DivyaSree 77° East

DivyaSree 77° East stands at 132 Yemalur Main Road, in Kadubeesanahalli on the Marathahalli side of east Bengaluru, pincode 560037. This is an established part of the city, so markets, banks, schools, hospitals and supermarkets are already in place around you rather than planned for later.

Old Airport Road is close by, and MG Road is about 9 km away, which makes trips to the city centre shorter than from most villa communities. The Outer Ring Road and its tech parks are reached by road. The developer has not published travel times, so drive to your office at the hour you would really leave, and try the evening return too.

Weekends are easy to fill, since malls, restaurants and entertainment are spread through the area. The trade-off of a central east-side address is traffic on Yemalur Main Road at peak hours, so time the drive from the gate to the main road. Also ask about parking for guests, because a large villa tends to draw visitors.

DivyaSree 77° East has one home type, the four-bedroom villa, in three sizes of about 4,737, 5,851 and 6,084 sq ft. The area basis, built-up or saleable, has not been published, and no carpet area or plot size is given. Ask the seller for the original floor plans and measure the rooms on your visit.

All villas are sold, so there is no developer price. A resale owner sets the figure, and the fair way to test it is against registered sales of similar villas inside the community. A completed home carries no GST, but stamp duty and registration are due on the full sale value. When you look at a villa, check and confirm these points:

• The villa's size and its plot area, as written in the sale deed
• Any extensions or changes, and whether they were approved
• The state of the roof, plumbing and wiring after a decade of use
• Monthly maintenance and any pending association dues
• Covered parking and the number of cars it takes
• Stamp duty and registration on the agreed price

DivyaSree 77° East lists approvals from BBMP/BDA. No RERA registration number has been published, and the villas were handed over from December 2015. You can search the Karnataka RERA website (rera.karnataka.gov.in) by name to confirm that no later phase was registered.

Because every sale now is a resale, the documents come from the owner rather than the developer. Ask for:

• The occupancy certificate covering the villa's block
• The sanctioned plan, so you can spot extensions built without approval
• The mother deed, the developer's sale deed to the first buyer and every later deed
• Encumbrance certificates for the full ownership period
• The khata extract and up-to-date property tax receipts
• A no-dues letter from the residents' association

The sale registers on a sale deed in your name, after which you apply to transfer the khata and the electricity and water connections. If the seller has a home loan, the bank's release letter must come before registration. A lawyer's title opinion is worth paying for on a purchase of this value.

DivyaSree 77° East covers 18 acres with 89 villas grouped into 14 blocks, a low number of homes for that much land. The developer has not published the share of ground left open, so ask the association for the layout plan and walk from your villa to the clubhouse. Any images you see are as planned by the developer; the grounds today may look different.

Mornings could begin on the jogging track or in the gym, then a swim before work. Children have a kids' play area and an activity area, and older ones can use the outdoor courts once school ends. The health centres and the games room cover the rest of the week, and a lift is also listed among the facilities.

For evenings and weekends, the clubhouse has a party area for family functions, and the landscaped gardens give you a place to walk after dinner. Retail spaces inside the community cover small daily needs. Maintenance staff and 24-hour backup electricity are part of the package, so ask the residents' association what the monthly charge covers and which facilities are working today.