Abhee Tranquila Plots

Abhee Tranquila Plots lies at Arenur, near S. Medihalli, pincode 562107, off the road that links Sarjapur to Attibele on the south-eastern fringe of Bengaluru. Sarjapur town is one direction along that road; Attibele, which joins Hosur Road, is the other, and Hosur Road runs on past Electronic City into town. The developer has not published distances or drive times, so none appear here.

This is edge-of-city living, and the trade is space for travel time. If your work is at Electronic City the Attibele route is the one to test; if it is on Sarjapur Road or the Outer Ring Road, drive through Sarjapur town at your usual hour and see how long it takes. Do the trip in the evening as well, since the roads on this stretch carry very different loads at different times of day.

Because the layout is still being developed, ask about the approach road from the main road to the gate: who owns it, how wide it is, and whether it will be tarred and lit by handover. Find the nearest school, hospital, market and bus stop yourself, and note how long each takes today, because the daily conveniences here will follow the houses rather than lead them.

Abhee Tranquila Plots has no floor plans to choose from; you are buying land and will design the house yourself within the layout's building rules. Three plot types are on sale: 30 x 40 at about 1,200 sq ft, 30 x 50 at about 1,500 sq ft, and odd sizes, about 1,926 sq ft in the published example. Ask for the setback and floor limits that govern what you can build.

Entry prices are Rs. 87.8 Lakhs for the 30 x 40, Rs. 1.10 Crore for the 30 x 50 and Rs. 1.43 Crore for the odd size, which per sq ft of land is about Rs. 7,300, Rs. 7,300 and Rs. 7,400. The flat rate suggests base prices, with corner and park-facing plots quoted higher, so ask for the plot-wise list.

Land carries no GST, so the extras are stamp duty and registration on the full consideration, plus whatever the developer bills for development and the clubhouse. Payment is likely staged until 2028, so ask what is due at booking and when the balance falls. Ask for a cost sheet that shows:

• Base rate per sq ft and the exact plot area it is charged on
• Corner, facing or park-front premium for the plot you want
• Development charges, if billed separately, and whether GST applies to them
• Clubhouse membership, corpus fund and maintenance deposit
• Stamp duty and registration on the full consideration
• The payment milestones with dates

Abhee Tranquila Plots has no RERA registration number on record for this layout yet. Ask Abhee Ventures for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in), which will show the sanctioned layout plan and the declared completion date. For a plot that will not be handed over before 2028, that entry is your main protection, so do not pay a booking amount without it.

A plotted layout has its own paper trail, and each item below should exist before you sign the agreement for sale:

• The land conversion order turning the 20 acres from agricultural to residential use
• The layout approval from the planning authority for this stretch of Anekal taluk
• Title documents and an encumbrance certificate for the parent survey numbers
• The RERA registration certificate for the layout
• An agreement for sale naming the plot number, its dimensions, the handover date and the delay penalty

The release order is the document to watch for at handover: it is issued once the roads, drains and parks are done, and without it the plots cannot lawfully be sold or built on. Register the sale deed only after the release order is in hand, then get the khata for your plot in your name and take an updated encumbrance certificate. Keep these together, because the building plan sanction for your house will need all of them.

Abhee Tranquila Plots divides 20 acres into 30 x 40 and 30 x 50 parcels, with odd sizes at the corners and bends, and a clubhouse zone shared by everyone who builds here. The plot count, the road widths and the share of land kept as parks have not been published, so ask for the sanctioned layout plan and read those figures off it. Everything in the brochure is a render as planned by the developer; nothing is built yet.

Once the houses are up, a day here begins on the jogging track and the meditation and yoga zone, moves to the gymnasium and ends with a swim, all around the clubhouse. The cafe gives you somewhere to meet a neighbour without driving out, and the indoor games room takes care of a wet afternoon. Children have a play area and a creche, which matters when both parents work.

Weekends fill the sports courts and the multipurpose lawn, and the amphitheatre is where the layout gathers for a festival evening. Landscaped gardens run between the plots and the shared spaces. Ask when the clubhouse and pool will be finished relative to plot handover, and who maintains them until a residents' association forms. Ask too what the monthly charge per plot will be, since a plot you have not built on still pays it.