Adarsh Savana

Adarsh Savana lies on Chapparkallu Road, Devanahalli, pincode 562157, in the belt the developer calls Yelahanka Extension on the northern side of Bengaluru. That is the extent of what has been published: no landmark, no distances, no travel times to the airport, to any office park or to a school. Because the layout is finished and partly occupied, the people to ask are the owners who already live there.

Drive from the layout gate to your workplace at 9 am on a weekday and back at 6.30 pm, then time the airport run and the trip into Yelahanka for shopping and hospitals. Check the stretch of Chapparkallu Road between the main road and the gate, since a layout's approach road decides how easily cabs, deliveries and building material reach you. Ask how it held up in the last monsoon.

Life on a plot in the Devanahalli belt means a car for nearly everything, at least until the neighbourhood fills in. Ask the association where the nearest bus stop, grocery, pharmacy and school are. Ask too how many of the plots are built and lived in today, since that number decides whether the streets are lively or empty after dark. Walk the layout in the evening before you decide.

Adarsh Savana has no floor plans; you buy land and design the house yourself. Four plot sizes were sold: 30x40 ft (1,200 sq ft), 30x50 ft (1,500 sq ft), 40x60 ft (2,400 sq ft) and 50x80 ft (4,000 sq ft). Construction is limited to two floors, and setbacks on every side reduce the footprint, so brief your architect with the layout's bye-laws, not the plot size.

The developer has sold every plot, so there is no list price. You negotiate with the owner, and the sensible anchor is two or three recent resale prices for the same size in the same layout. Corner plots, park-facing plots and plots near the clubhouse carry a premium; plots at the edge of the layout usually do not. If the seller has started building, the price will include the structure, and you will want its approved plan.

A resale plot carries no GST. Stamp duty and registration are due on the agreed price, and the association may charge a transfer fee. Before paying a token, get in writing:

• The plot number, dimensions and area as shown on the approved layout plan
• Whether any construction exists on the plot, and its sanctioned plan
• The monthly maintenance, corpus paid and any pending dues
• The transfer fee the association charges
• Whether a loan is outstanding against the plot
• The building bye-laws for the layout, including setbacks and the two-floor limit

Adarsh Savana has no RERA registration number published by Adarsh Developers for this layout. Get it from the seller, or from the developer directly, and look it up on the Karnataka RERA website (rera.karnataka.gov.in). For a plot, though, the documents that carry the weight are the ones that prove the land was legally converted, laid out and released for sale.

Ask the seller for:

• The land conversion order for Survey No. 100, changing its use from agricultural to residential
• The approved layout plan from the planning authority, showing your plot number and dimensions
• The release order that freed the plot for sale after the developer handed over the roads and parks
• The seller's registered sale deed and the original agreement with the developer
• The khata in the seller's name and the latest property tax receipt
• An encumbrance certificate covering the years since the seller bought, and ideally the years before
• A no-dues letter from the layout association
• A bank closure or consent letter if the plot is mortgaged

If a house already stands on the plot, add its sanctioned building plan and, if finished, its occupancy certificate. At registration you sign a fresh sale deed with the seller, then apply for the khata transfer in your name. Have a lawyer trace the title back to the developer's purchase of the land before you pay a token, since plot disputes usually begin further back than the last sale.

Adarsh Savana is a grid of plots along internal roads, with the clubhouse, courts and orchards set aside as common ground rather than attached to any one plot. The layout is finished, so walk it with the approved plan in hand and check which plots face a park, which are corners and which back onto the boundary. The developer has not published the open-space share; the approved plan will show it, and it will also settle the real plot count.

A morning here could start on the jogging and skating track, then the gymnasium or a swim inside the 44,000 sq ft clubhouse. The yoga pavilion is there for a quieter start. Children have a play area and a creche, and the multiple sports courts and games room fill up after school. The themed gardens and fruit orchards give the layout a different character from a paved apartment podium.

Evenings gather at the open-air theatres and the party hall, and the retail spaces should cover small errands once the shops are let. These facilities have been running since October 2022. Ask the association what the monthly maintenance is for a built and an unbuilt plot, how the corpus stands, and how the internal roads and drains fared in the last monsoon. On a plot you own the walls; the association owns everything between them.