Visiting The Reserve on Sinhgad Road: a site-visit checklist

A site visit is where brochures meet reality. Use this checklist for The Reserve site visit (Vyana Phase 1, towers T5, T6 and T7) at Vadgaon Khurd, Sinhagad Road, so you come back with answers rather than impressions. Print it or keep it open on your phone.

The checklist runs in the order most visits follow: preparation at home, the drive and the site, the sample flat, the sales desk, and what to do afterwards. It also includes the questions to ask the builder before booking a flat and the basic rules for paying safely.

Before The Reserve site visit

• Note the MahaRERA number PM1261012600748 and skim the registration on maharera.maharashtra.gov.in.
• Shortlist a configuration and plan size: 2 BHK (770 / 811–832 / 877 sq.ft. on the plan sheets), 3 BHK (1,166 / 1,259 / 1,295 sq.ft.) or the 4.5 BHK corner plan (1,637 sq.ft.). The developer’s FAQ quotes carpet areas of 791 sq.ft. (2 BHK) and 1,016 sq.ft. (3 BHK).
• Set a budget that includes stamp duty, registration and GST. Our stamp duty guide and EMI guide help.
• Plan to drive at the time you would normally commute, so you see real traffic.
• Take the people who will live in the flat. A parent who will spend the day at home, or a partner who works from home, will notice different things.

What to carry

• Photo ID, in case the site asks visitors to register.
• A measuring tape (a 5 m tape is enough) and the plan sheet of the unit you are considering.
• Your phone for photographs and a compass app to check which way balconies face.
• A written list of questions, so the conversation follows your agenda rather than the sales pitch.

At the site

Approach road and access

• How wide is the approach road from Sinhagad Road, and how is it lit at night?
• How long did the drive take from your office or your children’s school? The developer lists DMart at about 1 km and Orchids The International School and Sinhgad Hospital at about 4 km.

Tower position and views

• Where do T5, T6 and T7 sit relative to the river edge and the central boulevard?
• Which floors and stacks get the NDA hill view, and is that view protected by open space, or could a later phase block it?
• Which direction do the living room and balconies face? The plan sheets mark west-facing balconies on some 4.5 BHK units.

Construction progress and surroundings

• Ask which stage each tower has reached, and compare it later with the progress updates on the MahaRERA project page.
• Walk towards the river side if you are allowed to. Read our guide to riverside homes at The Reserve for the flood-line and monsoon questions to ask.
• Note noise sources, such as main roads or ongoing construction nearby, and where later phases of the 21.03-acre layout will be built.

Sample flat checks

• Is the sample flat built to the same plan as the unit you are considering?
• Which items in the sample flat (false ceilings, wardrobes, lighting, flooring upgrades) are not included in the price?
• Measure bedroom sizes with a tape against the plan sheet.

Sample flats are designed to look spacious. Furniture is often chosen to make rooms feel bigger, and decorative finishes can hide what the standard flat will look like. Treat the visit as an inspection rather than a showroom tour, using the detailed checks below.

Detailed checks inside the sample flat

1. Room sizes against the plan sheet: measure each bedroom wall to wall, length and width, and write the figures next to the plan. Small differences from plaster and skirting are normal; large ones are worth asking about.
2. Ceiling height: the developer publishes a clear height of about 2.9 m. If the sample flat has false ceilings, ask what the height will be without them.
3. Standard versus upgraded finishes: ask the team to point out exactly which tiles, fittings and fixtures are standard. The published specification is glazed vitrified tiles (Kajaria or equivalent) and Jaquar or equivalent sanitary and CP fittings.
4. Provisions: locate the AC and exhaust-fan provision points and check that they suit how you would arrange furniture.
5. Kitchen: check the platform length, space for a refrigerator and the position of plumbing and electrical points.
6. Bathrooms: check ventilation, the slope of the floor towards the drain and the space around the WC and basin.
7. Balconies and windows: check usable balcony depth, window sizes and the mosquito nets listed in the specifications.
8. Entrance: try the digital lock and video door phone shown in the specification list.

