Guru Punvaanii Elegance Villas

Guru Punvaanii Elegance Villas stands at Bheemenahalli village in Bidadi hobli, Ramanagara district, pincode 562109. The project is grouped with Mysore Road, on the south-west side of Bengaluru, beyond the city's municipal limits.

An address this far out shapes the day around the car. Most trips to offices, malls or hospitals will mean a drive, and the commute will depend heavily on where you work. The developer has not published distances to any office, school, hospital, station or bus route, so none are quoted here.

Plan a proper trial before you book. Drive from the site to your workplace at the hour you usually leave, and drive back in the evening. If you have children, find the schools you would use and time those trips. Note the nearest hospital with an emergency ward, and where you would do weekly shopping.

Look at the approach road from the main road to the gate as well, since villa families often run two cars. Ask how water and power will be supplied, and whether the approach floods during heavy rain.

Guru Punvaanii Elegance Villas has four bedrooms in every villa. There are eight options across four plot sizes, quoted as built-up area:

• 30x40 plot: about 2,350 sq ft from Rs. 1.65 Crore, or about 2,618 sq ft from Rs. 1.83 Crore
• 30x50 plot: about 3,054 sq ft from Rs. 2.14 Crore, or about 3,200 sq ft from Rs. 2.24 Crore
• 40x40/45 plot: about 3,163 sq ft from Rs. 2.21 Crore, or about 3,458 sq ft from Rs. 2.42 Crore
• 45x50 plot: about 4,055 sq ft from Rs. 2.84 Crore, or about 4,417 sq ft from Rs. 3.09 Crore

All eight come to about Rs. 7,000 per sq ft of built-up area. Carpet areas are not published, so ask for them.

Because the villas are under construction, GST applies, along with stamp duty and registration. Your cost sheet should show:

• Plot number, plot size and built-up area
• Any corner or park-facing premium
• Clubhouse membership and maintenance deposit
• Power and water connection charges
• GST, stamp duty and registration as separate lines
• The construction-linked payment schedule

Guru Punvaanii Elegance Villas has no RERA registration number published by Guru Punvaanii Properties. A villa project still being built and sold in Karnataka needs one, so ask for the number and check it at rera.karnataka.gov.in. The entry will show the approved plans and the completion date the developer has committed to.

For an under-construction villa, collect these before you book:

• The RERA registration certificate
• The land conversion order for survey number 29/2 at Bheemenahalli
• The approved layout plan and the building plan for your villa
• Title documents and an encumbrance certificate for the 6.2 acres
• Any joint development agreement with the landowners
• A draft agreement for sale with the handover date and delay terms

If you take a home loan, check that your bank has approved the project, since its lawyers will review the same title.

At handover, ask for the occupancy or completion certificate for your villa before you take the keys. Then register the sale deed and transfer the khata into your name. Keep the warranty papers, as defects in a new house often show up in the first year.

Guru Punvaanii Elegance Villas holds 103 villas on 6.2 acres, set on plots of four sizes along internal streets, with a clubhouse and gardens for everyone. The share of open land has not been published, so ask for the approved layout plan and find your plot on it. Images you are shown are renders, as planned by the developer, since the villas are still being built.

A morning could begin in the meditation and yoga centre, or on the jogging track, before a swim in the pool or a session in the gymnasium. There is a mini sports court for quick games, and a kids' play area for younger children.

Later, the landscaped gardens are the place for a walk, and the open-air theatre can host a screening or a small performance. The spa and sauna are a less common addition in a villa community. The indoor games room covers rainy days, and the multipurpose hall, which includes a cafeteria, handles family events. Ask which of these will be ready at handover and how maintenance will be charged.