DivyaSree Belle Vue

DivyaSree Belle Vue lies near Nandi Hills, north of Bengaluru. Nandi Hills is one of the city's favourite weekend drives, and land around it draws buyers who want a quieter second home. The developer has not published a street address, a village name or a pincode for the site.

That gap matters, because in this region a few kilometres can change the drive time and the state of the approach road. Ask for the exact address and a map pin before you visit. No distances to the city, the airport, offices, schools or hospitals have been published, so none are quoted here.

Once you have the location, test it the way you would use it. If the plot is for weekends, time the drive from your present home on a Saturday morning. If you might live here, drive to your workplace on a weekday and look for the nearest hospital, pharmacy and grocery. Check whether the approach road is paved and how it holds up in the monsoon.

DivyaSree Belle Vue offers plots rather than built homes, but the developer has not published the sizes available or the total number of plots. You design and build your own house, which gives you control over the plan and the budget. Ask for the list of unsold plots with their dimensions and facings.

Prices are given only on request, so no per-sq-ft rate can be worked out here. Once you have a quote, compare it with registered plot sales nearby. A plot sale carries no GST because there is no construction in it, but stamp duty and registration are charged on the full value. Ask for a written quote that shows:

• The plot number, its dimensions and its area in sq ft
• The rate per sq ft and the total price
• Any premium for a corner or park-facing plot
• Charges for water, power and drainage connections
• Any maintenance deposit or association fee
• Stamp duty and registration on the full value

DivyaSree Belle Vue is listed by the developer as having all approvals, but no RERA registration number has been published. Ask Divyasree Developers for the number, or a written reason why registration does not apply, and check it on the Karnataka RERA website (rera.karnataka.gov.in).

Buying a plot means tracing the land from farmland to a residential site you can build on. Before you pay a booking amount, ask for:

• The land conversion order for residential use
• The approved layout plan covering the 40 acres
• The release order for the plot you choose
• Encumbrance certificates for the land over a long period
• Title deeds showing how the developer came to own the land
• A draft sale deed and the plot's khata or property record

A ready plot registers on a sale deed in your name. Move the khata into your name straight after, since you will need it to get a house plan sanctioned later. A lawyer's title opinion is worth its cost on any land purchase, and more so where so little has been published.

DivyaSree Belle Vue covers 40 acres, which is large enough for internal roads, open areas and shared spaces alongside the plots. The developer has not published the number of plots, the share of land kept open, or any list of facilities for residents. Any images you are shown are as planned by the developer, so ask which parts are built on the ground today.

Life on a plot this far from the city depends on basics more than on a clubhouse. Ask whether each plot has a water supply, a power connection and drainage at its boundary. Check whether the internal roads are paved and lit, whether there is a gate and security, and who maintains the common areas.

If the developer does plan shared facilities, get the list in writing with a date for each. Ask how many owners have already built, since a layout with a few finished houses tells you more about daily life than any plan. Visit on a weekday and a weekend to see how quiet it really is.