Guru Punvaanii Ernika Plots

Guru Punvaanii Ernika Plots stands at Kurubarahatti, in the Anekal area on the southern fringe of Bengaluru, pincode 562106. The developer identifies the site by a map code, PP36+GX, which you can type into a maps app to reach it.

This is a village setting still being opened up, so daily life will depend on a car or a two-wheeler for most errands. The developer has not published distances to offices, schools, hospitals, shops or bus routes, and none are given here.

Use your visit to answer those questions for yourself. Drive to the site from where you live now, then drive from it to your workplace at the hour you would leave. Look for the nearest school, a hospital with an emergency ward, and a market for weekly shopping.

Because you will be building a house, the approach road matters in a practical way as well. Check whether construction trucks can reach the plot, how wide the access road is, and whether it is paved. Ask the developer how and when power and water lines will reach each plot.

Guru Punvaanii Ernika Plots sells land and leaves the house design to you, so there is no floor plan. Four plot sizes are offered:

• 30x40, about 1,200 sq ft: from Rs. 46.8 Lakhs
• 30x50, about 1,500 sq ft: from Rs. 58.5 Lakhs
• 40x40, about 1,600 sq ft: from Rs. 62.4 Lakhs
• 40x50, about 2,000 sq ft: from Rs. 78 Lakhs

All four work out to about Rs. 3,900 per sq ft. These are starting figures; ask whether corner, east-facing or park-side plots cost more.

Land itself does not attract GST, but ask whether development or amenity charges are billed separately, and whether those carry GST. Stamp duty and registration apply to the full sale value. Your cost sheet should list:

• Plot number, dimensions and area
• Rate per sq ft and any location premium
• Development, amenity and maintenance charges
• Power and water connection charges
• The payment schedule linked to layout works
• Stamp duty and registration

Keep the cost of building your house as a separate budget line.

Guru Punvaanii Ernika Plots has no RERA registration number published yet. A layout of 214 plots still under development must be registered in Karnataka, so ask Guru Punvaanii Properties for the number and check it at rera.karnataka.gov.in. The entry lists the approved layout and the promised completion date.

For a plot bought while the layout is being built, ask for:

• The land conversion order for residential use
• The approved layout plan with your plot number and road widths
• Title documents and an encumbrance certificate for the 12.5 acres
• Any joint development agreement with the landowners
• An agreement for sale stating the handover date and delay terms

Before handover, confirm that the planning authority has issued the release order for your plot, since plots held back as security cannot be registered.

At handover, register the sale deed in your name, then get the khata transferred and a fresh encumbrance certificate. You will need all of these to get a building plan sanctioned and, if you borrow, to get a construction loan from your bank.

Guru Punvaanii Ernika Plots spreads 214 plots over 12.5 acres, with a few shared spaces rather than a big clubhouse. The share of open space and the road widths have not been published, so ask for the approved layout plan. Everything you see now is a render, as planned by the developer, and the ground itself is still being worked on.

Once the houses go up, the rhythm here will be quieter than in a large township. A morning could start with yoga or an aerobics class, or a workout at the outdoor gym. Children get a play area within the layout.

For slower hours, the library offers a reading room close to home, and a table tennis table gives teenagers a place to gather. The gazebo is the spot for an evening chat with neighbours. The short list keeps upkeep simpler, which suits owners who may take a few years to build.

Ask where each of these facilities will stand on the plan, relative to your plot. Also ask when they will be finished, and what the yearly maintenance will be once the layout is handed over.