42 Mark One Villas

42 Mark One Villas sits at Narayanagatta village, pincode 560099, on the stretch that runs from Chandapura towards Dommasandra, with Muthanallur Cross as the nearest junction. Head north and you reach the offices along Sarjapur Road; head west and you are in Electronic City. That two-way reach is why this pocket appeals to households where one person works in each belt.

The developer has not published distances or travel times, so do the test yourself. Drive to your office from the gate at your normal departure hour, and again on the way back. The road through Chandapura and Dommasandra gets heavy at peak times, and the gap between an off-peak and a peak-hour run is what you need to know before you commit.

For shopping, hospitals and restaurants, Sarjapur Road is the nearest established stretch, and retail around Dommasandra has grown since the houses were occupied in 2021. Schools on the Dommasandra side are a common reason families pick this belt. The developer has not named any, so ask the seller and residents which ones they use and how long the bus run takes.

42 Mark One Villas originally offered five plans, all quoted as built-up area. The three-bedroom house was about 2,024 sq ft. The four-bedroom house came in four sizes: about 2,352 sq ft, about 2,493 sq ft, about 2,597 sq ft and a largest version of about 3,000 sq ft. Every house is detached, with daylight and air on at least two sides, which is the practical reason a villa costs more than a flat of the same size.

All of them are sold out, so there is no developer price list. What you pay is negotiated with the owner and moves with plot size, facing, corner position and what the owner has fitted inside. A well-finished house will ask more than a bare one; separate the value of the structure from the value of someone else's decor when you make an offer. Because the project is completed, no GST applies. You pay stamp duty and registration on the agreed price, and because the deed carries land, they come to more than an apartment buyer pays.

Before you settle on a figure, ask for:

• The approved plan of that villa, with any extension marked
• The exact plot extent in the sale deed, measured on site
• A survey of the roof, waterproofing, pump and compound wall
• The water source, how deep the borewell is and how often tankers come
• The current maintenance charge and any pending dues
• Proof that the seller's home loan, if any, will be cleared at registration

42 Mark One Villas has no RERA number published by the developer. Owners took possession from April 2021, so if registration happened while building was under way the entry will still be visible on the Karnataka RERA website (rera.karnataka.gov.in). Get the number from the seller and look up the entry, because it shows the sanctioned plan and the promoter's original commitments.

Since you are buying a delivered house from an owner, the checklist is that of a completed property:

• Occupancy certificate for the villa
• The seller's registered sale deed and the chain of title before it
• Khata currently held by the seller, ready to transfer to you
• Encumbrance certificate covering the years since possession
• The most recent property tax receipt
• Approved building plan, with any later extension shown on it
• A no-dues letter from the residents' association

Measure the plot against the extent stated in the deed rather than taking it on trust, because in a villa the land is most of what your money buys. The layout stands on survey numbers 4, 5/1 and 5/2, plus 9 and 11/1, of Narayanagatta village, which your lawyer will need to trace the title.

42 Mark One Villas keeps its streets quiet because only 86 houses share 6 acres, and every villa stands on its own plot with its own setbacks. The clubhouse and courts stand in the middle of the layout, so no house is far from them and sound from the play area stays clear of most bedrooms. Everything here is built, so what you see on a visit is what you get, not a render as planned by the developer.

A typical morning might begin on the jogging track before the heat, followed by a session in the gymnasium or a few laps of the swimming pool. Children have a kids play area and the sports courts to burn off energy after school, and the indoor games room covers rainy afternoons. The steam rooms are a small luxury after a game.

Evenings and weekends bring the landscaped gardens into use, and the amphitheatre hosts community events. Birthdays and family functions go to the party area at the clubhouse. Ask the residents' association how these facilities are maintained and what the monthly charge per villa is. Also ask whether any big-ticket replacement is due, because a small community splits those costs among fewer homes.