Between The Greens Villas

Between The Greens Villas sits at Chikkanekkundi, a pocket of Varthur on the east side of Bengaluru, off Whitefield, in pincode 560087. Varthur is a settled residential area rather than a fresh corridor, so shops, schools and clinics already exist around it, though the developer has not named any and we do not either.

The address puts you between three of the city's working districts. Whitefield and its IT parks are the closest by road, and Sarjapur Road and the Outer Ring Road belt lie in the other direction. No distances or drive times have been published, so the honest approach is to test the commute yourself. Leave the site at the hour you would normally leave home, drive to your office, and repeat the trip back in the evening. Do this on a weekday, not a Sunday, because roads in this part of the city behave very differently at 9 am.

A villa community of 147 homes means most households will run two cars. Ask about the width of the approach road from the main Varthur route to the gate, and whether it is a public road or a private access that the developer will maintain. Check, too, how school buses and delivery vehicles will reach the site, since a long or narrow approach becomes a daily irritation once you live there.

Between The Greens Villas has one configuration for every home: a four-bedroom villa of about 4,305 sq ft, which the developer quotes as built-up area. Carpet area and plot size have not been published, so ask for both, and ask for the villa floor plan showing each level.

The quoted price band is Rs. 4.2 Crore to Rs. 6 Crore. On the starting price and the built-up size, that is about Rs. 9,800 per sq ft. The higher figure is about 43 percent more for the same house, so the gap has to come from land: a corner plot, a larger garden, a better facing or a position away from the road. Ask the sales team to show you which villas are at which price and why.

Because the project is under construction, GST is payable on top of the agreed price. Stamp duty and registration are due at registration, whatever the stage. Before you compare this with any other villa project, ask for a cost sheet that lists:

• Base price for the villa and the plot, separately if the developer splits them
• Any premium for corner, garden-facing or larger plots
• Clubhouse membership fee and the maintenance deposit
• Car parking, and how many cars fit on the plot
• GST as its own line
• Stamp duty and registration on the full consideration

Then ask for the payment schedule, since a 2029 handover means several years of construction-linked instalments.

Between The Greens Villas has no RERA registration number published by 42 Estates. Ask for it before you pay anything and look it up on the Karnataka RERA portal at rera.karnataka.gov.in. The entry will show the registered land extent, the declared completion date and the sanctioned plan, which you can compare against the 9 acres, 147 villas and 2029 handover the developer quotes.

At this stage the villa is an under-construction purchase, so your first document is an agreement for sale that names the villa, its plot, the price and the milestone-linked payment schedule. Ask for:

• RERA registration certificate for the project
• Title documents for the 9 acres and an encumbrance certificate covering the last 30 years
• Land conversion order, since the land must be converted to residential use
• Layout and building plan approvals from the local planning authority
• The draft agreement for sale and the draft sale deed
• A written delivery date with the penalty for delay

At handover, insist on the occupancy certificate before you take the keys, then register the sale deed and apply for the khata in your name. Keep every payment receipt, because the sale deed should recite the full consideration you have paid.

Between The Greens Villas carries 147 villas on 9 acres, with the shared spaces gathered around a clubhouse. The developer has not published how much of the land stays open or how the villas are grouped. Ask for the master plan with plot numbers and read the distances between your villa and the clubhouse, the road and the boundary wall. Any images you see are renders as planned by the developer.

A weekday morning could begin with a lap of the jogging track, then a session in the gymnasium or the yoga and aerobics zone before work. Children have their own play area, and after school the sports courts take over. Weekends stretch out differently. There is a swimming pool with a lounge beside it, a restaurant and cafe on the grounds for a meal you did not have to cook, and an indoor games room for the hot afternoons.

Evenings can end in the landscaped gardens or at the amphitheatre when the community puts on a show. Birthdays and larger gatherings go to the party area rather than your living room. With 147 households and one clubhouse, ask how large the clubhouse is and whether the restaurant will be open to outsiders. Also ask which facilities will be finished before the first villas are handed over in 2029.