Adarsh Sanctuary

Adarsh Sanctuary stands at Kodathi Village, off Sarjapur Road, with Bangalore Technological Institute as the nearest published landmark, pincode 560035. Beyond that the developer has not released distances or travel times to any office park, school or hospital. Because the layout is complete and occupied, the best source is a resident, not a brochure.

Drive from the gate to your workplace at 9 am on a weekday and return at 6.30 pm; Sarjapur Road traffic makes the hour matter more than the kilometres. Try the school run at 7.30 am and the weekend grocery trip. Check the stretch from Sarjapur Road into Kodathi Village, since the approach to a villa layout is usually a narrower road than the main artery, and ask how it held up in the last monsoon.

Life on 21 acres means space at home and a car for almost everything outside the gate. Ask how many cars fit in the villa's own parking and where guests park. Walk the lanes outside after dark to judge lighting, and ask a neighbour where the nearest clinic, pharmacy and bus stop are. Retail inside the layout covers the basics once the shops are let; confirm which are open today.

Adarsh Sanctuary was built in two villa sizes, both 4 BHK and both quoted in built-up area: about 3,492 sq ft and about 4,224 sq ft. The larger home has roughly 730 sq ft more, which usually shows up as bigger bedrooms, a larger living space or more garden. The developer lists the villas as single-floor homes; confirm that against the sanctioned plan of the exact villa, and read the carpet area off the same plan, since it has not been published.

The developer has sold every villa, so there is no list price. What you pay is agreed with the seller, and the fair way to test an asking figure is to collect two or three recent resale prices for the same size inside the layout. Plot position, corner or mid-row, facing, garden size and the villa's condition after three years will each move the number.

A completed villa with its occupancy certificate carries no GST. Stamp duty and registration are paid on the agreed resale value, and the association may charge a transfer fee. Before a token, get in writing:

• The sanctioned plan of the villa, with built-up, carpet and plot areas
• Whether any extension or change was made after handover, and its approval
• The monthly maintenance, corpus paid and any pending dues
• The transfer fee the association charges
• Whether a home loan is outstanding on the villa
• The car parking within the plot and any shared bays

Adarsh Sanctuary shows no RERA registration number from Adarsh Developers for this layout. Ask the seller or the developer for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). In a resale of a completed villa, though, the RERA entry is a starting point; the chain of title and the occupancy certificate are what protect you.

Ask the seller for:

• The seller's registered sale deed and the original agreement with the developer
• The occupancy certificate for the villa
• The sanctioned plan of the villa and the approved layout plan for the 21 acres
• The land conversion order for the survey numbers the layout stands on
• The khata in the seller's name and the latest property tax receipt
• An encumbrance certificate covering the years since the seller bought
• A no-dues letter from the owners' association
• A bank closure or consent letter if the villa is mortgaged

A villa comes with its own plot, so check the plot boundaries in the deed against the layout plan and the fence on the ground. At registration you sign a fresh sale deed with the seller, then apply for the khata transfer and move the electricity and water accounts. Have a lawyer read the deed and the association bye-laws before you pay a token, and get every co-owner to sign.

Adarsh Sanctuary spreads 172 villas over 21 acres, with the clubhouse, courts and trails threaded between them. That is a generous ratio of land to homes, and it is all built, so the master plan is something you can walk rather than a drawing. The developer has not published the open-space share, so ask the association for the approved layout and note where your villa stands relative to the clubhouse, the boundary and the entrance.

A morning here could begin on the jogging track or along the fragrant gardens and trails, then the gymnasium or a swim before the drive to work. Children have a play area and the adventure play park, and the outdoor courts fill up after school. The games room covers a wet weekend, and the retail spaces should handle small errands without a trip to Sarjapur Road.

Evenings belong to the clubhouse, the spa and sauna, and on occasion the party hall for a family function. These facilities have been in use since May 2023. Ask the owners' association what the monthly maintenance is, how the corpus stands, and whether the pool, the trails and the generators have needed major work. In a villa layout the association also handles the internal roads and drains, so ask how the monsoon went.