Total Environment Van Gogh's Garden

Total Environment Van Gogh's Garden location is at 47 Kasturba Cross Road in Shanthala Nagar, Ashok Nagar, in the central business district of Bangalore, with the pincode 560001. The building stands opposite the British Council Library, and Lavelle Road, with its restaurants and offices, is adjacent.

UB City is about a five-minute walk, and Cubbon Park is within walking distance, which is rare for a home of this size in the city. The address puts the main commercial district, the older clubs and hotels, and the city's best-known shopping within a short drive or an easy walk.

This is a settled, low-rise part of the centre rather than a growth corridor, so the case for the location rests on convenience and address rather than on new infrastructure. Traffic on the surrounding roads is heavy at peak hours, and parking on the street is scarce, so the building's own parking and the service lift matter more than they would in the suburbs.

For a resale buyer the practical checks are the same as for any central address: the state of the road frontage, the noise level on the Kasturba Road side, and how the terrace gardens face. Visit at different times of day, and ask the owners' association about any planned works on the road or the neighbouring plots.

Total Environment Van Gogh's Garden Floor Plans came in three types at launch. The 3 BHK duplex is about 4,655 sq ft saleable, with a carpet area of about 3,259 sq ft. The 4 BHK simplex is about 5,618 sq ft, and the 5 BHK duplex is about 6,190 sq ft, both saleable areas with carpet areas not published. Resale listings show homes from about 3,571 to 9,046 sq ft saleable, or about 2,499 to 6,300 sq ft carpet, so some homes may have been combined or measured differently.

The duplex and three-level homes place the living spaces and the terrace garden on one level and the bedrooms on another. Every home has a terrace with wooden decking, and select homes have a private lap pool on the terrace.

The original fit-out included built-in wardrobes and study units, fully fitted dry and wet kitchens and home automation. There was also VRV air-conditioning, a central vacuum system, in-wall speakers and motion and gas sensors. On a resale, check what the current owner has kept, replaced or removed, and whether the automation and air-conditioning systems are still in service.

Use the Download Brochure button for the launch-era plans, and ask the seller for the plan of the exact home, including the terrace and any pool.

Total Environment Van Gogh's Garden Master Plan is a single building of five levels on a compact central plot. Its 19 homes are stacked as simplex, duplex and three-level residences, each opening onto its own terrace garden. Launch-era listings put the site at about 30,000 sq ft, or roughly 0.7 acre. One listing claims 2.48 acres, which the developer has not confirmed.

The plan works by stepping the homes back so that each terrace is open to the sky, with planting and wooden decking on every level. The shared swimming pool and the landscaped garden are at ground level, and the service lift runs separately from the residents' lift.

Master plan highlights

• One building of five levels with 19 homes, though some listings say 17
• Simplex, duplex and three-level homes, each with a terrace garden
• Private lap pools in select homes
• Shared swimming pool and landscaped garden
• Service lift, power backup and CCTV
• World Architecture Festival 2019 finalist in the completed housing category

Because the project is complete, the plan is not a promise but a building you can walk through. Ask the owners' association for the sanctioned plan and the occupancy certificate. Compare the home you are offered with the plan, to make sure no terrace has been enclosed or altered without approval.

Total Environment Van Gogh's Garden Amenities are those of a small, private building rather than a township. The emphasis is on what is inside each home and on its terrace, with a few shared facilities at ground level. Everything below is built and in use, so you can see it on a visit.

Shared facilities

• Swimming pool
• Landscaped garden
• Service lift
• Power backup
• CCTV

In the homes

• Terrace garden with wooden decking
• Private lap pool in select homes
• Home automation, with in-wall speakers and motion and gas sensors
• VRV air-conditioning
• Central vacuum system
• Fully fitted dry and wet kitchens
• Built-in wardrobes and study units

With only 19 homes, the running cost of the pool, the garden, the lifts and the backup power is shared among few owners. Ask the owners' association for the current monthly maintenance and the state of the sinking fund. Check also which in-home systems are still maintained under a service contract and which have been replaced by the current owner.