Zenith Residences at Karle Town Centre

Zenith Residences at Karle Town Centre stands on Kempapura Main Road, the 100-foot road in Hebbal, with Nagavara Lake, some 90 acres of water, right next to the towers. The land is recorded as survey numbers 94/1, 61/1 and 61/2. Hebbal is the meeting point of north Bengaluru's main roads, and most airport runs start from here.

Distances quoted by Karle Infra, worth checking in person:

• Offices in the township's SEZ: roughly 500 m
• A metro station, still at the proposal stage: roughly 1 km
• Columbia Asia (Manipal) Hospital in Hebbal: roughly 3.8 km
• Kempegowda International Airport: roughly 20 km

If your job is on the campus, a short walk can replace the daily drive, and street-level shops in the township cover small errands. If you work elsewhere, time your commute at rush hour, because the final section between the main road and the gate sets the pace. On your visit, find out which towers and floors have lake views.

Zenith Residences at Karle Town Centre lists unit sizes taken from listings rather than the developer, as saleable figures:

• 3 BHK, roughly 2,360-2,431 sq ft: Rs. 2.33 Crore onwards, near Rs. 9,900 a sq ft on the smaller size
• 3.5 BHK: size and price shared on request
• 4 BHK duplex, roughly 5,092-6,297 sq ft: Rs. 7 Crore to Rs. 8 Crore

Carpet areas have not been released, so get them in writing. Floor, facing and whether the flat looks over the lake will all move the price.

Since the towers are certified, no GST is charged; Karle Infra estimates this saves buyers as much as Rs. 24 Lakhs. Stamp duty and registration are payable when the sale deed is signed. A ready home is normally paid for as a booking amount and then the rest at registration. Your cost sheet should list:

• The unit price, including view and floor premiums
• Number of car parks, covered or open
• Clubhouse membership and the maintenance deposit
• Charges for power and water connections
• Stamp duty and registration

Zenith Residences at Karle Town Centre was completed and certified before Karnataka's RERA rules applied, so it has no published RERA number. What protects you instead is certificate no. OC/71/2017-18, the proof that the towers match the sanctioned design. A search on rera.karnataka.gov.in will still show whether any later phase has been registered.

Papers to see before booking:

• Occupancy certificate covering your tower
• Completion certificate and the approved building plan
• Title deeds for survey numbers 94/1, 61/1 and 61/2, with an encumbrance certificate running to today
• Khata, for the unit or the whole project, and recent tax receipts
• The draft sale agreement alongside the cost sheet

On a purchase of this size, pay a lawyer to check the title. When you register, the sale deed goes into your name, followed by the khata, power and water accounts. Get a copy of the maintenance contract and the residents' association bylaws, and ask whether the association already exists.

Zenith Residences at Karle Town Centre puts its homes on roughly 4.5 acres along the lake, which Karle Infra set apart from the township's office blocks. The towers rise from a podium; cars move and park underneath it, and three quarters of the podium is planted and open. The project is finished, so the garden level you walk on a visit is the real one.

Arrival is through a lobby looking onto lily ponds. A morning might mean the jogging track, a gym session or the pool, and then coffee at the cafe. The clubhouse covers some 37,500 sq ft, part of roughly 1.25 lakh sq ft given to amenities. Tennis and badminton, among other outdoor courts, fill evenings for adults, while children play on the traffic-free podium.

At night there is the mini theatre, the games room and a party area for gatherings, with a mall and shops for everything else. The buildings hold a LEED Gold rating. Find out which facilities other township phases also use, and what your maintenance charge pays for.