Bluejay Nine Forum VIllas

Bluejay Nine Forum VIllas stands at Vittasandra, pincode 560100, on the NICE Ring Road at the edge of Electronic City. The ring road is the reason this community exists where it does. It runs past the gate and connects the Electronic City side with Kanakapura Road and with Bannerghatta Road. That is why the developer files the project under the Kanakapura Road belt even though the postal address says Electronic City.

For a working household the draw is the office cluster next door. The Infosys, Wipro and HCL Technologies campuses in Electronic City are a drive away, not a walk. The developer has not published distances or drive times, so do the run yourself at the hour you would actually leave, and again in the evening, before you take anyone's word for how close it is.

Anjanapura, the planning-authority layout between Kanakapura Road and Bannerghatta Road, is part of the same southern belt. Much of the everyday shopping and schooling for this side of the city has grown up there. Ask the residents which schools and hospitals they use and how long those trips take. A low-density villa community on a ring road is quiet by design, and the price of that quiet is that most errands start with a car.

Bluejay Nine Forum VIllas has five plans, all over two floors and all quoted as built-up area. Three-bedroom villas come in about 2,095 or 2,406 sq ft. Four-bedroom villas come in about 2,845, 3,432 or 3,441 sq ft, the last two almost identical in size and presumably different in layout or plot. Carpet areas and plot dimensions have not been published, so ask the owner for the sanctioned plan and the plot size.

No developer price exists any longer; every villa is sold. Price the resale yourself. Ask for registered values of recent sales inside the same gate, and adjust for plot size, corner position, the villa's facing and whatever the owner has added or altered. An extension or an extra room that was never sanctioned is a liability you would inherit, not a bonus.

Carry the developer's published finish list on your visit: marble in the main rooms, wooden laminate in bedrooms, teak doors, branded bathroom fittings, modular switches and concealed copper wiring. Confirm what is actually installed.

A completed villa with its occupancy or completion certificate attracts no GST. Stamp duty and registration are due on the full sale value, land and building together. Before you make an offer, get in writing:

• The plot area and the built-up and carpet areas of the villa
• Any alterations made since handover and their sanction status
• Maintenance dues, the association transfer fee and the reserve fund position
• Stamp duty and registration on the full consideration

Bluejay Nine Forum VIllas is listed by the developer as approved by the BBMP or BDA but has no published RERA registration number. Search rera.karnataka.gov.in by project and promoter name to see whether an entry exists and what it says about completion. For a resale in a community that is fully sold, however, the title chain and the completion papers do the real work.

Ask the seller for:

• The approved layout plan for the 9 acres and the sanctioned building plan for the villa
• The occupancy or completion certificate for the villa
• The land conversion order for the survey numbers under the layout
• The seller's registered sale deed and the earlier deeds in the chain, back to the mother deed
• An encumbrance certificate covering the years since the seller bought
• The khata and the latest property tax receipt, both in the seller's name
• A no-dues letter from the owners' association

Have a lawyer compare the villa as built with the sanctioned plan and confirm every name matches the person who will sign the sale deed. If the seller has a home loan on the villa, the bank will hold the original deed; agree in writing how the loan is closed and the deed released at registration. Afterwards, apply for the khata transfer and a fresh tax assessment in your name and file the association's transfer acknowledgement with your deed.

Bluejay Nine Forum VIllas gives its 45 villas nine acres, the feel of a large garden with houses in it rather than a housing estate with gardens. Two-storey villas line the internal roads, and the clubhouse, courts and lawns take up the ground between them. The developer has not published the share of land left open; on a visit, walk the whole layout and judge it with your own eyes, because everything here is built.

A morning might begin on the jogging and skating track and end in the gymnasium, or with a swim before the office. Tennis and basketball courts and a set of outdoor courts serve the sporty, and the billiards table, games room and table tennis cover a rainy Sunday. The spa and sauna are the clubhouse's quieter corner.

Families have a kids' play area and an activity area, and the amphitheatre and party area host the community's festivals and birthdays. Landscaped gardens run through the layout, and a few retail spaces inside the gate cover small daily needs.

Because the community is occupied, judge upkeep rather than ambition. Look at the pool, the court surfaces and the garden lighting. Ask the owners' association for the monthly charge per villa, the reserve fund balance and the age of the sewage treatment plant and pumps. With 45 owners sharing the cost, one large repair falls on few shoulders, so a healthy reserve matters more here than in a 500-flat tower.