NCC Green Province

NCC Green Province stands at 58/1, near Sompura Gate on Sarjapur Main Road, Kada Agrahara, pincode 562125. That places the layout well out along the Sarjapur Road corridor in east Bengaluru, past the busier inner stretch, where gated layouts and farmland still share the road.

The developer has not published distances to offices, schools, hospitals or stations, so we do not quote any. What you can do is test the trip. Drive from the gate to your workplace at your usual start time, then make the return trip in the evening, and note where the traffic builds along Sarjapur Main Road.

Life this far out usually means a car for most errands. The layout plans retail spaces inside the gate, which may cover small daily needs, but schools and hospitals are likely to mean a drive. Make a list of the places your family visits each week and check each one from the site.

Because the layout is finished, the internal roads and drains are there to inspect. Walk them, look at how the site drains after rain, and check the condition of the approach road from Sarjapur Main Road to the gate.

NCC Green Province was laid out in three site sizes. The 40x60 sites, about 2,400 sq ft of land, have all been sold by the developer. The 40x75 sites, about 3,000 sq ft, are quoted from Rs. 2.95 Crore and Rs. 3.42 Crore. The 50x80 sites, about 4,000 sq ft, are quoted from Rs. 3.89 Crore and Rs. 4.38 Crore.

If those prices are for land alone, the 40x75 sites work out to about Rs. 9,800 and Rs. 11,400 per sq ft, and the 50x80 sites to about Rs. 9,700 and Rs. 11,000. If a villa comes with the site, those figures would not be comparable. The listing labels the sizes 3 BHK and 4 BHK, so confirm this first.

No GST applies to land or to a finished home with an occupancy certificate. Stamp duty and registration are payable on the full value. Ask for a cost sheet that shows:

• What the price covers: land only, or land and a built home
• Site number, dimensions and facing
• Corner or park-facing premium
• Clubhouse and maintenance charges
• Charges for the 8 kW or 10 kW power connection
• Stamp duty and registration

NCC Green Province has no RERA registration number published for this layout yet. Ask NCC Urban for it and check the entry on the Karnataka RERA website, rera.karnataka.gov.in. The entry should list the approved layout and the number of sites.

For a site in a plotted layout, the land papers matter most. Ask for:

• The conversion order changing the land from farm to residential use
• The approved layout plan with your site number marked
• The release order showing your site is free to be sold
• An encumbrance certificate for the land at 58/1
• Title documents showing the developer's ownership
• The khata for your site and the latest tax receipt

If the price includes a built villa, add the occupancy certificate and the sanctioned building plan for that home to the list. Have a property lawyer check the set before you pay a token.

At handover, register the sale deed in your name, apply for the khata transfer and take the site sketch with its boundary marks. If you are building later, check the permitted setbacks and floors with the approving authority before you hire an architect.

NCC Green Province divides 22 acres into 178 sites across three sizes, with a clubhouse zone and green spaces shared by everyone. The developer has not published the open-space share. Treat the plan and any images as the layout as planned by the developer, and walk the ground to see how it matches.

A morning could start on the jogging and skating track, move to the gymnasium and end with a swim in the clubhouse pool. Children have a play area, and older ones can take over the outdoor courts after school. The games room is there for wet afternoons.

For slower days, there is a spa and sauna, and the landscaped gardens make for a quiet evening walk. Weekends might mean a barbecue with neighbours in the BBQ area or a family function in the party hall. The retail spaces inside the gate are planned to save a drive for small errands.

Owners pay maintenance on all of this whether or not they have built yet. Ask what the current monthly charge is, how the clubhouse is run now that the layout is complete, and which facilities are already open.