Sobha Hennur–Bagalur (pre-launch)

What is the all-inclusive cost, not just the per-sqft rate?

Base rate x saleable area is only the start. On top of it a buyer pays floor rise / preferred-location charges where applicable, car park, club membership, infrastructure and maintenance deposit, GST (5% on under-construction, nil on ready homes with an Occupancy Certificate), stamp duty and registration (about 5% + 1% in Karnataka), and legal/documentation. Budget roughly 10-15% above the base value for an under-construction home.

Is the project RERA registered, and what is the number?

Ask for the K-RERA (or TN-RERA for Hosur) registration number and check it yourself on the state RERA portal — it shows approved plans, promised completion date and quarterly progress. Never pay a token on a project whose number you have not seen.

Confirm with sales before quoting

What is the Khata type — A Khata or B Khata?

A Khata means the property is fully compliant with the local body and is straightforward for home loans and resale. B Khata restricts loan options and resale value. Insist on seeing the Khata certificate and extract before booking.

Confirm with sales before quoting

Which banks have approved the project (APF)?

A project with APF approval from major lenders (SBI, HDFC, ICICI, LIC HFL, Bajaj) has already been through their legal and technical due diligence — that is an independent check on the title. Ask for the APF list.

Confirm with sales before quoting

What are the maintenance charges and the corpus deposit?

Typically quoted in ₹ per sqft per month, plus a one-time corpus/sinking fund. Ask what it covers (security, generator backup, clubhouse, STP, lifts, landscaping) and for how many months it is collected upfront.

Confirm with sales before quoting

Is there an Occupancy Certificate / Completion Certificate?

For a ready home the OC is non-negotiable — without it the building is legally not fit for occupation, GST treatment changes and resale gets difficult. For an under-construction home, ask when the OC is expected.

Confirm with sales before quoting

What is the carpet area versus the saleable area?

RERA requires carpet area to be stated. Loading (the difference between saleable and carpet) is usually 25-33% in Bengaluru. Compare projects on carpet area, not on the headline rate.

What is the payment schedule?

Usually a booking amount, then agreement within 15-30 days, then construction-linked instalments; ready homes are largely down-payment. Ask for the written schedule and the cancellation/refund clause before paying anything.

Confirm with sales before quoting

What is the penalty if possession is delayed?

RERA entitles you to interest on delay. Check the exact rate and the grace period written into the agreement — some agreements give the builder a 6-12 month grace window.

Confirm with sales before quoting

Where does the water come from, and is there power backup?

Ask whether it is Cauvery/BWSSB supply, borewell, or tanker-dependent, and what the STP/rainwater harvesting setup is. Also confirm DG backup — how many KVA per flat and whether common areas are fully backed up.

Confirm with sales before quoting

How many car parks are included, and is a second one available?

One covered park is usually included with 2 and 3 BHK. A second park, if available, is charged separately. Confirm covered vs open and whether an EV charging point can be provided.

Confirm with sales before quoting

What is the rental yield and resale demand here?

Bengaluru gross yields typically run 3-4% and depend far more on the employment catchment than on the building itself. Use the catchment scores and jobs metrics in this card as the honest answer, and quote actual rentals for comparable units in the same micro-market.

What is the builder's track record?

Ask for the list of completed projects with delivery dates, and check the promoter's history on the RERA portal for complaints. Visiting one delivered project tells a buyer more than any brochure.