Guru Punvaanii Eka Plots

Guru Punvaanii Eka Plots lies in Anekal, by KSRTC Colony, with Anekal-Hosur Road as the main approach; the pincode is 562106. This is the far southern edge of Bengaluru, where the city gives way to smaller towns and the road runs on towards Hosur.

Life from here depends on where you work. If your office is within the Anekal belt or towards Hosur, the daily trip may be short and on open roads. If it is in central or north Bangalore, expect a long drive, and test it before you commit. The developer has not published distances to any office, school, hospital or station, so none are given here.

Use your site visit to answer the practical questions. Drive from the layout to your workplace at your usual hour, and again in the evening. Find the nearest schools and a hospital with an emergency ward. Check where daily shopping is done and how far the nearest bus stop is.

Because you will be building, also ask about water supply, power connections and whether trucks can reach your plot easily during construction.

Guru Punvaanii Eka Plots sells land, so there is no floor plan; the house you build is your own design. Three plot sizes exist in the layout:

• 30x40, about 1,200 sq ft: from Rs. 48.3 Lakhs
• 30x50, about 1,500 sq ft: from Rs. 60.4 Lakhs
• 40x60, about 2,400 sq ft: sold out

The two sizes on sale both work out to about Rs. 4,000 per sq ft of land. The prices are starting figures, and corner or park-facing plots usually cost more, so ask for the rate on the exact plot number.

A developed plot in a completed layout carries no GST on the land; stamp duty and registration apply to the full value. Budget separately for the cost of building your house, which comes later. Your cost sheet should show:

• Plot number, dimensions and area
• Rate per sq ft and any location premium
• Clubhouse membership and maintenance deposit
• Electricity and water connection charges
• Stamp duty and registration

Guru Punvaanii Eka Plots has no RERA registration number published by Guru Punvaanii Properties. A plotted layout of this size sold to the public should be registered, so ask for the number and check it at rera.karnataka.gov.in before you pay.

With land, the paperwork is the product. For a plot in a finished layout, ask for:

• The conversion order changing the land from farm to residential use
• The approved layout plan showing your plot number, size and road widths
• The release order for your plot, freeing it from the planning authority's mortgage
• An encumbrance certificate covering at least the last 13 years
• The mother deed and the title chain for the 41 acres
• Khata for the plot and the latest tax receipt

Have a property lawyer check these, and confirm the plot boundaries on site against the layout plan.

Your purchase closes on a registered sale deed in your name. After that, transfer the khata, then apply for building plan approval before you start construction. Keep every paper, as your bank will ask for them if you take a loan to build.

Guru Punvaanii Eka Plots covers 41 acres of streets and plots, 556 in all, with a block of shared facilities for every owner. The share of open space has not been published, so ask for the approved layout plan and see where the parks and the clubhouse fall relative to your plot. Pictures you are shown are renders as planned by the developer, but since the layout is complete you can compare them with the site.

Once your house is up, a morning could start with a run on the jogging track or a session in the gymnasium, and a swim in the pool. Children have a play area, an activity area and outdoor courts for games after school.

The organic fruit and vegetable gardens are an unusual touch, giving owners a place to grow a little of their own produce. The amphitheatre and landscaped gardens suit an evening outdoors, while the indoor games room and multipurpose hall handle rainy days and family events. Ask what the yearly maintenance is, since you pay it from handover even if you build later.