Prestige Marigold Plots

Prestige Marigold Plots lies at Bettenahalli, just off NH 44, which older maps call NH 7. This puts you on the northern edge of Bengaluru, along the main road that carries traffic between the city and the airport. Head south on the highway for Hebbal and central Bengaluru; head north for Kempegowda airport and the outer suburbs.

Most of your trips will start on that highway, so its traffic will shape your day. The developer has not published distances to the airport, offices, schools or hospitals, so we do not quote any here. Drive to your workplace from the layout gate at your normal hour, and repeat the trip in the evening.

This is a newer part of the city, and shops, schools and clinics near the layout may be further apart than in older neighbourhoods. Map the nearest grocery, pharmacy and school before you buy. Since you will be building a house here, also check how building materials and trucks will reach the layout, and whether the access road from NH 44 is wide enough for them.

Prestige Marigold Plots sells land, so there is no floor plan; the house is yours to design. Four plot types were offered:

• 30x40 ft (1,200 sq ft), sold out
• 30x50 ft (1,500 sq ft), sold out
• 40x60 ft (2,400 sq ft), sold out
• Plus-size plots, roughly 4,000 sq ft each, priced from Rs. 1.70 Crore

On the listed figure, the large plots cost about Rs. 4,250 per sq ft. For a smaller size, you will need an owner who is reselling, and they will set their own price. Ask for the exact dimensions of any plus-sized plot, since the area of these large plots can vary from one to the next.

Land does not attract GST, but stamp duty and registration are due on the sale value. Budget separately for building the house itself. Ask for a cost sheet showing:

• The price, the rate per sq ft and the exact plot area
• Any corner, facing or park-side premium
• Clubhouse and amenity charges, and any GST on them
• The maintenance corpus and monthly charge
• Stamp duty and registration

Prestige Marigold Plots has not published a RERA registration number for this layout. Ask Prestige Group whether one was issued and look it up on the Karnataka RERA website, rera.karnataka.gov.in. Since the layout is finished, the land documents below matter most.

Before paying an advance, ask to see:

• The land conversion order for residential use
• The approved layout plan, with your plot number on it
• The release order confirming your plot has been released for sale
• An encumbrance certificate covering at least 30 years
• Title documents for the land, back to the original owner

When you register, the sale deed goes in your name, and you should then apply for the khata. Keep the latest property tax receipt. If you are buying a smaller plot from a previous owner, ask for their registered sale deed, their khata and a no-dues letter from the owners' association. Your house plan can only be sanctioned once the khata is in your name, so settle it early.

Prestige Marigold Plots divides 49 acres into 396 plots, linked by 12-metre and 9-metre internal roads with asphalt carriageways and footpaths lined with trees. Get a copy of the sanctioned layout and find your plot on it. Check its facing, the width of the road in front, and how far it lies from the clubhouse and the gardens.

With the layout finished, the shared spaces should be open. A morning could begin in the meditation and yoga area, or with a round of the jogging and skating track. The clubhouse has a gymnasium, a pool and a games room, and there are several sports courts for evening matches. Children have a play area of their own.

The Zen gardens are the calm corner of the layout, and the amphitheatre hosts community gatherings. A multipurpose area can be booked for family events, and retail spaces inside the gates should help with small errands. Walk through these facilities on your visit and judge their upkeep. Ask the owners' association what monthly maintenance costs, and whether owners who have not yet built pay the same charge.