Our page on The Reserve specifications and parking explains what each published item means.

At the sales desk

Cost sheet

• Ask for a dated cost sheet for a specific unit: base rate, floor rise, parking, legal charges, maintenance deposit and GST.
• Ask whether the quoted figure is all-inclusive, and which offers are time-bound.

Payment plan

• What is the booking amount, and when is the agreement for sale executed?
• Is the plan construction-linked? Ask for the slab-wise schedule. Our booking (EOI) guide explains the steps.

Documents to ask for

• MahaRERA registration certificate and the completion date shown on it.
• Title report, commencement certificate and approved plans for your tower.
• Draft agreement for sale with the specification annexure (see specifications and parking).
• Parking allotment terms: covered, mechanical or open, and whether your slot has EV provision.

Maintenance and handover

• How will maintenance be charged after possession, and is any advance maintenance or corpus collected at handover?
• When will the clubhouse, pools and landscaped areas be handed over compared with your tower? See The Reserve amenities.
• How will a society or association be formed, and how will shared facilities be managed as later phases are completed?
• How are defects reported after possession, and to whom?

Common mistakes to avoid

• Judging the flat by the sample-flat interiors rather than the standard specification.
• Comparing projects on a “per sq.ft.” rate without checking which area basis each uses.
• Relying on verbal promises that never make it into the agreement.

After the visit

• Compare your notes with the MahaRERA filing (how to check).
• Check with your own lender whether the project is approved for home loans.
• Sleep on it. A good unit is still there tomorrow more often than urgency suggests.
• Write up your notes the same day, including anything promised verbally, and ask for those points by email.

Questions to ask the builder before booking a flat

These questions apply to any project, and each one has a document where the answer should be confirmed. Ask them at the sales desk, then check the answers yourself.

For more on the possession and registration checks, see our MahaRERA and possession guide, and for size terms read carpet area vs built-up area.

Paying safely if you decide to book

A site visit can end with pressure to pay a token amount on the spot. You do not have to. If you do decide to proceed, follow these basic rules:

• Never pay a booking amount into a personal bank account or in cash to an individual, whoever asks.
• Pay only into the developer’s designated project account, and confirm the account details in writing from the developer.
• Get an official receipt for every payment, with the unit number and amount stated.
• Read the cancellation terms before you pay, not after.

A short site visit checklist for any flat in Pune

If you are comparing The Reserve with other projects, carry this shorter version to every visit so your notes are comparable:

1. MahaRERA number noted and checked.
2. Commute timed at your real travel hour.
3. Sample flat measured against the plan sheet.
4. Standard specification separated from upgrades.
5. Dated cost sheet for one specific unit.
6. Parking type and amenities confirmed in writing.
7. Payment and cancellation terms read.

Our comparison of The Reserve and other Sinhgad Road projects sets out the factors worth comparing side by side.

To book a visit, use the enquiry form on this page or see contact and site visit details.

Frequently asked questions

What should I carry to a site visit at The Reserve?

Photo ID, a tape measure, your budget sheet and this checklist. Carry the plan sheet of the unit you are considering.

Can I see the actual flat at The Reserve?

The project is under construction, so you usually see a sample flat. Ask whether it matches your unit’s plan and which items are upgrades.

What documents should I ask for at The Reserve?

The MahaRERA certificate, approved plans, title report, draft agreement for sale with specifications, and a dated cost sheet for a specific unit.

Should I pay a booking amount on the day of the visit?

Only if you have checked the documents and are sure. If you pay, pay into the developer’s designated account, never a personal account, and get an official receipt.

How do I check room sizes in the sample flat?

Measure each room wall to wall with a tape and compare the figures with the plan sheet of your unit. Ask about any large difference before booking.

This is a channel partner website and not the official website of Kolte-Patil Developers Ltd. Verify all details with the developer and on MahaRERA before booking.