Prestige Golfshire

Prestige Golfshire has its postal address at Karahalli Post on Nandi Hills Road, in Devanahalli Taluk's Kundana Hobli, pincode 562110. The nearest town, Devanahalli, is small and calm, and is remembered as the place Tipu Sultan was born. It lies about 40 km from the city, along NH-7, the same highway you take to the airport.

That shapes daily life here. Flights are easy, and weekends at Nandi Hills, further north, are close at hand. A daily drive into central Bengaluru, though, means a long run down the highway, so this estate suits people who work from home, work near the airport, or treat it as a second home. Big IT and business parks are on the drawing board around Devanahalli, which could bring jobs closer over time.

The developer has not published distances to schools, hospitals or shops, so we do not quote any. Before you buy, drive from the gate to the places your family goes each week, from school to the doctor to the supermarket, and time each trip. Try the drive to the city at rush hour too.

Prestige Golfshire has only four-bedroom villas over two floors, in six designs. The Creston is about 7,485 sq ft from Rs. 9 Crore, and the Clairborne about 7,495 sq ft from Rs. 10.2 Crore. The Beaumont is about 8,111 sq ft from Rs. 9.6 Crore and the Burbank about 8,120 sq ft from Rs. 9.5 Crore. The two largest, the Aldrich and the Augusta, are about 9,719 and 9,905 sq ft, both from Rs. 11.4 Crore.

On these figures, prices work out to roughly Rs. 11,500 to Rs. 13,600 per sq ft, with the Clairborne the dearest per sq ft. The published sizes are not labelled saleable or carpet, and plot areas are not given, so ask for all three.

The villas are complete, so no GST applies once the occupancy certificate is in place. Stamp duty and registration are payable on the sale value. Ask for a cost sheet that shows:

• Villa price, the built area and the plot area
• Whether the sale is new from the developer or a resale
• Golf and clubhouse membership charges
• Maintenance deposit and monthly charge
• Stamp duty and registration

Prestige Golfshire lists BBMP and BDA approval. No RERA registration number has been published, and a villa handed over from 2013 may predate the rules. If you are told there is one, check it on the Karnataka RERA website at rera.karnataka.gov.in.

For a completed villa, the documents matter more than the listing. Ask for copies before you pay a token amount, and have a property lawyer read them:

• Occupancy certificate for the villa
• Sanctioned building plan and approved layout plan
• Conversion order for the land from agricultural to residential use
• Title deeds and an encumbrance certificate for at least 13 years
• Khata and the latest property tax receipt
• No-dues letter from the estate's association

If you are buying from an owner, also ask for their registered sale deed and the loan closure letter if the villa was mortgaged. The deal closes with a sale deed signed at the sub-registrar's office. After registration, transfer the khata into your name, and move the electricity account and the club membership too.

Prestige Golfshire spreads over 275 acres, with a golf course at its heart and the villas laid out around it. Every villa is built on two floors. The developer has not published the number of villas or the open-space share, so ask for the site plan and see where your villa is in relation to the course and the clubhouse.

A morning here could begin with a round of golf, or a run on the jogging track through the landscaped gardens. The gymnasium, the swimming pool and the spa and sauna are at the clubhouse for the rest of the morning. Tennis and basketball courts are there for an afternoon game.

Children have a play area, and the games room, table tennis and indoor games keep them busy on wet days. The library is a quiet spot to read, the mini theatre suits a family film night, and the cafeteria and community hall handle meetings and celebrations. On an estate this size, ask the association about the maintenance charge and how the course and gardens are kept up.