VBHC Aurora

VBHC Aurora is going up at No. 386 on 1st Main Road in SFS 407 Colony, part of the fourth phase of the KHB layout in Yelahanka New Town, pincode 560064. This is a residential part of north Bengaluru that grew phase by phase, so the streets around you are already lived in.

No distances to offices, stations, schools or hospitals have been published, so we do not quote any. The best test is your own commute. Drive from the site to your workplace at the hour you would really leave, and come back in the evening rush to see how long each leg takes.

Visit more than once, on a weekday and a weekend, to see how busy 1st Main Road gets and how quiet the lanes are at night. Walk to the nearest shops and clinics to judge how much you can do on foot. A single tower on a small plot will bring new traffic to the lane, so ask where the basement ramps will open.

VBHC Aurora has three plans, all three-bedroom, three-bathroom homes with a private terrace, quoted as built-up area:

• About 1,621 sq ft: Rs. 2.26 Crore to Rs. 2.38 Crore onwards (about Rs. 13,950 per sq ft at the lower figure)
• About 1,686 sq ft: Rs. 2.36 Crore to Rs. 2.48 Crore onwards (about Rs. 14,000 per sq ft)
• About 1,702 sq ft: Rs. 2.34 Crore to Rs. 2.46 Crore onwards (about Rs. 13,750 per sq ft)

Carpet areas and terrace areas are not published, so ask for both. The largest plan starts below the middle one, so compare units, not labels.

GST applies to these under-construction homes, and stamp duty and registration follow at the sale deed. Your cost sheet should show:

• Base price with floor and facing premiums
• How the terrace is measured and charged
• Basement parking and bays included
• Clubhouse fee and maintenance deposit
• GST, stamp duty and registration
• The stage-wise payment plan

VBHC Aurora has no RERA registration number published yet. A project taking bookings should be registered, so ask VBHC Pvt Ltd. for the number and look it up on the Karnataka RERA website, rera.karnataka.gov.in. The entry shows the declared completion date and the number of homes, which the developer has not published.

At this stage of construction, ask to see:

• RERA registration certificate
• Sanctioned building plan for the tower, including the terraces
• Title deed and an encumbrance certificate for the plot at No. 386
• A draft agreement for sale with the payment stages and handover date
• The banks that have approved the project for home loans

Have a property lawyer read the agreement before you sign, and make sure the terrace is described as exclusive to your unit. At handover, ask for the occupancy certificate first. Then register the sale deed in your name and apply for the khata transfer.

VBHC Aurora is a single-tower project: two basement levels for parking, a stilt and ground level, then 18 floors of homes, all on a plot of 1.1 acres. The open-space share and the number of homes have not been published, so ask for the sanctioned plan. Until the tower is finished, every image you see is a render as planned by the developer.

A morning could start in the yoga and activity room or the gym, or on the jogging track that runs through the landscaped gardens. The swimming pool at the clubhouse is there for a swim before work. Parents of toddlers have a creche on site, and older children get a play area.

On rainy days, the indoor games area keeps everyone busy, and retail spaces inside the gates save small trips. Your own terrace adds space you would not usually get in a tower. A solar-powered fence runs around the compound. Ask when the clubhouse and pool will open relative to the first handovers.