Salarpuria Sattva Misty Charm, Kanakapura Road: Resale Buyer's Guide (October 2026)

Every developer-held flat at Salarpuria Sattva Misty Charm has been sold, so anyone buying today buys from an owner. Salarpuria Sattva Group completed the project in Mallasandra village, a short distance from Kanakapura Road on the south side of Bangalore. This resale guide sets out the registered record, flat sizes, location and the papers to check before paying a seller.

The Registered Record

Developer and landowner built the project under a joint development, and each share carries a separate RERA registration. Key details:

• Salarpuria Housing Private Limited is the promoter, with plans approved by the Bangalore Development Authority
• 793 flats across 11 towers: developer's share 542, landowner's share 251
• Each tower has 13 upper floors over a ground floor and a basement
• Land of 10 acres 38.04 guntas, Survey Nos. 11/2, 11/1 and 10/3
• Address: Mallasandra Village, Bengaluru 560061, in Uttarahalli Hobli of Bengaluru South Taluk
• Developer share registered 7 May 2018 as PRM/KA/RERA/1251/310/PR/180507/001635
• Landowner share registered 5 September 2018 as PRM/KA/RERA/1251/310/PR/180905/001997

A flat on resale may belong to either share. The seller's sale deed tells you which, and your lawyer should then review that registration.

Built and Certified

The project is finished and lived in. Work began in March 2018 against a first completion date of 31 January 2023, extended first to 31 October 2023, then to 31 October 2024.

Its occupancy certificate, dated 6 January 2024, certifies that the buildings may legally be occupied. Lenders ask for it before funding a resale, so collect a copy through the owners' association or the seller and store it with your property papers.

Flat Sizes

Six layouts cover one-, two- and three-bedroom homes:

• 554 sq ft: 1 BHK
• 945 or 959 sq ft: 2 BHK
• 1,254 or 1,321 sq ft: 3 BHK
• 1,281 sq ft: 3 BHK with two bathrooms

The compact one-bedroom suits singles, couples or a landlord renting it out. Small families will find the two-bedroom plans practical. Since no three-bedroom plan reaches 1,350 sq ft, rooms there are of moderate size.

All of these are saleable figures. Carpet area, the space within the home's walls, is smaller, and the first agreement for sale lists it. Check that figure and measure the key rooms during the visit.

Location and Metro

The project is in the Judicial Layout pocket of Mallasandra, close to the main carriageway of Kanakapura Road, between Thalaghattapura and Vajarahalli. Through the junction with NICE Road, Electronic City, Bannerghatta Road and Mysore Road are reached without signals.

Namma Metro's Green Line runs down Kanakapura Road as far as Silk Institute, a section that opened in January 2021. Thalaghattapura and Vajarahalli stations are closest. Trains head north through Jayanagar and Banashankari to Majestic, so the city centre is reachable without a car.

Shops, schools and hospitals are spread through Banashankari 6th Stage and along Kanakapura Road. The Banashankari and Konanakunte Cross junctions crawl at rush hour, so drivers should try their commute once first.

What a Resale Costs

With the developer sold out, owners set prices. Tower, floor, facing and the state of the interiors all affect the ask, and comparing a few current asking prices for an identical layout shows the market rate.

Beyond the agreed price, expect:

• 5.6% stamp duty and 2% registration, on the higher of the sale price and the guidance value
• 1% TDS, which the buyer withholds and deposits with the tax department, for any price at or above Rs. 50 Lakhs
• Any transfer fee charged by the owners' association
• Charges to move the khata and the electricity account into your name
• Painting, repairs and any new interiors

For a Rs. 80 Lakhs flat, duty and registration come to roughly Rs. 6.1 Lakhs. The EMI calculator shows the loan instalment and the cash required upfront.

Facilities and Maintenance

Residents get a clubhouse, a pool and close to 90,000 sq ft of landscaped grounds. The 11 towers of 13 floors are spread across the land, so each lift serves fewer flats than a high-rise would.

Once a community is finished, upkeep counts as much as amenities. Ask the association what the monthly charge is, how big the corpus is, and how the pumps, lifts and sewage treatment plant are holding up. Walking the basement and corridors shows how well things are maintained.

Who Fits

Young families and first-time buyers wanting a ready South Bangalore home close to a metro line already running are a natural fit, as are investors after a compact flat that rents steadily. The flat, its view and the neighbours can all be seen before paying.

Families who need over 1,321 sq ft or so should look at other South Bangalore projects. Buyers who want a builder sale with payments spread over construction need projects still under way.

Resale Document Checklist

Finish these checks before handing over an advance:

• The seller's registered deed and the original agreement with the landowner or developer
• An encumbrance certificate covering the seller's ownership period to date
• Where a loan is running, the closure letter and return of the original documents
• A copy of the occupancy certificate
• Current property tax receipts and an e-khata showing the seller as owner
• The owners' association's no-dues letter
• The allotted parking slot, matched with the deed

Verify both registrations on the Karnataka RERA portal. After that, line up the resale flats on offer and view each with its owner.