Century Eden

Century Eden lies at Bisuvanahalli on State Highway 9, pincode 561203, north of Yelahanka. A highway address means quick movement once you are on it and a long way to most things, so the test is your own journeys. Century has not published distances to the airport, offices, schools or hospitals, and we do not guess at them.

Drive from the layout gate to your workplace at the hour you would actually leave, and repeat the trip in the evening. Ask an owner who has already built how long the school run takes and where they shop for the week. A 44.6-acre layout of 582 plots is a small township, so note how far your plot is from the gate; a walk to the clubhouse or the retail spaces can take several minutes from the far side.

The retail spaces inside the layout cover small errands. For a supermarket, a hospital or a school you would drive to Yelahanka, so measure that trip yourself. Check the highway junction outside the gate at peak hours and look at the road surface inside after rain.

Century Eden sells only land, so there is no floor plan here. The one size published is 30 x 40 feet, or 1,200 sq ft, and the developer has sold every plot. Whether larger plots exist is not published, so ask the seller to show the dimensions on the approved layout plan and in their sale deed. Corner plots and plots facing a park usually carry a premium in a resale, so ask why a seller's figure is what it is.

Since there is no developer price list, what you pay is what you and the owner agree. Land carries no GST. You pay stamp duty and registration on the sale value. If you sign a construction contract later, GST applies to that contract, not to the land. Until you build, the plot keeps drawing two annual bills: the maintenance charge levied by the layout and property tax.

Ask for a cost sheet that shows:

• Plot number, dimensions and exact area in sq ft
• The seller's asking rate per sq ft and the reason for any premium
• Recent registered values for similar plots in the layout
• Stamp duty and registration on the sale value
• The association's transfer fee and the maintenance deposit
• Property tax and maintenance arrears, if any
• The setbacks and floor limit that apply to the plot

Century Eden lacks a published RERA number. Search the Karnataka RERA website (rera.karnataka.gov.in) and ask the developer or the owners' association whether the layout was registered. For a plot, the land papers matter more than the registration. Ask for:

• Land conversion order, converting agricultural land to residential use
• Layout plan approval from the planning authority
• Release order for the part of the layout that holds your plot
• Seller's registered sale deed and the earlier title documents for the 44.6 acres
• Encumbrance certificate for the plot for the last several years
• Khata in the seller's name and the latest property tax receipt
• No-dues letter from the layout's association

Have a lawyer read the chain of title, since the plot has changed hands at least once. If a house already stands on the plot, ask for the building sanction and the completion certificate and check that the structure matches the drawing. At registration the sale deed goes in your name, followed by the khata transfer. Only then apply for your own building plan sanction.

Century Eden is laid out as 582 plots on 44.6 acres, with an internal road grid and a clubhouse precinct that every owner shares. Century has not published the share of land kept open, so ask for the approved layout plan and see where the parks, the courts and your plot fall on it. The layout is built, so what you see on a visit is as delivered, not a render.

A morning could start on the jogging track, then the gymnasium and a swim at the clubhouse. Children have the kids' play area and the outdoor courts, and the table tennis in the games room takes care of a rainy afternoon. The landscaped gardens are where evening walks happen, the party area hosts the celebrations, and the retail spaces handle the daily purchases.

Because these facilities are shared by every owner, built or not, each plot pays a maintenance charge for them. Ask what the current charge is, whether vacant plots pay the same as built ones, and who runs the clubhouse today, the developer or an owners' association. Since handover was in 2023, the condition of the pool and the gardens now tells you how well that arrangement is working.