Nambiar Ellegenza

Nambiar Ellegenza stands on Muthanallur Road at Gopasandra, pincode 560099, on the south-eastern edge of Bengaluru where the Sarjapur Road belt meets the Dommasandra stretch. This is villa country rather than dense city, so expect wider plots, fewer shops on your doorstep and a car for most errands.

For work, the Outer Ring Road tech corridor, Sarjapur Road itself and Electronic City are the likely destinations, all reached by road. The developer has not published distances or drive times to any of them, so we do not quote numbers here. Do the trip yourself on a weekday at the hour you would leave for the office, and again on the way back in the evening.

Day to day, schools, hospitals and grocery runs lead towards Sarjapur Road and Dommasandra. Before you decide, list the three places your family goes most often, whether that is a school, a clinic or a parent's home, and drive to each from the gate. Check how the approach road behaves after rain, since outer-edge roads vary a great deal. A villa here rewards households that are happy to plan their week around a car.

Nambiar Ellegenza has one kind of home: a four-bedroom villa with a media room. It comes in three built-up sizes, about 3,335 sq ft, about 3,981 sq ft and about 4,505 sq ft. Plot areas and carpet areas have not been published, so ask for both before you compare with other villa projects.

The smallest villa is quoted at Rs. 5.37 Crore to Rs. 5.54 Crore, the middle one at Rs. 6.39 Crore to Rs. 6.60 Crore and the largest at Rs. 7.23 Crore to Rs. 7.47 Crore. At the lower end of each band that is about Rs. 16,100, Rs. 16,000 and Rs. 16,000 per sq ft. The step between sizes buys you roughly 650 and 520 sq ft more.

On a finished villa with an occupancy certificate there is no GST, but stamp duty and registration apply on the full value. Ask for a cost sheet that lists:

• Base price and the area it is charged on
• Plot area and any corner or park-facing premium
• Car parking and clubhouse charges
• Maintenance deposit and the monthly rate
• Stamp duty and registration

Nambiar Ellegenza has no RERA number published yet. Ask Nambiar Builders for it and check the entry on the Karnataka RERA website, rera.karnataka.gov.in, where you can also see the declared completion details and any complaints filed.

Because the villas are finished, your checks are the ones for a completed home. Ask to see:

• The occupancy certificate covering your villa
• The sanctioned layout and building plan showing your plot
• Title deeds and an encumbrance certificate for the land
• The khata in the seller's name and the latest property tax receipt
• A draft sale deed for your review
• A no-dues letter for maintenance, water and power

If you are buying from a resident rather than the developer, add the original sale deed and the chain of earlier documents. Have a property lawyer read the set before you pay a token amount. At handover, register the sale deed in your name, then apply for the khata transfer and move the power and water connections to you. Keep copies of every receipt; you will need them when you sell or take a loan against the villa.

Nambiar Ellegenza has 304 villas on 23 acres, each on its own plot, linked by internal roads and sharing one set of common facilities. Since the project is complete, you can walk the layout yourself; any plan or image you are shown is the layout as planned by the developer, so match it against what stands on the ground.

A weekday could start with a run on the jogging track or a session in the gymnasium, followed by laps in the swimming pool at the clubhouse. After school, children have a play area, while older ones head to the outdoor courts or a game of table tennis. The games room covers a wet afternoon.

Weekends bring a film in the mini theatre, a family function in the party area, or a slow walk through the landscaped gardens. The health centres round out the list. Because every villa already has its own media room, the shared theatre is more for gatherings than daily use.

With the community occupied, ask the residents' association about the monthly maintenance charge, how the clubhouse is run and what repairs are planned. A quick chat with two or three owners near the villa you like will tell you more than any brochure.