Luxury Plots

Luxury Plots has the postal address XQM6+F99, 3G Homes Crimson Layout, Kadugodi, pincode 560067, and is filed under Whitefield. Kadugodi is on the eastern edge of the Whitefield area, so your daily life would lean towards the offices, shops and services of that part of east Bangalore.

The developer has not published distances to any tech park, school, hospital, metro station or the airport, so we quote none here. Because the layout is finished, you can drive in and judge it for yourself. Go from the plot to your office at the hour you would really travel, then do the school run and the trip to your nearest hospital at the same time of day.

With only 22 plots, traffic inside the layout will stay light, but the roads leading to it are what shape your commute. Note the width of the approach road and whether a truck can reach your plot, since building a villa means months of material deliveries. Check where the nearest water and power connections stand, and look at what is being built on neighbouring land that could change your view.

Luxury Plots has no floor plans, because what you buy here is land. Every plot is quoted at about 3,500 sq ft, and the price runs from Rs. 6.5 Crore to Rs. 11 Crore. At the entry figure that is about Rs. 18,600 per sq ft of land. How much house you can build depends on the setbacks and floor-area rules that the local authority applies, so ask an architect before you buy.

Since every plot is the same size, the spread in price has to come from position. Ask the seller to mark each plot on offer on the layout plan with its price, facing and road width. That lets you judge whether a corner or a park-facing plot is worth the extra.

A plot in a finished layout is sold as land, so GST should not apply. Stamp duty and registration do, on the full value. Ask for a cost sheet that shows:

• Price of the specific plot and its measured area
• Any premium for corner, park or wide-road frontage
• Maintenance deposit and monthly charges
• Water, power and sewage connection charges
• Stamp duty and registration on the full value

Luxury Plots has no RERA number published for this layout. Ask the seller whether it was registered and search the Karnataka RERA website, rera.karnataka.gov.in. With no developer named, the land papers matter even more than usual, so have a property lawyer read them before you pay any advance.

For a plot, ask to see:

• The land conversion order from agricultural to residential use
• The approved layout plan showing all 22 plots
• The release order that frees your plot for sale
• An encumbrance certificate covering at least 30 years
• Title deeds showing how the land passed to the seller
• The seller's khata and the most recent tax receipt

Have a surveyor measure the plot and check the boundary stones match the size on paper. At registration, sign a sale deed that names your plot number, then apply to move the khata into your name. You will need that khata before a building plan can be sanctioned.

Luxury Plots has a simple plan: 22 plots of about 3,500 sq ft each, laid out along internal roads within a boundary wall. No clubhouse, pool or gym is listed, so daily life here centres on your own home and garden rather than on shared facilities. Any images you see are renders, as planned by the developer, so compare them with the layout as it stands.

The roads are asphalt, with kerbs and footpaths on both sides and trees along the avenues, which makes an evening walk with children or a dog easy. Parks and landscaped areas are spread through the layout. Street lights along the internal roads are listed as energy efficient, and the entrance has an arch with guards on duty at all hours.

Behind the scenes, water comes through underground pipes from overhead tanks shared by the layout, and sewage runs underground to a treatment plant. A recharge pit collects rainwater, and ducts carry power and data cables below ground. On a site visit, ask who runs the treatment plant and tanks today, and what the monthly maintenance charge is.