Assetz 18 & Oak Villas

Assetz 18 & Oak Villas stands at Sevaganapalli Village and Post, Hosur Taluk, Krishnagiri district, Tamil Nadu 635103. The community stands just over the state line from the Sarjapur Road side of Bengaluru. The developer's own distances make the geography plain: Whitefield about 22 km, Electronic City about 23.2 km and Sarjapur Road about 24 km. Every trip into the city is a proper drive.

That shapes the household. A parent working from home or going in two or three days a week will find the trade of distance for a golf course and 3,000-plus sq ft an easy one. A daily commuter to the Outer Ring Road will not. Drive from the villa to your office at half past eight on a weekday, and back at seven in the evening, before you decide which of those you are.

For schooling, the developer names Indus International School, TISB and Greenwood School, and mentions colleges, clinics and sports academies, all without distances. Ask each school whether its bus reaches Sevaganapalli. Because the address is in Tamil Nadu, your electricity, water, property tax and vehicle registration follow that state's rules. Ask the residents how those work in practice, and where the nearest hospital with an emergency ward is.

Assetz 18 & Oak Villas publishes four villa options, quoted as built-up area. Two have four bedrooms, at roughly 3,425 sq ft and roughly 5,492 sq ft. Two have five bedrooms, and both are listed at roughly 6,755 sq ft. Plot sizes and carpet areas have not been published. For a villa the plot matters as much as the house, so ask for the plot area, the setbacks and the sanctioned plan of the exact villa you are shown.

The smaller four-bedroom villa starts at Rs. 3.68 Crore, about Rs. 10,700 per sq ft. The larger four-bedroom starts at Rs. 8.22 Crore, about Rs. 15,000 per sq ft. The five-bedroom villa is priced twice, at Rs. 7.56 Crore and at Rs. 9.91 Crore, about Rs. 11,200 and Rs. 14,700 per sq ft, with no published reason for the gap. Get the reason in writing.

A completed villa with its completion certificate carries no GST. Stamp duty and registration follow Tamil Nadu rates, not Karnataka's. Ask for a cost sheet that shows:

• The price of the exact villa and the plot area it comes with
• Any premium for golf-course frontage, corner plots or facing
• Clubhouse and golf membership charges, one-time and recurring
• Maintenance deposit and the association's monthly rate per villa
• Stamp duty and registration at Tamil Nadu rates
• Written confirmation that no GST applies
• From an owner, the association's transfer fee

Assetz 18 & Oak Villas is still without a RERA registration number on record. The site is in Tamil Nadu, so the register to check is the Tamil Nadu RERA website (rera.tn.gov.in), not Karnataka's. The developer also lists BBMP/BDA approval, which are Bengaluru authorities with no jurisdiction in Krishnagiri district. Ask which Tamil Nadu planning body actually sanctioned the layout and the villas, and see the order.

For a completed villa, the papers you need prove the land is yours and the house was built as approved. Ask for:

• The layout approval from the Tamil Nadu planning authority and the approved layout plan
• The sanctioned building plan for your villa
• The completion certificate for the villa
• Patta and chitta for the plot in the seller's name, and the latest property tax receipt
• Parent documents and an encumbrance certificate from the Tamil Nadu registration department
• A draft sale deed covering both the plot and the villa on it
• From an owner, their registered deed, the developer's allotment and a no-dues letter from the association

At registration, stamp duty and registration are paid at Tamil Nadu rates at the sub-registrar office for Hosur Taluk. Afterwards, apply for the patta transfer into your name and move the electricity connection with the Tamil Nadu electricity board. Keep the whole chain of documents, because the next buyer will ask for the same file.

Assetz 18 & Oak Villas wraps 246 villas around a golf course the developer calls professional, with a clubhouse of 90,000 sq ft as the shared centre. The developer says roughly nine-tenths of the open ground is planted with native species that need little upkeep and are irrigated from recycled water, though it has not published the total acreage. Since the community is built, walk it: the golf course, the courtyards and the decks are there to be seen, not imagined.

A morning might start with a round on the golf course or a run, then a swim, the gymnasium or a yoga session. The courts for tennis, squash and badminton, plus the mini football field, are the after-school territory, and the play area covers the younger children. The convenience store inside the gate handles the daily shop, which matters when the nearest town is a drive away.

Evenings move to the clubhouse: fine dining, the card room, the games room, the health spa, the steam room and the beauty salon. The amphitheatre and the party area take the festivals and the birthdays, and the outdoor decks are for the long Hosur sunsets. Behind the scenes there is water treatment rated at 20 CMH, sewage treatment rated at 500 KLD, rainwater harvesting and solar hot water. Ask the association what all of that costs to run per villa each month, because a 90,000 sq ft clubhouse and a golf course are expensive to keep.