Allure Avani Villas

Allure Avani Villas stands on Kadagrahara Road in Kammasandra, pincode 560049, off Old Madras Road on the eastern edge of Bengaluru. This is a belt of large land parcels rather than a built-up suburb, which is why a 40-acre gated layout is possible here. The developer has not published distances or drive times to any office, school, hospital or station, so none are quoted on this page.

Plan for a car-based life. Old Madras Road is the spine you will use for the drive into the city, and the journey to your workplace is the single most important thing to test before booking. Do it twice, once at your morning start time and once on the way back in the evening, and do it from the actual gate rather than from the main road.

Ask the sales team which schools, hospitals and supermarkets residents are expected to use and how far each is, then check those distances yourself. Walk the approach from Old Madras Road to the layout gate, look at the width and condition of Kadagrahara Road, and ask whether any road work is planned before handover in 2027. In a layout this size, also ask where the gate is in relation to your block, since a far block adds minutes to every trip.

Allure Avani Villas has a single home type: a four-bedroom triplex villa of about 3,560 sq ft, quoted as built-up area. Three levels give a family real separation, with living areas on one floor and bedrooms above, and the top level can take a study, a family room or a terrace, depending on the plan. The developer has not published a floor-by-floor split, the plot sizes or the carpet area, so ask for all three and walk a sample villa if one is built.

The published price runs from Rs. 4.45 Crore to Rs. 5.7 Crore. Since the house is the same throughout, the difference comes from the plot: its size, whether it is a corner, and where it stands in the layout. On the entry figure the villa costs about Rs. 12,500 per sq ft. Ask for a plot-wise price list and for the price split into land and construction.

Construction is in progress, so GST applies on the construction portion of the price; the land portion is outside GST. Stamp duty and registration in Karnataka are charged on the full consideration. Ask for a cost sheet that shows:

• Land value and construction value as separate lines
• Plot premium for a corner or a larger plot
• Clubhouse membership and maintenance deposit
• Electricity, water and sewage connection charges
• GST on the construction portion
• Stamp duty and registration on the full value
• The construction-linked payment schedule with stage dates

Allure Avani Villas has yet to publish a RERA registration number. Ask Allure Ventures for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in) before paying anything beyond a refundable token. The entry will fix the number of villas, the sanctioned layout and the promised handover date, none of which the developer has published yet.

A villa purchase is a plot purchase plus a construction contract, so the land papers matter as much as the building plan. Before booking, ask for:

• The Karnataka RERA registration certificate for the layout
• The land conversion order, if the 40 acres were once agricultural
• The sanctioned layout plan from the planning authority, with your plot marked
• The release order for the plots in your block
• Parent title documents and an up-to-date encumbrance certificate
• The sanctioned building plan for the villa and the commencement certificate
• A draft agreement for sale in the RERA format, with the handover date

Keep every construction-linked payment tied to a certified stage of work. At handover, ask for the occupancy certificate for your villa, register the sale deed for the plot and the house, and then move the khata into your name and get the first property tax assessment.

Allure Avani Villas splits 40 acres into 12 blocks of villas, with roads and green strips running between them and a single clubhouse serving the whole layout. The developer has not published the villa count, the plot sizes or the open-space share. Ask for the sanctioned layout plan and study where your block stands in relation to the gate, the club and the boundary. Every image you see now is a render, as planned by the developer.

The clubhouse, called Club Avani, is planned at 40,000 sq ft and holds most of the shared life: the gym, the pool, indoor games and a zone for yoga and activities. A morning could start with a run or a ride on the jogging and cycling track, followed by a swim. Working parents get a creche beside the children's play area, and anyone working from home has the co-working space and the library.

Evenings and weekends spread out across the sports courts, the landscaped gardens and the mini theatre, and family functions go to the party hall. A salon and spa are planned inside the club, and a retail bazaar zone is meant to cover everyday shopping without leaving the gate. Ask which of these will be ready at handover in 2027 and which will follow, and who runs the club until the owners' association takes over.