Zuari Gangothri Tribhuja is developed by the Gangothri Group, with Zuari Infraworld India Ltd as development manager. Its amenity programme divides cleanly into two halves, and a buyer should read them differently.
The first half is what is named: a short list of nine facilities published on the development manager's own project page. The second half is what is committed in a signed document: the building systems recorded in the environmental clearance amended by the state environmental authority on 17 March 2026, which are conditions the project is legally bound to deliver rather than lines in a brochure.
The second half is the more reliable half, and it is the half no competing page about this project publishes.
The nine amenities that are actually named
Zuari Infraworld publishes exactly nine amenities for this project, and these are the only named facilities with a source behind them.
| Amenity | Category |
|---|---|
| Clubhouse | The anchor facility, in a dedicated block |
| Banquet hall | Social |
| Theatre | Social |
| Badminton court | Sport |
| Yoga room | Wellness |
| Dance room | Wellness and activity |
| Play room | Children |
| Multi-use room | Flexible |
| Salon | Services |
The development manager's launch announcement described more than fifty amenities. Only nine are named on either brand owner's website; the rest have not been published.
That is worth sitting with rather than skipping past. Nine named facilities is a thin published list for a 1,730-home development, and it means the amenity schedule you are shown in a sales office cannot be checked against anything the developer has put in public. Ask for the amenity list as an annexure to the agreement for sale, not as a slide.
The clubhouse, and the phase it belongs to
The clubhouse sits in a dedicated amenity block of four basements plus ground plus five upper floors - a 4B+G+5 building, separate from the nine residential towers, and recorded as such in the amended environmental clearance. That is a genuinely substantial standalone building, and its form is filed rather than claimed.
No clubhouse square footage has been published by either brand owner, so none appears here.
Now the fact that matters most on this page. TG-RERA registers this project in three phases, and the registry's own project names place the clubhouse in the last one.
| Phase | Registration | What it covers |
|---|---|---|
| Phase 1 | P01100010651 | Towers F, G and I |
| Phase 2 | P01100010652 | Towers D, E and H |
| Phase 3 | P01100010650 | Towers A, B and C, together with the clubhouse |
The clubhouse is registered in Phase 3. A buyer in Tower F, G or I is a Phase 1 buyer, will take possession under a Phase 1 completion date, and will receive the clubhouse only when the last phase completes. That buyer pays the same ₹4,00,000 clubhouse charge on the developer's price list as everyone else.
Because the three phases are three separate registrations, they carry three separate project accounts, three separately declared completion dates and three separate sets of quarterly progress reports. Money collected from Phase 1 buyers cannot fund Phase 3 construction, and a Phase 1 allottee has no RERA remedy against a Phase 3 slippage. If the clubhouse is central to your decision, the phase your tower sits in is not a detail.
This falls straight out of the registry's own project names, and no competing page about this project states it.
What the environmental clearance actually commits
These are conditions in a signed order of 17 March 2026, not marketing. They are also the parts of an amenity programme that a buyer never gets to inspect and always has to live with.
| Committed in the clearance | Filed detail |
|---|---|
| Dedicated amenity block | Four basements plus ground plus five upper floors, housing the clubhouse |
| Sewage treatment plant | 1,260 KLD, on site, with treated water reused for landscaping and avenue plantation to the maximum extent |
| Green area | 4,635.4 sq m, which is 11.0 per cent of the 42,160.6 sq m site |
| Greenbelt | 2 m wide along the entire site boundary |
| Refuge floors | To National Building Code norms |
| Basement ventilation | Mechanical ventilation in all four basement levels of the towers and the amenity block |
| Parking | 3,516 four-wheeler and 648 two-wheeler bays |
| Power backup | Twelve diesel generator sets of 500 kVA each, 6,000 kVA in total |
| Water requirement | 1,258.6 KLD |
| Wastewater generation | 1,006.9 KLD |
| Solid waste | 5,623 kg per day |
| Environmental management plan | Greenbelt allocation raised from ₹7.90 lakh to ₹15.00 lakh in the amendment |
| Compliance reporting | Self-certification filed to the public environmental record every 1 June and 1 December |
| Post-handover obligation | A binding agreement with the residents' association so that the treatment plant and solid-waste obligations survive handover |
Green space - the filed number, and only the filed number
The clearance records 4,635.4 sq m of green area, 11.0 per cent of the site, plus a 2 m greenbelt running along the entire boundary.
