42 Mark Three Villaments

42 Mark Three Villaments stands at Narayanaghatta, on Chandapura Dommasandra Road a short way from Muthanallur, in pincode 560099 on the south-eastern edge of Bengaluru. The road itself is the main thing to understand about this address. It runs between Chandapura at one end and Dommasandra at the other, and most of your journeys will start by turning onto it in one of those two directions.

Heading towards Dommasandra takes you into the Sarjapura Road belt, where the shops and services you use every week are found. Sarjapur town can be reached by road as well. Heading the other way, Chandapura is your route towards the southern side of the city. The developer has not published distances or drive times to any workplace, school or hospital, so do not take a number from a brochure. Drive the route at your normal office hour, then repeat it in the evening.

This is a small community on a connecting road rather than a township with its own internal streets. Check the width and condition of the approach, where 16 households' cars will enter and exit, and how far the nearest bus stop is. Ask neighbours who already live here what the road is like in the rains.

42 Mark Three Villaments has one home type, a three-bedroom duplex villament, and your choice is between five built-up sizes. The two smallest, about 2,493 and 2,500 sq ft, are priced from Rs. 1.18 Crore. The 2,522 sq ft plan starts at Rs. 1.19 Crore and the 2,540 sq ft plan at Rs. 1.20 Crore. The largest, about 2,644 sq ft, is priced from Rs. 1.24 Crore. Across the range that is about Rs. 4,700 per sq ft. Carpet areas have not been published, so ask for the carpet figure of the exact unit you are offered.

A duplex puts the living and dining areas on one level and the bedrooms on another, so check the staircase, the ceiling heights and where the third bedroom falls. Older parents may prefer a bedroom on the entry level.

Because the homes are complete and have been handed over since 2024, GST does not apply if the block has its occupancy certificate. Stamp duty and registration are payable on the full sale value. Ask for a cost sheet that lists:

• Base price and the built-up area it covers
• Car parking and the number of bays included
• Clubhouse membership and the maintenance deposit
• Any charge for a preferred position or garden-facing unit
• Stamp duty and registration, calculated on the total

42 Mark Three Villaments does not yet show a published RERA registration number. Ask 42 Estates for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). If the project was registered, the portal entry lists the promoter, the sanctioned plan and the declared completion date. If it was not, ask for the reason in writing.

For a completed project the documents that matter are the ones that prove the building is finished and legally occupiable. Ask for:

• The occupancy certificate for the block your unit is in
• The sanctioned building plan, so you can compare the built home with the approval
• Mother deed and title documents for the 0.5-acre site
• An encumbrance certificate covering the years since the land was bought
• The khata and the latest property tax receipt
• A no-dues letter from the residents' association if you buy from an existing owner

A finished home registers on a sale deed, not an agreement for sale, so read the draft deed carefully. Make sure the built-up area, the parking bay and the share in common areas are all written into it. At handover, take the khata transfer in your name and keep the tax receipts current. A lawyer's title opinion is a small cost against a purchase of over Rs. 1 Crore.

42 Mark Three Villaments fits 16 duplex homes on half an acre, arranged around a set of shared spaces, all of it already built. Because the project is complete, you do not have to imagine the layout from a drawing; walk it. Note where your unit stands in relation to the clubhouse, the pool and the boundary wall, and whether its windows face a neighbour's wall or the gardens.

A weekday morning could begin on the jogging track, then move to the gymnasium or a game on one of the two badminton courts before work. Children have a play area of their own and football nets for the evening, and the swimming pool is where the family ends a hot day. The steam rooms are the small luxury after a workout.

Weekends and festivals bring the community together in the multipurpose hall or at the amphitheatre, and the landscaped gardens give you somewhere to relax outside without leaving the gate. With an indoor games room for the monsoon months, the list is unusually long for 16 homes. That is also the catch: every facility is paid for by 16 households. Ask the residents' association for the current maintenance charge and the state of the reserve fund, and check that each amenity on the list exists and is in working order.