Century Eden Phase 2

Century Eden Phase 2 lies on State Highway 9 at Bisuvanahalli, pincode 561203, north of Yelahanka. The highway gives fast movement once you are on it, but most daily services are a drive away, so judge the location by your own trips. Century has not published distances to the airport, offices, schools or hospitals, and none are guessed at here.

Leave the layout gate at the hour you would go to work, time the journey, and do the same in the evening peak. Talk to an owner who has already built about the school run and the weekly shop. Phase 2 is a pocket of 61 plots within a larger community, so find out where it lies in relation to the main gate, the clubhouse and the retail spaces. From the far edge the walk can take several minutes.

The retail spaces cover the small errands. For a supermarket or a hospital you would drive to Yelahanka, so measure that too. Look at the highway junction at peak hours, and at the internal roads after rain, since drainage is the first thing a completed layout reveals about its build quality.

Century Eden Phase 2 sells only land, so there is no floor plan to buy here. The developer lists the plots as various sizes, with 1,200 sq ft as the reference, and every plot has been sold by Century Real Estate. So the first number to establish is the exact area of the plot on offer, from the approved layout plan and the seller's sale deed, and the second is the seller's rate per sq ft on that area. 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.

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 Phase 2 has no published RERA number from Century. Search the Karnataka RERA website (rera.karnataka.gov.in) and ask the developer or the owners' association whether this phase was registered, on its own or with the main layout. 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, showing this phase
• Release order for the part of the layout that holds your plot
• Seller's registered sale deed and the earlier title documents for the 3.7 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 Phase 2 is a pocket of 61 plots on 3.7 acres, tied into the road grid and the shared facilities of the larger layout around it. Century has not published the open-space share of this phase, so ask for the approved layout plan and see where the parks and the courts fall in relation to your plot. The phase is built, so what you see is as delivered.

A morning could begin 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 games room with its table tennis covers a wet afternoon. The landscaped gardens carry the evening walks, the party area hosts the celebrations, and the retail spaces take care of daily purchases.

These facilities are shared by every owner, built or not, and every plot pays a maintenance charge for them. Ask what the current charge is and whether vacant plots pay the same as built ones. Ask too whether Phase 2 owners belong to the same association as the main layout, with the same rights to the clubhouse and the pool. With handover in 2022, the condition of the pool and the gardens today is your evidence of how well the upkeep works.