Austin Yana

What to weigh

• The registered scope and the marketed scope do not match. The project is sold as 8 towers and 636 units across 15 acres, but public RERA-derived data describes P52100077489 as covering 5 towers and 179 units — and lists those units as including SHOP, 1 BHK MHADA, LANDOWNER 2 BHK and LANDOWNER 3 BHK alongside the flats being advertised. Before you pay anything, establish which registration number covers your specific tower, and ask directly how many of the homes on this layout are MHADA and landowner allocations rather than open-market sale. That mix changes who your neighbours are and how the society is run.
• The tower arithmetic does not close either. Eight towers of 32 floors at 8 flats per floor is roughly 2,048 homes, not the 636 being marketed. Either the flats-per-floor figure is wrong, or most of the scheme sits outside this registration and is still to come — which would also undo the low-density figure that is the project's main selling point. Get the sanctioned layout before you price that density in.
• The developer's own channels disagree sharply about the developer. The listing portal says 8 years and 9 projects with 500-plus families; the project's own website claims 19-plus years and 2,600-plus customers. The RERA-registered entity is Divya Associates, not Austin Realty. None of that is disqualifying on its own, but a three-fold difference in claimed track record is not a rounding error.
• The 4 BHK carries a 20% premium per square foot over the 2 and 3 BHK — about ₹15,500 against ₹12,900. Some of that is the floor and the view, but the listing portal also flags the 1,612 sq ft layout as carrying excessive passage area, so you may be paying a premium rate for circulation space rather than rooms. Walk it before you sign.
• Four lifts per tower serving roughly 256 flats works out near 64 flats per lift — among the worst ratios in our coverage, and a 32-storey tower is exactly where that is felt. Ask about lift speed and capacity, not just the count.
• At roughly ₹12,900 per carpet sq ft the 2 and 3 BHK price about 2.6% above Garve 33 Central Avenue, 5% above Balaji Oriana World and 10% above Engineers EH Towers — all within a couple of kilometres. The land area justifies a premium; whether it justifies this one is the question to take to the negotiation.
• One listing marks the 748, 837 and 864 sq ft 2 BHK variants as sold out while the developer's own site still shows an 864 sq ft 2 BHK on offer. Confirm what is actually available before setting your budget on the entry price.