Adarsh Garden Estate Plots

Adarsh Garden Estate Plots lies at Gattahalli, off Sarjapur Road, pincode 560099, on the south-eastern side of Bengaluru. Sarjapur Road is the main road of your life here: the IT offices along it and towards the Outer Ring Road are one way, and Sarjapur town is the other. The developer has not published distances or drive times to any of them, so none are quoted.

Because the layout is finished and some families have moved in, you can test the commute as a resident would. Drive from the gate to your office at your real departure time on a weekday, and back again in the evening; the road behaves very differently at each end of the day. If your office is on the ring road, that is the trip to time most carefully.

Inside the gate, the provision stores and the cafe cover the small errands, which matters more on a plot than in a flat because there is no shop downstairs. For everything else, find the nearest school, hospital, market and bus stop and time each one yourself. Walk the approach road from Sarjapur Road to the gate and look at its width, lighting and drainage, since that stretch is part of every journey.

Adarsh Garden Estate Plots sells land, so there is no floor plan; ask for the layout's building rules before you value a plot. Seven sizes are published. West-facing plots come in about 999, 3,239 and 3,729 sq ft. North-facing plots are about 2,220 and 2,571 sq ft. A south-facing plot is about 2,865 sq ft, and an east-facing plot about 3,674 sq ft.

Entry prices are Rs. 84.8 Lakhs for the 999 sq ft plot, Rs. 1.89 and 2.18 Crore for the north-facing pair, Rs. 2.36 Crore for the south-facing plot, Rs. 2.57 and 2.95 Crore for the two large west-facing plots and Rs. 3.33 Crore for the east-facing one. Per sq ft of land that runs from about Rs. 7,900 on the big west-facing plots to about Rs. 9,100 on the east-facing one.

Land carries no GST. Your extras are stamp duty and registration, any development or clubhouse charge billed separately, and later the cost of building. Ask for a cost sheet that shows:

• Base rate per sq ft and the exact plot area from the sanctioned plan
• Facing, corner or park-front premium for the plot you want
• Development charges, if separate, and whether GST applies to them
• Clubhouse membership, corpus fund and maintenance deposit
• Stamp duty and registration on the full consideration

Adarsh Garden Estate Plots does not yet show a published RERA registration number for this layout. Ask Adarsh Developers for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in), which shows the sanctioned layout plan and the completion date the promoter declared. If the developer says the layout was exempt, get the reason in writing and keep it with your file.

For a finished plotted layout, these are the papers that should already exist. Ask for:

• The land conversion order for the 27 acres, from agricultural to residential use
• The layout approval from the planning authority
• The release order, which confirms the roads, drains and parks were completed and the plots may be sold
• Title documents and an encumbrance certificate for the parent survey numbers
• The sanctioned layout plan with your plot number, dimensions and facing marked

A completed plot registers on a sale deed, not an agreement to sell, so ask for the draft deed and check that the plot number, area and boundaries match the plan. After registration, get the khata for the plot in your name, take a fresh encumbrance certificate and pay the first property tax. Keep all of this together, because your building plan sanction will need every item, and the residents' association may ask to see it before you start construction.

Adarsh Garden Estate Plots divides 27 acres into 374 plots facing all four directions, with the clubhouse and its grounds shared by everyone. The park share, the road widths and the building rules have not been published, so ask for the sanctioned layout plan and read them there. Everything is built, so walk it: note which plots face a park, which are corners and which back onto the boundary, and where the houses already stand.

A day here might begin on the jogging and cycling track, move to the gymnasium and end in the pool, all around the clubhouse. The cafe and lounge give you somewhere to meet a neighbour without driving out, and the library is the quiet room. Children have a play area, and the sports courts and activity area take over once school is done.

The amphitheatre is where the layout gathers for a festival evening, and the landscaped gardens are the everyday backdrop between the plots. The provision stores mean milk and bread do not need a car. Possession has run since 2023, so ask the residents' association what the monthly charge per plot is and whether an empty plot pays the same as a built one. Ask too how the clubhouse has been kept.