Assetz Codename The First Bloom

Assetz Codename The First Bloom fronts the Bangalore-Hyderabad Highway at Avati, Devanahalli, north of the city. A highway address means fast movement in both directions: towards Kempegowda International Airport and Yelahanka on the way into the city, and away from it towards the north. Assetz has not published distances to the airport, to Yelahanka or to Devanahalli town, so measure them yourself on a visit.

Devanahalli town is where you would go for everyday shopping and services; the layout itself is on open highway land rather than in a settled neighbourhood. That is the trade you make for the price per sq ft. If you plan to build and live here soon, ask how far the nearest school, hospital and market are by car, and whether a bus stops near the layout gate.

Highway frontage has a second side. Plots nearest the carriageway will hear traffic day and night, while plots deeper in the layout will be quieter but further from the entrance. Walk the whole layout, stand on the plot you are offered at a busy hour, and check how vehicles enter and leave the highway; a right turn across a national highway can add many minutes to every trip. Ask whether a service road or an underpass serves the gate.

Assetz Codename The First Bloom sells land to build on, so the sizes are plot areas. The 30 by 40 ft plot is 1,200 sq ft and takes a compact house of two or three floors. The 30 by 50 ft plot is 1,500 sq ft and adds a garden or a wider frontage. The unique plots, roughly 3,300 sq ft each, are the developer's larger and possibly irregular parcels, big enough for a large house with lawn and parking. Ask for the plot chart with exact dimensions for each.

Entry prices are Rs. 69 Lakhs on 1,200 sq ft, Rs. 86.2 Lakhs on 1,500 sq ft and Rs. 1.89 Crore on a unique plot. That is near Rs. 5,750 per sq ft of land on the two standard sizes and near Rs. 5,700 on the largest, so the rate is almost flat across sizes. Corner and park-facing plots usually carry premiums; ask for a plot-wise price list.

No GST is charged on the sale of land. Stamp duty and the registration fee are due when the sale deed is registered. Ask for a cost sheet that lists:

• Rate per sq ft of land and the exact plot dimensions it applies to
• Premiums for corner, park-facing or highway-facing plots
• Development charges, and water and electricity connection charges
• Maintenance deposit and any association corpus
• Stamp duty and registration on the full consideration
• Whether the building guidelines for the layout restrict height, setbacks or elevation

Assetz Codename The First Bloom has no RERA registration number published by Assetz. Ask for it and look it up on the Karnataka RERA website, rera.karnataka.gov.in. If the developer says the layout is complete and outside RERA, ask instead for the completion certificate from the planning authority and the date it was issued. Either way, do not rely on the word ready until a document supports it.

On a plot the land title is everything. Before you pay a booking amount, ask for:

• The land conversion order permitting residential use
• The layout approval from the planning authority and the release order for the plots on sale
• The mother deed and title chain for the 21 acres, with an encumbrance certificate showing no charge
• Any joint development agreement, if the land is not owned by Assetz
• The RERA certificate or the completion certificate, whichever applies
• The draft sale deed and a cost sheet with development charges shown separately

Because the layout is described as ready, you should be registering a sale deed for a specific, demarcated plot rather than signing an agreement to buy one later. Have the plot measured and marked on site before registration. Then have the khata transferred to your name and pay the first property tax. Have a lawyer read the title report first; on land, that is the one cost you should never save.

Assetz Codename The First Bloom is a plotted layout with no published amenity list, so life here will be what you and your neighbours build. Assetz has divided 21 acres into 251 plots in three sizes; how much of the land is roads, parks and common area has not been released. Ask for the sanctioned layout plan and look for the open spaces, the parks, the utility yards and where the largest unique plots fall relative to the rest.

Since the developer lists the layout as ready, the roads, drains, water and power lines should be in place. Walk them. Check that the roads are surfaced, the storm drains are finished, the street lights work and the water connection reaches your plot boundary. Ask whether the electrical lines run underground or overhead, and where the transformer and the sewage treatment plant, if there is one, are placed.

The day-to-day picture, for now, is a quiet layout on open land where early residents build while later plots remain empty. Ask Assetz in writing whether any clubhouse, park or play area is planned, when the common areas will be handed to an owners' association, and what the monthly maintenance per plot will be. Any render you are shown is as planned by the developer; on a ready layout, insist on seeing the real thing instead.