Arvind Orchards Plots

Arvind Orchards Plots lies at Devanahalli, pincode 562110, in the airport belt on the north side of Bengaluru. That is all the developer has published about the position: no street, no village name, no landmark and no distances. Before you pay a rupee, ask for the survey numbers and a map pin, drive there, and see what the approach road looks like after rain.

Life on a plotted layout at this distance is car-based. The daily questions are how far the nearest bus stop is, where the children's school bus will pick up, and which hospital with an emergency ward is closest. None of these are answered in the developer's material, so raise each one on the site visit and write down the answers with the name of the person who gave them.

A layout of 60 acres will not be finished all at once. Ask which sector your plot is in, whether the internal road to it is laid, and where the water and power connections will come from. Walk to the far edge of the land as well as the entrance, because the plots at the back are the ones that wait longest for services.

Arvind Orchards Plots sells land here, not a house. Six sizes are published. The 30x40 is about 1,197 sq ft, the two 30x50 options about 1,427 and 1,601 sq ft, the 30x60 about 1,749 sq ft, the 40x50 about 1,930 sq ft and the 40x60 about 2,057 sq ft. The developer has not published the permitted number of floors or the setback rules, so ask for both before you sketch a house.

Prices start at Rs. 72 Lakhs for the 30x40, about Rs. 6,000 per sq ft. The 30x50 options start at Rs. 83 Lakhs and Rs. 88 Lakhs, about Rs. 5,800 and Rs. 5,500 per sq ft. The 30x60 starts at Rs. 1.02 Crore, the 40x50 at Rs. 1.06 Crore and the 40x60 at Rs. 1.22 Crore, all between about Rs. 5,500 and Rs. 5,900 per sq ft. Corner and park-facing plots will carry a premium on top.

Stamp duty and registration are payable on the plot's sale value. GST does not apply to the sale of land, but ask the developer whether any development charge is billed separately and whether GST is added to that. Your cost sheet should show:

• Rate per sq ft and the exact dimensions of the plot
• Corner, park-facing or road-width premium
• Development or infrastructure charge, and any GST on it
• Clubhouse membership and the maintenance deposit
• Stamp duty and registration on the full consideration
• The milestone-linked payment schedule through to December 2027

Arvind Orchards Plots has two RERA registrations published: PRM/KA/RERA/1250/303/PR/300124/006600 and PRM/KARERA/1250/303/PR/030126/008380. Ask the developer which one your plot falls under, then open that entry on the Karnataka RERA website (rera.karnataka.gov.in). Compare the approved layout plan on the portal with the plot map you are shown, and note the completion date the promoter has declared.

A plotted layout has its own set of papers, and each one answers a different question. Ask for:

• The land conversion order, showing the agricultural land was converted to residential use
• The layout approval from the planning authority, with the approved plan
• The release order for the phase your plot is in, since plots cannot be sold before release
• Title documents and an encumbrance certificate for the parent land
• The RERA certificate for your phase
• A draft agreement for sale with the plot number, dimensions and handover date

At handover you register a sale deed for the plot and apply for the khata in your name. Before you build, you will need a separate building plan sanction from the local authority, so ask now what the permitted floors and setbacks are. Keep every receipt, because the plot's title history is what the next buyer will examine.

Arvind Orchards Plots places 300 plots on 60 acres in the developer's plan, which leaves a lot of ground for roads, parks and shared buildings. The open-space share has not been published, so ask for the approved layout plan and see how the parks, the clubhouse and the utility areas are distributed. Everything you are shown is as planned by the developer until the release order for the layout is issued.

The amenity list reads like a resort rather than a plotted layout. A morning could take in the jogging track, the outdoor gym or the meditation deck, then a session in the indoor gym, a swim and time in the steam and sauna rooms. The pet park is where the dogs of the layout meet. Children have a play area and a futsal court.

The clubhouse is planned with guest rooms for visiting family, a business centre for work-from-home days and a library. It also lists a games room with table tennis and billiards, a mini-theatre and a spa and salon. A convenience store covers the daily shop. Since these are shared by only 300 households, ask what the monthly maintenance will be and what the clubhouse membership costs, because a long list on a small base can be expensive to run.