Adarsh Tranqville

Adarsh Tranqville lies off Hennur Main Road at Chikkagubbi Village in Bidarahalli Hobli, and pincode 562149 marks the outer, north-eastern stretch of the Hennur corridor rather than the inner city. The developer has not published distances to offices, schools, hospitals or the airport, so this page does not quote any. Treat your first visit as a commute test: leave the villa gate at the hour you would normally leave for work and time the drive both ways.

Daily errands are the second thing to check. A convenience store is part of the layout, which covers the small purchases, but ask residents where they go for a weekly shop, a doctor and a school run, and how long each trip takes. Because the villas have been lived in since 2022, the people already there are your best source on traffic and road conditions.

A 14-acre layout with seven blocks also has internal distances. Ask which gate serves your block, how far the clubhouse and pool are on foot, and whether visitor parking is near the villa or at the entrance. If you plan to have staff or deliveries coming in daily, check the access rules at the gate as well.

Adarsh Tranqville was built to one format, sold as a three-bedroom or a four-bedroom home with a built-up area of about 2,600 sq ft. No other size was offered. The developer has not published carpet areas, plot dimensions or floor counts, and since all 106 villas are sold, there is no developer price list to ask for. The price you pay is whatever you and the seller agree.

That makes your own comparison work more important. Ask the seller for the original agreement and sale deed, which show the area and the plot the home was registered on. Then compare the asking price against other resale villas on Hennur Road on a per-sq-ft basis. Fittings, a finished garden and any extensions the owner added all move the number, so inspect the villa with a contractor if you can.

A completed villa with its occupancy certificate carries no GST. Stamp duty and registration are charged on the full deed value, which for a villa includes the land share, so budget for a higher outlay than an apartment at the same price. Before you sign, ask for:

• The seller's sale deed and the original agreement with Adarsh Developers
• A statement of no pending maintenance dues from the association
• Property tax receipts for the last three years
• Details of any loan on the villa and the lender's no-objection letter
• Transfer charges the association levies on resale

Adarsh Tranqville carries a RERA registration published by the developer, EX/PRM/KA/RERA/1251/446/PR/181210/002211. The EX prefix marks a registration that has run its course, which fits a project completed in 2022. Still, look it up on the Karnataka RERA website (rera.karnataka.gov.in) and read the completion details on the entry before you rely on it.

For a finished villa bought on resale, the developer's approvals matter less than the chain of title from the developer to the present owner. Ask for:

• The occupancy certificate for the villa or its block
• The sanctioned layout plan and the building plan for the unit
• Mother deed and the seller's registered sale deed
• An encumbrance certificate covering the years since the first sale
• Khata certificate and extract in the seller's name
• The latest property tax receipt

If the owner has added a room, a floor or a compound wall, ask whether the addition was sanctioned. At registration you will sign a fresh sale deed with the seller, after which the khata is transferred into your name and the association records the change of ownership. Have a lawyer read the encumbrance certificate line by line; on a villa the land is the larger part of what you are paying for.

Adarsh Tranqville spreads seven blocks of villas across 14 acres, 106 homes in all, with the shared facilities serving the whole layout rather than any one block. The developer has not published how much of the land is open space, so ask the association for the sanctioned layout plan and see how the blocks, roads and gardens divide the plot. Since the project is complete, everything you are shown should be built and in use, not a render.

A weekday morning might begin with a session in the gym or the yoga and aerobics room, followed by a swim before the day starts. The health club and spa are there for the slower weekend. Indoor games and a table tennis table cover a rainy afternoon, and the convenience store on site saves a drive when you run out of milk.

Three years of occupation will have shown how well the pool is maintained, whether the gym equipment has been renewed and how the association budgets for repairs. Ask to see the last year of accounts and the current maintenance rate per villa. In a layout of 106 homes the number of households paying in is fixed, so the condition of the common areas is a direct reflection of that budget.