Adarsh Welkin Park Villas

Adarsh Welkin Park Villas stands on Rayasandra Main Road in Choodasandra, pincode 560099, on Bengaluru's south-eastern side, with Sarjapura Road as the way in and out. The developer names Sarjapura Road, HSR Layout and Electronic City as the places you reach by road from here, but publishes no distances or drive times for any of them. This page quotes none.

So drive it yourself. If the office is in Electronic City, leave the site at your normal hour and time both directions on a working day. If it is along the Outer Ring Road or in HSR Layout, do the same run that way. A villa buyer usually has two or three cars in the household, so check the width of the approach road and how the township gate handles the morning rush from 174 villas and eight towers.

Daily needs should partly be met inside the gate, since commercial spaces are planned within the township. Ask when those shops are expected to open and what has been signed with tenants. Until then, find the nearest supermarket, clinic and school outside the gate and see how long each trip takes from the villa cluster rather than from the main entrance.

Adarsh Welkin Park Villas lists nine villa sizes, all as built-up area with no carpet figures or bedroom counts published. Villa W Corner homes come in about 3,406 sq ft from Rs. 5.64 Crore, 4,117 sq ft from Rs. 6.44 Crore, 5,260 sq ft from Rs. 8.50 Crore and 5,542 sq ft from Rs. 9.07 Crore. Plain Villa W homes are about 3,930 sq ft from Rs. 6.19 Crore and 4,000 sq ft from Rs. 6.39 Crore.

Villa E Corner homes measure about 4,403 sq ft from Rs. 7.15 Crore and 4,514 sq ft from Rs. 7.28 Crore, and the plain Villa E is about 5,120 sq ft from Rs. 7.76 Crore. Across the list the rate stays close to Rs. 16,400 to Rs. 16,600 per sq ft, so a bigger villa costs more in proportion to its size.

What you pay on top depends on the stage question. A villa that already holds its occupancy certificate carries no GST; one still being finished carries GST on the construction portion. Stamp duty and registration apply either way, on land and building together. Ask for a cost sheet that shows:

• Base price with the built-up area and plot area it covers
• Corner or facing premium for the specific villa
• Clubhouse and car park charges
• GST, if it applies to your villa, as a separate line
• Stamp duty and registration on the full consideration
• Maintenance deposit and the monthly villa rate

Adarsh Welkin Park Villas is still without a published RERA registration number for the villas. Ask Adarsh Developers for it first and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry matters more than usual here. It carries the promoter's declared completion date, the only neutral way to reconcile a ready-to-move label with an October 2027 possession date.

If your villa has its occupancy certificate, you are buying a finished home and should ask for:

• The occupancy certificate for the villa
• The sanctioned layout plan and the building plan for your unit
• Title documents and an encumbrance certificate for the 51 acres
• Khata and the latest property tax receipt
• A draft sale deed covering both the plot and the building

If it does not, this is an under-construction purchase. Then ask for the RERA certificate, the commencement certificate and the sanctioned plan. The agreement for sale should state the handover date, the milestone-linked payment schedule and the penalty for delay. Ask also for a written date by which the occupancy certificate will be applied for. At handover, register the sale deed and have the khata transferred into your name. On a villa, get a lawyer to read the title of the land itself, not only the building approvals.

Adarsh Welkin Park Villas has 174 villas in their own cluster on 51 acres, with eight apartment towers of 25 floors on another part of the ground. Commercial spaces are at the front, and a clubhouse, gardens and sports courts serve all of it. The developer has not published the open-space share or how the villa cluster is separated from the towers, so ask for the sanctioned layout and walk it. Until a block is built, what you are shown is a render as planned by the developer.

A morning could begin on the jogging track through the curated gardens, then a session in the gymnasium and a swim before the day starts. The health centre on site means a routine check-up does not need a drive. Children have the play area and the multiple sports courts after school, and the indoor games room takes over when it rains.

At the weekend the amphitheatre fills for a screening or a festival, and the multipurpose party area takes a family celebration that your own villa would struggle to hold. Because the villas share these spaces with the towers, ask how the clubhouse is sized for the combined population and whether villa owners pay a separate maintenance rate. Ask also which facilities open at your handover rather than at the end of the last apartment phase.