Vajram Vivera Apartments

Vajram Vivera Apartments stands at Survey No. 4/1 on Kogilu Main Road in Maruthi Nagar, opposite an ICICI Bank branch, pincode 560064. Kogilu is a part of north Bengaluru where new apartment towers are coming up beside older residential layouts, so the neighbourhood is still changing.

Every trip out will start on Kogilu Main Road. No distances to offices, metro stations, schools or hospitals have been published, so we do not quote any. Drive the route to your workplace at the hour you would really leave, and time the drive home in the evening rush too.

A developing area comes with trade-offs. Roads, shops and services may improve over the years before 2030, but construction traffic and dust can also rise as more projects are built. Walk the stretch around the site on a weekday, note where the nearest schools and clinics are, and ask the developer how the entrance to the three towers will connect to the main road.

Vajram Vivera Apartments offers five plans, all as built-up area, with starting prices and the rate each implies:

• 3 BHK, about 1,573 sq ft: Rs. 2.23 Crore onwards (about Rs. 14,200 per sq ft)
• 3 BHK, about 1,680 sq ft: Rs. 2.38 Crore onwards (about Rs. 14,150 per sq ft)
• 3 BHK, about 1,863 sq ft: Rs. 2.64 Crore onwards (about Rs. 14,150 per sq ft)
• 3 BHK, about 2,069 sq ft: Rs. 2.94 Crore onwards (about Rs. 14,200 per sq ft)
• 4 BHK, about 2,406 sq ft: Rs. 3.54 Crore onwards (about Rs. 14,700 per sq ft)

Carpet areas are not published, so ask for them. Because the homes are under construction, GST applies, and stamp duty and registration are payable on the sale deed. Ask for a cost sheet that lists:

• Base price for the exact unit and floor
• Floor-rise and facing premiums
• Car parking and the bays included
• Clubhouse membership and maintenance deposit
• GST on its own line
• Stamp duty and registration
• The stage-linked payment schedule

Vajram Vivera Apartments has no RERA registration number published yet. A project taking bookings should be registered, so ask Vajram Group for the number before you pay anything. Check it on the Karnataka RERA website, rera.karnataka.gov.in, where the declared completion date should match the 2030 handover you are quoted.

With years of construction ahead, the papers you collect now are your protection:

• RERA registration certificate
• Sanctioned building plan for the three towers
• Title deed and encumbrance certificate for Survey No. 4/1
• A draft agreement for sale with the handover date and payment stages
• Names of banks that have approved the project for loans

Ask a property lawyer to read the agreement before you sign it, and keep every receipt as the stages are paid. At handover, see the occupancy certificate for your tower first. Then register the sale deed in your name and apply for the khata transfer.

Vajram Vivera Apartments spreads three 17-floor towers over 6.2 acres, and a good share of the ground is meant for gardens and play. The open-space percentage has not been published, so ask for the sanctioned site plan. Until the towers are finished, every image you see is a render as planned by the developer.

Picture an early start on the jogging and skating track or the yoga and aerobics deck, then the gym or the pool. Parents who work from home can head to the co-working spaces, while toddlers stay at the creche. After school, the play area and the sports courts fill up, and the indoor games area takes over on rainy days.

Weekends could mean a round on the mini golf course or a walk through the fruit gardens and native planting. Birthdays go to the party area, and the amphitheatre suits community events. With two clubhouses shared by 343 homes, ask how bookings and fees will work.