Be careful with any other figure. The March 2026 amendment cut the green area by 48 per cent, from 8,848 sq m to 4,635.4, while the site itself shrank by only 19 per cent. Marketing prepared before the amendment, and every page still working from the March 2025 launch announcement, is describing a different site. 11.0 per cent is the filed figure and the only one this site publishes.
The treatment plant is an asset the residents end up owning
The 1,260 KLD plant is sized above the project's own filed wastewater generation of 1,006.9 KLD, and the clearance requires treated water to be reused for landscaping and avenue plantation. That is normal practice for this corridor and it is properly bound by the order.
The condition worth knowing about is the last one in the table. The clearance requires a binding agreement with the residents' association so that the sewage-treatment and solid-waste obligations continue after handover. That is genuinely buyer-favourable - it stops the obligation evaporating when the developer exits - and it is also a statement about who funds a 1,260 KLD plant for the next thirty years. The residents' association does. The corpus fund and the maintenance charge on your cost sheet are what pay for it.
Two further consequences follow from where this site sits. Kollur is a gram panchayat, not a municipality, so waste collection and the water and sewer last mile outside the gate are a village panchayat's responsibility. And the clearance imposes the HMWS&SB or local-body water and sewerage connection as a condition still to be discharged - a mains connection here is a requirement on the developer, not an existing feature. Whether it has been obtained is not established.
Power backup, parking and the basements
Twelve generator sets of 500 kVA each is 6,000 kVA of standby power for 1,730 homes plus the common areas, which is a filed number rather than a claimed one. Ask at the sales office what that translates to as a backup allowance per apartment, in kilowatts, and whether lifts, pumps, the treatment plant and common lighting are on the same declaration.
The four basement levels carry 3,516 car bays and 648 two-wheeler bays, all under mechanical ventilation required by the clearance. Parking is sold separately at ₹3,00,000 for a single bay and ₹6,00,000 for a double back-to-back bay, so it belongs on your cost sheet rather than on your amenity list.
Refuge floors
In a tower of ground plus 37 floors, refuge floors are not a technicality. The clearance commits them to National Building Code norms, and depending on the design a refuge level may take a full floor or a substantial deck out of the tower. Ask which levels they are in your tower and where your apartment sits in relation to one.
What is not named, and what that means
Nothing in the sourced record names a swimming pool, a gymnasium, a jogging track, a cricket net, a squash court or a sports facility other than the badminton court. Nor is there a published landscape plan, a published clubhouse layout or a published amenity-block floor plan.
That does not mean these facilities are absent. It means neither brand owner has published them, and a development of 1,730 homes with a five-floor amenity block will almost certainly have more than nine facilities in it. What it means practically is that any longer list you are shown is a sales document, unverifiable against anything public, and therefore something to get annexed to your agreement rather than admired on a wall.
The same applies to the clubhouse area. No square footage is published, so no square footage is quoted here.
What the amenities cost you
Amenities at this project are not bundled into the base rate. Three separate lines on the developer's price list of 2 January 2026 pay for them.
| Line | Amount | What it is |
|---|---|---|
| Towards clubhouse | ₹4,00,000, flat | A one-time charge, the same for every buyer regardless of unit size and regardless of which phase the buyer is in |
| Corpus fund | ₹100 per sq ft, one time | The association's opening capital, payable 15 days before registration, with GST applicable |
| Advance maintenance | ₹96 per sq ft | 24 months at ₹4 per sq ft per month, also payable 15 days before registration, with 18 per cent GST |
The clubhouse charge is flat, so it falls hardest on smaller homes as a rate per square foot. Corpus and advance maintenance together are ₹196 per sq ft, due in one payment before registration, in cash, at a point when the rest of the purchase is typically being funded by a home loan. Home loans generally do not fund it. Budget for it separately, and read the price page for the full build-up.
