Concorde Mist valley

Concorde Mist valley lies along Sarjapura Road on the south-east side of Bengaluru, one of the city's fastest growing residential belts. The developer has not published a full postal address or pincode, so ask for the exact location and pin it on a map before your visit.

For work, the published distances give a fair picture. Whitefield is about 15 km away, the Outer Ring Road about 16 km and Electronic City about 19 km. A drive to Marathahalli or Koramangala is possible too. None of these is a short hop, so plan on a daily drive rather than a walk to the office.

Day to day, the wider area has schools, colleges, hospitals, banks and shopping malls. Because you will be building your own home, also look at the practical side of the plot itself. Check the width of the road in front of it, the drainage after rain, and how far the nearest bus stop and grocery store are.

Concorde Mist valley sells land, not a finished home, and the house you build later is your own project. The developer has not published plot sizes, a price per sq ft or a price list. All prices are on request, so start by asking for the list of plots still available with their area, dimensions and facing.

Because the layout is completed, some of what you see may be resale plots from earlier buyers. Compare the developer's quote with what owners in the same layout are asking. A plot's shape, the width of the road outside and whether it is a corner plot often change its value more than its size.

A plot purchase does not carry GST, but stamp duty and registration apply on the sale value. Ask for a cost sheet that shows:

• Plot area and the rate per sq ft
• Corner or park-facing premium, if any
• Development or infrastructure charges
• Water, power and sewer connection fees
• Maintenance or association deposit
• Stamp duty and registration

Concorde Mist valley is listed with BBMP/BDA approval. The developer has not published a RERA number, and because the layout is marked complete it may predate registration. Ask about it anyway and search the Karnataka RERA website, rera.karnataka.gov.in, for the project name.

For a plot, the approvals matter more than any brochure. Ask for:

• The land conversion order from agricultural to residential use
• The approved layout plan from the planning authority
• The release order that covers your plot number
• The title deed and link documents for the land
• An encumbrance certificate covering at least the last 30 years
• The khata in the seller's name and the latest tax receipt

Have a property lawyer check the plot number against the layout plan and the release order. At registration, the sale deed is executed in your name. Then apply for the khata transfer so that tax bills and any later building plan approval come to you.

Concorde Mist valley covers 140 acres in all, which makes it a sizeable neighbourhood rather than a small gated cluster. The developer has not published the number of plots, the share of open space, or where parks and common areas fall. Ask for the approved layout plan and look at where your plot lies relative to the main road, the parks and any civic amenity sites.

No list of shared facilities has been published either. Before you buy, ask whether the layout has a clubhouse, children's play areas or sports courts, and who runs and pays for them. Ask too whether an owners' association has taken over maintenance of roads, street lights and water.

Life in a plotted layout depends heavily on how many owners have already built. Walk the streets near your plot and count the finished houses. A lane with families living in it will feel safe and settled; a row of empty plots can mean years of construction noise around you. Any images shown are as planned by the developer.