MJR Opus Plots

MJR Opus Plots is at survey number 185, Tindlu, on Bagalur-Sarjapur Road, pincode 562125. That places it in the Sarjapur Road belt on the south-east side of Bengaluru, a corridor where many buyers have picked up land in recent years. The developer has not published distances to offices, schools or hospitals, so we do not quote any.

Because the layout is finished, you can judge access as it really is. Drive in from the main road and note how wide the approach is, whether it is paved all the way and how it looks after heavy rain. A good approach road matters for your own trips and for the trucks that will bring material when you build.

Then plan for life once your house is up. Time the drive to your office at peak hours, and do the school run too. Ask owners who have already built here where they shop, which clinic they use and how often cabs come in.

An outer layout is quieter and greener than a city street, but nearly every errand will need a car. Weigh that against the extra land you get for your money.

MJR Opus Plots sells land, not a built home, so there is no floor plan to choose; you design your own house. The published sizes are:

• 30x40 south-facing, about 1,181 sq ft: from Rs. 79.6 Lakhs
• 30x40 east-facing, about 1,181 sq ft: from Rs. 89.3 Lakhs
• 30x50 west-facing, about 1,476 sq ft: sold out

That works out to about Rs. 6,700 per sq ft for south-facing and about Rs. 7,550 for east-facing. Confirm how many floors and what setbacks are allowed, since that decides how big a house you can build. Homes that owners have finished next door show you what the rules allow in practice.

Land itself does not attract GST; stamp duty and registration do. The build that follows is a separate cost. Ask for a written cost sheet that covers:

• Rate per sq ft and the exact plot area
• Any premium for corner or park-facing plots
• Clubhouse membership and infrastructure charges
• Maintenance deposit and the monthly charge
• Stamp duty and registration on the full value
• Khata transfer fees

MJR Opus Plots has no RERA registration number on record yet. Ask MJR Builders for it and look it up on the Karnataka RERA website. On a plotted layout, though, the land approvals are what protect you, so have a property lawyer check each one before you pay a booking amount.

Ask for:

• The conversion order changing the land from agricultural to residential use
• The approved layout plan from the planning authority
• The release order that frees your plot for sale
• Title deeds and an encumbrance certificate for survey 185
• Khata for the plot and the latest tax receipt
• A draft sale deed with your plot number, boundaries and area

Walk the plot with the layout plan in hand and make sure the boundary stones match the measurements on paper. If a bank is funding the purchase, its legal and technical checks are a useful second opinion.

Since the layout is finished, the purchase should close with a registered sale deed. After that, apply for the khata in your name. You will need an approved building plan before construction starts on your plot.

MJR Opus Plots divides 25 acres into 171 plots, with a clubhouse and parks shared by every owner. That is a relaxed density: most of the site goes to house plots, roads and green areas rather than tall buildings. The developer has not published an open-space share, so ask for the approved layout plan and see where your plot falls relative to the park, the clubhouse and the main gate.

Once your house is built, a morning could begin on the jogging track or at the outdoor gym, with a yoga session at the yoga centre before work. On hot afternoons, the swimming pool is the draw. Children have a play area of their own, and the landscaped gardens give everyone somewhere to walk.

Evenings and weekends can move to the outdoor party area for a birthday, or to the amphitheatre for a community event. The clubhouse ties these spaces together.

Since everything is already built, look at how it is being kept. Check the pool water, the gym equipment and the state of the lawns, and talk to owners who live here about the upkeep and the association.