Nambiar Bellezea

Nambiar Bellezea opens off Muthanallur Road, which leaves Sarjapur Road on the south-east fringe of Bengaluru. Sarjapur Road in turn leads to the tech campuses where many local families work. No distances to workplaces, schools or hospitals have been published, so none appear here.

For villa buyers in this belt, the school run usually decides things. Greenwood High, TISB and Inventure Academy are schools the builder mentions in the neighbourhood. Drive to your chosen school at the real morning hour, then repeat the trip at pick-up time.

Living back from the main road means calmer streets and more room, paid for with a slightly longer drive. Groceries, pharmacies and eateries are strung along Sarjapur Road. Inside the community, the club handles a swim, a workout or a meal out without starting the car.

When you visit, take Muthanallur Road during rush hour and note how wide it is, how the surface holds up and how busy the junctions get. Ask the sales team to put distances in writing, then test them on your phone's map.

Nambiar Bellezea offers two kinds of villa, with sizes given as built-up area:

• Four bedrooms, between 3,100 and 3,900 sq ft: listed between Rs. 3.65 Crore and Rs. 4.6 Crore, all in
• Five bedrooms, roughly 4,388 sq ft: priced near Rs. 5.17 Crore

Since the builder does not publish prices, read these as a guide only and get a written quote for the specific house. Plot area is also missing, so request the land and built-up figures side by side. A few brokers talk of homes as big as 7,794 sq ft; the builder has not confirmed that size.

No GST applies if your villa's phase is certified complete. Stamp duty and registration are paid at the sub-registrar's office. Your written quote should spell out:

• Villa price, and exactly what 'all inclusive' covers
• Land area and built-up area
• Club joining fee and any separate club bills
• Maintenance deposit and monthly charge
• Power, water and khata transfer costs
• Stamp duty and registration

The plots sold in the first round are no longer available.

Nambiar Bellezea registered its phases separately with Karnataka RERA as PRM/KA/RERA/1251/308/PR/171014/000552, PRM/KA/RERA/1251/308/PR/180521/001786 and PRM/KA/RERA/1251/308/PR/191025/002972. Find out which registration your villa falls under and open it on rera.karnataka.gov.in. There you can see the approved plan, how many homes the phase holds and when it was due to finish.

Have a property lawyer go through these papers before any booking money changes hands:

• RERA certificate for the relevant phase
• Sanctioned layout and the approved building plan
• Completion or occupancy certificate covering your villa
• Title deeds and an up-to-date encumbrance certificate for the land
• Khata for the house
• Draft sale agreement and an itemised quote

With this much money involved, paying for an independent title search is sensible, and your lender will run its own too.

After you register the sale deed, move the khata, electricity and water accounts into your name. Ask for the association's bye-laws and its maintenance contract, along with how the monthly fee has changed since the first owners moved in.

Nambiar Bellezea is a spread of houses, each with its own garden or backyard and a courtyard lit from above, on roads that all lead in to Club Bellezea. Listings describe the club as roughly 80,000 sq ft in size, while the builder ranks it among Bengaluru's biggest private clubs. Get the sanctioned layout to see how houses, roads and green space divide the land.

Your morning might begin in the heated indoor pool or the gym, with squash or badminton squeezed in before the office. Younger children use the play area, the games room and the table tennis tables. Teenagers can head for the turf futsal pitch, or the basketball and volleyball courts.

After dark, the two tennis courts are lit for play, and the jogging track and gardens make for an easy evening walk. For rest, there is a spa and health centres. Celebrations can use the party area or the mini theatre, and the club also has a fine-dining room and a cafe in the Parisian style.

Before you buy, confirm whether the villa price covers club membership and find out how much the association charges each month.