Krishna Haven

Krishna Haven stands in Yelahanka, a north Bengaluru suburb that has seen fast growth in both housing and business over recent years. The civic basics are in place. Schools, hospitals, banks, malls and multiplexes are spread through the locality and its neighbours, along with several IT hubs.

The area's broad main roads and flyovers keep cars moving better than in many older districts, which makes a daily drive more predictable. For frequent flyers, Kempegowda International Airport is a road trip further north. The exact street address, pincode and landmarks for this project are not published, and neither are any distances, so we do not quote them.

Ask the seller for the precise location and the road the compound opens onto. Then drive to your workplace at your usual hour and back again in the evening. Find the nearest school and hospital for your family, and check the approach road after heavy rain, since a villa's parking and entry are at ground level.

Krishna Haven has only four-bedroom villas. The size is given as about 2,862 sq ft of built-up area, with a range running up to about 3,969 sq ft. That upper figure may be a larger villa or the plot; the listing does not say, so ask for both the built-up area and the plot area of the villa you want.

No price is published, so no per-sq-ft rate can be worked out. As the villas are complete, a home with an occupancy certificate carries no GST. Stamp duty and registration apply on every purchase. Ask for a cost sheet that sets out:

• Base price, and whether it covers the plot and the built-up area
• Any car parking or garage charge
• Maintenance deposit and the monthly charge
• Association or club transfer fees
• Stamp duty and registration on the total value

If you are buying from an owner, compare the price with recent registered sales of independent houses in Yelahanka. Villas trade less often than flats, so a professional valuation is worth paying for.

Krishna Haven does not yet show a published RERA registration number. Ask for it and check the Karnataka RERA website, rera.karnataka.gov.in. The approval on file is listed as BBMP/BDA, which the sanctioned plan should confirm. For a villa, the land title matters as much as the building, because you are buying a share of the ground too.

Before you pay, ask for:

• The occupancy certificate for the villa
• The sanctioned layout and building plan showing your plot
• Title documents for the 1.08-acre site and the chain of ownership
• The land conversion order for residential use
• An encumbrance certificate covering recent years
• Khata and the latest property tax receipt

On a resale, also ask for the seller's registered sale deed and a no-dues letter from the association. If the seller has a loan, get the bank's closure letter before you register. After registration, move the khata and electricity account into your name. A property lawyer should read the full set first.

Krishna Haven fits on 1.08 acres, which means a short row of villas rather than a sprawling township. The number of villas, the internal road layout and the share of open space are not published, so ask for the sanctioned layout plan. Any images you are shown are as planned by the developer; in a finished project, compare them with what is on site.

Everyday life here is quiet and close-knit. You might start the day in the gym at the clubhouse or with an aerobics session, then take a swim. Squash players get a court of their own, which is rare in a compound this small. Younger children have a play area within sight of home.

The practical side matters as much as the amenities. The compound is gated, with security at the entrance and maintenance staff on hand, and power backup runs around the clock. On your visit, ask what the monthly maintenance charge is, who runs the association, and how repairs to shared walls, drains and the internal road are paid for.