Century Sports Village

Century Sports Village has its plots on IVC Road in Devanahalli, north of the city. By the developer's own reckoning, Kempegowda International Airport is roughly seven minutes away. That figure is the whole point of the address: the airport and the jobs planned around it are what have pulled layouts out here.

The developer names a few markers. The closest hospital it cites, Mother Teresa, is roughly 2 km out. Oxford English School and the Devanahalli Business Park are roughly 4 km each. For the city it uses Garuda Mall, roughly 20 km, which tells you how far the centre is. Larger hospitals, most schools and serious shopping lie back towards town, so a family living here will drive for them.

Check the road itself. IVC Road carries the traffic of every layout along it, so drive its length at the hour you would commute and again at night. Find out whether water reaches the layout reliably, and what buses and cabs run at the times you travel, because a plot comes with no developer shuttle. If you are buying to hold, the same drive shows you what neighbouring plots are asking.

Century Sports Village sells land, so the house is yours to design within the layout's own rules and the municipal building code. The developer fixed three plot sizes. The cottage plot measures 30 by 40 ft, about 1,200 sq ft. The villa plot measures 30 by 50 ft, about 1,500 sq ft. The mansion plot measures 40 by 60 ft, roughly 2,400 sq ft. None of the three is still on sale from the developer, so the plot you see will come from an owner.

No price list exists. Ask the owner what value their own purchase was registered at, and gather recent sale values in the layout. Then compare by size, by corner or inner position, and by how near the playing fields and the entrance the plot lies. The guidance value only sets the floor on stamp duty; it is not what plots change hands for.

No GST is charged on a plot resale. Stamp duty and registration apply on the full value at the sale deed, and because a plot is entirely land they take a larger share than on a flat. Ask for a cost sheet that lists:

• The agreed price and the value to be registered
• Stamp duty and registration
• The owners' association transfer fee
• Maintenance dues outstanding and the monthly charge
• If you will build: plan sanction fees, deposits for utilities, and the build itself

Century Sports Village is listed by Karnataka RERA as PRM/KA/RERA/1250/303/PR/170918/000844. Open that entry on rera.karnataka.gov.in and download the sanctioned layout drawing; it is the plan every later check is made against.

A plot is land, so the land's approvals are your protection. Ask the seller for:

• The conversion order, showing the land was released from agricultural use for housing
• Planning approval for the layout, and your plot's position on that sanctioned drawing
• A release order, or no-objection letter, covering your specific plot
• Every sale deed from Century Real Estate down to the present seller, all registered
• A fresh encumbrance certificate on the plot
• Khata and the most recent tax receipt, both showing the seller
• Written confirmation from the owners' association that nothing is owed, plus its design rules if any

Have a lawyer confirm that the plot number and dimensions in the seller's deed match the sanctioned drawing before you pay an advance. Once your deed is registered, transfer the khata into your name. If you build, the building plan sanction comes first, then the water, electricity and sewerage approvals.

Century Sports Village gives playing fields 7 of its 51 acres, and the layout is built around them: the clubhouse beside the fields, and the plots along internal roads around both. The layout is finished, so you can walk it rather than read a render, and you should.

A morning could begin on the jogging track or the yoga deck, followed by a session in the gym. The afternoon belongs to the courts: tennis, basketball, badminton and futsal each have their own, and a climbing wall waits for those who want something harder. Table tennis and the indoor games rooms cover the rainy days. Inside the clubhouse are a spa, a library and a cafe, and the swimming pool is outside.

Evenings gather on the party lawn or at the amphitheatre, and the party hall takes the family function. An organic farm is the quieter corner. Because many plots may still be empty, put three questions to the owners' association. What is the monthly charge, how many owners pay it, and may every owner use the courts or is a separate membership sold? A plot beside the fields is convenient and noisy; one far from them is neither.