What to ask before you book
- Get the amenity list annexed to the agreement for sale, itemised, rather than accepting a brochure or a wall display.
- Ask which phase each amenity is registered under. The clubhouse is in Phase 3 on the record; ask where the sports facilities, the landscape and any second amenity area sit.
- Ask for the clubhouse area in square feet, and for the amenity block's floor-by-floor allocation. Neither has been published.
- Ask for the DG backup allowance per apartment in kilowatts, and what is covered in common areas.
- Ask for the refuge floor levels in your tower.
- Ask what the monthly maintenance charge becomes after the 24 prepaid months, and on what basis it is escalated.
- Ask to see the draft association agreement covering the sewage plant and solid-waste obligations, which the environmental clearance requires the developer to enter into.
- Check the half-yearly compliance filings. The project must self-certify every 1 June and 1 December, and those filings are public.
Enquire About the Zuari Gangothri Tribhuja Amenities
The clubhouse is registered in the third phase, while every buyer pays the same ₹4,00,000 charge. Ask for the amenity list as an annexure to the agreement for sale, and for the clubhouse area in square feet.
Ask for the Price ListFrequently Asked Questions
Amenities - Zuari Gangothri Tribhuja FAQs
Zuari Infraworld names exactly nine: yoga room, theatre, salon, play room, multi-use room, dance room, banquet hall, badminton court and clubhouse. Those are the only named amenities with a source. The clearance separately verifies a dedicated four-basement plus ground plus five-floor amenity block, 3,516 four-wheeler and 648 two-wheeler parking bays across four basement levels with mechanical ventilation to every basement, 12 diesel generators of 500 kVA each, an on-site 1,260 KLD sewage treatment plant with treated water reused for landscaping and avenue plantation, 4,635.4 sq m of green area with a 2 m greenbelt along the entire boundary, and refuge floors provided to National Building Code norms.
Phase 3. Registration P01100010650 covers Towers A, B and C together with the clubhouse. A buyer in Phase 1 - Towers F, G or I under P01100010651 - receives the clubhouse only when the last phase completes, while paying the same ₹4,00,000 clubhouse charge as everyone else. This falls straight out of the registry's own project names, and no competing page about this project states it.
Kollur is in none. Kollur is a gram panchayat, a village body outside GHMC limits. When Tellapur Municipality was formed, the gram panchayats of Muthangi, Pocharam, Pati, Ghanpur and Kardhanur were merged into it and Kollur was not. Building permission for the project comes from HMDA, but street lighting, local roads, drainage, solid-waste collection and the water and sewer last mile sit with the panchayat, and this is also why the gram panchayat row of the stamp-duty reckoner applies. On water, the environmental clearance does not record an existing HMWS&SB connection; it imposes one as a condition still to be discharged - "the proponent shall obtain connections from HMWS&SB or local municipality for water supply and sewerage." Whether it has been obtained is not established, so ask for the correspondence. Sewage is self-contained through the project's own 1,260 KLD plant.
WEGI stands for water, electricity, gas and infrastructure, and it is charged at ₹200 per sq ft. It is the biggest line on the sheet that looks negotiable and is not: it is charged to every buyer, it attracts GST, and on a 2,000 sq ft illustrative basis it is ₹4 lakh plus tax. Treat it as part of the rate rather than as an extra.
Single car parking is ₹3,00,000, or ₹6,00,000 for a back-to-back double bay; the clubhouse charge is ₹4,00,000; legal and documentation is ₹30,000 plus 18 per cent GST, so ₹35,400. All three are flat regardless of unit size, so they fall harder on smaller homes as a rate per square foot. The booking amount is ₹10,00,000 and it is not an extra charge - it is the first tranche of the sale consideration. The schedule then runs: the remainder of 20 per cent of sale consideration including the booking amount within 15 days from the date of RERA, then 10 per cent each on casting of the B4 roof slab and the 3rd, 6th, 12th, 19th, 26th and 32nd floor slabs, then 5 per cent on the 38th floor slab and 5 per cent at registration or handover, whichever is earlier. Every tranche carries GST, and the 38-slab top is consistent with the filed 4B+G+37 tower form.