Adarsh Pinecourt on Hennur Road: Prices, Paperwork and What to Ask Before Buying a Ready Flat

Families who would rather not wait for a building to rise often ask about Adarsh Pinecourt. Adarsh Developers completed it at Chikkagubbi Village, a short way off Hennur Road in North Bangalore, and homes have been handed over since December 2022. Ten four-storey blocks hold 201 apartments on four acres. What follows covers money, legal record and the questions to put to a seller.

Documents Come First

When a home is already built, paperwork shows whether the block can be occupied and the title is clean. On 10 December 2018 The state authority registered the project as PRM/KA/RERA/1251/446/PR/181210/002198. It is tied to Survey No. 91 of Chikkagubbi Village in Bidarahalli Hobli, and the plan carries the approval of the Bangalore Development Authority.

Karnataka's RERA website lets anyone confirm the number. Before paying anything beyond a refundable token, collect these papers:

• An occupancy certificate covering the block.
• The sanctioned plan, with the unit identified.
• Title deeds, together with an encumbrance certificate.
• Khata papers and the tax receipt most recently paid.
• For a second-hand flat, the seller's purchase deed and a clearance showing nothing is owed to the association.

Sizes and Starting Prices

Pinecourt offers three layouts, measured by built-up area. The 2 BHK covers about 1,172 sq ft and is priced from Rs. 64 Lakhs, which is nearly Rs. 5,460 for every sq ft. In the middle, the 2.5 BHK measures roughly 1,456 sq ft and begins at Rs. 78 Lakhs, about Rs. 5,360 a sq ft.

The largest, the 3 BHK, covers roughly 1,644 sq ft and starts at Rs. 87 Lakhs, about Rs. 5,290 a sq ft. The extra half room of the 2.5 BHK can serve as a study or a baby's room. Because the community is mature, ask whether a flat is builder stock still unsold or a flat being resold by its owner, since this changes price and paperwork.

Working Out the Full Outlay

Once a flat is complete and the OC is issued, GST falls away. The extras added to the price are these:

• Stamp duty at 5% with surcharges, the slab for homes over Rs. 45 Lakhs.
• Registration at 2% of what the property is worth.
• Parking and clubhouse fees, if they apply.
• A maintenance deposit, and pending dues when the flat is a resale.
• Legal fees for examining title and for the sale deed.

A floor-rise levy is unlikely to be large, if charged, in blocks only four floors high. To plan a loan, use the EMI calculator and see the monthly instalment before visiting a bank.

Who Will Like It

Younger families and first-home buyers searching for ready stock priced under a crore will find it suitable. The low blocks feel quieter than a tower. Those who fly often gain as well, as one of the northbound approaches to the airport is Hennur Road.

Neighbourhood and Commute

The address is Chikkagubbi Village, in the Hennur Road part of North Bangalore, near the northern edge of the city. Hennur Road reaches the Outer Ring Road close to Kalyan Nagar and, beyond the village, joins the airport routes. Construction along Bagalur Road and Hennur Road has made the villages in between grow quickly.

Everyday services such as clinics, schools and stores are dotted along the main road. Judge the commute by driving the route on a weekday in the rush. The Hennur Road page gives more background.

Layout and Facilities

Ten low blocks share four acres, and open area covers 62% of the plot, a generous share at this scale. Gardens, courts and the clubhouse are placed between the blocks. Flats on the ground floor face the greenery, while those on top get extra light and quiet.

Facilities listed in the plan start with a pool and a clubhouse that has a gymnasium and health club. They also include a jogging track, a games room and activity area, sports courts, a play area for children, an amphitheatre with a party space, and landscaped gardens.

About Adarsh Developers

Adarsh Developers began building in Bangalore in 1988 and has delivered flats, villas and plotted layouts since. In the north it has worked around Hebbal, Yelahanka and Hennur Road, and Pinecourt is a low-rise community from that belt.

What to Ask the Seller

The advantage of a ready home is that it can be inspected. Settle these points:

• Is the RERA number genuine when checked on the portal?
• Are there lifts in the blocks? Older family members may need them.
• Does the cost sheet list each charge separately?
• What is the carpet area, given that the sizes quoted are for built-up area?
• What are the monthly maintenance charges, and is the association healthy?
• How long do the daily commute and the airport trip take at peak time?

Pinecourt flats are offered by the developer and by owners alike. Write to us for the flats open today and to arrange a visit.