Prestige Dew Drops

Prestige Dew Drops sits at Vishwanathapura, pincode 560064, in the Yelahanka part of north Bengaluru. Yelahanka is a settled suburb with its own markets, schools and hospitals, so much of your daily life can stay close to home.

The developer has not published distances to offices, schools, hospitals or the airport. So plan your routine on the ground rather than from a map. If you work in the city, drive from the villa gate to your office on a weekday morning and time it, then do the same in the evening. Try the school run if you have children, and find the nearest hospital and pharmacy.

A villa changes how you move around. With your own parking and more than one car in many families, you may drive more and walk less than in a city flat. Check how easily cars can get in and out of the gate at busy hours. Look at the road that leads to the community, and see whether it is lit and busy after dark. Since the homes are finished, visit at different times of day before you make an offer.

Prestige Dew Drops was built in four villa types, all now sold out. By built-up area, Type B is about 3,540 sq ft, Type D about 4,942 sq ft, Type C about 5,084 sq ft and Type E about 5,868 sq ft. No Type A appears in the plans published. Since sale prices from the developer no longer apply, any figure you see will be what an owner is asking.

On a resale you pay stamp duty and registration on the full value of the villa, land and house together. That makes those charges larger than on a flat at the same price. A finished villa with an occupancy certificate carries no GST.

Before you agree a price with a seller, check:

• Which villa type it is, and its built-up and plot areas on the approved plan
• The seller's sale deed and that the khata is in their name
• Maintenance paid up to date, with a no-dues letter
• Transfer fees charged by the owners' association
• Any changes the owner made to the villa, and whether they were approved
• The state of the lift, the terrace and the water heater

Prestige Dew Drops has no RERA number on public record. Ask the seller or Prestige Group for it, and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry shows the approved plan and the declared completion date.

On a resale villa, you are buying from a person, not from the developer. That puts the weight on the seller's papers. Ask for copies of:

• The occupancy certificate for the villa
• The approved building plan and layout plan
• The seller's registered sale deed
• Khata in the seller's name and the latest property tax receipt
• An encumbrance certificate showing no loan or claim on the villa
• A no-dues letter from the owners' association

If the seller still has a home loan, the bank must release the original documents at the time of sale. Get a lawyer to check the chain of title back to the developer. When you register your own sale deed, apply to move the khata into your name and pay the next property tax yourself.

Prestige Dew Drops has 25 houses on 5 acres, with lawns and gardens between them rather than towers. You will know most of your neighbours, and children can move between the play area and the pool without crossing a public road.

A morning might start with a run along the jogging track or a workout in the gym. Children have a play area of their own and an activity area for games, and older ones can take over the basketball court. The swimming pool and the indoor games room give families something to do on hot or wet afternoons. The clubhouse is the place to meet other owners, and the landscaped gardens make an easy walk after dinner.

Inside your own villa, life is more private. Each home has its own lift, so upper floors are easy for older parents. The bedrooms have wooden floors and the main rooms have marble. A staff room and utility area are part of the plan.

Because the community is complete, check the upkeep. Walk the gardens and use the pool and gym if you can. Any images you have seen were as planned by the developer, so compare them with what is there.