monthly maintenance is, and look at how the equipment is kept.