Prestige Sanctuary Villas

Prestige Sanctuary Villas stands in Kottigethimnahalli Village in Kundana Hobli, Devanahalli Taluk, pincode 562110. This is Bengaluru Rural district, on the northern fringe of the city, and the setting is semi-rural rather than urban. The developer has not published distances to offices, schools, hospitals or transit, so we do not quote any figures here.

Life in a villa community this far out usually runs on a car. Most families here keep two, one for the office run and one for school and errands. Before you commit, drive from the gate to your workplace on a weekday morning and back in the evening. Do the same trip to the school you have in mind and to the nearest hospital, and note how long each takes.

Inside the gate the picture changes. With 85 villas on 23 acres, the internal roads carry little traffic, so children can cycle and walkers have space. Check the approach road from the main highway, whether it is fully tarred, and how it copes after heavy rain. Ask owners about power cuts, water supply and how reliable delivery services are at this address.

Prestige Sanctuary Villas was built as four-bedroom villas over two floors. The plan on record is the Type C, about 6,052 sq ft of built-up area. Plot area and carpet area have not been published, so read both off the seller's sale deed. The developer sold out its stock, which means the price today is whatever an owner asks, not a list price.

Resale changes what you need to check. Walk the villa with the original approved plan in hand, and look for rooms added, terraces covered or boundary walls moved after handover. Those changes can cause trouble when you register the sale or apply for a loan. Ask how old the fittings are and whether any repairs are due.

No GST applies on a resale of a completed home that holds its occupancy certificate. Stamp duty and registration are charged on the full sale value, and a villa's value includes the land. Ask the seller for a cost statement that covers:

• The agreed sale price and how it is split between plot and structure
• Stamp duty and registration on that value
• Association transfer fee and any pending maintenance dues
• The maintenance deposit or sinking fund to be transferred
• Charges for extra power backup, which the developer billed separately

Prestige Sanctuary Villas is still without a published RERA registration number. Ask Prestige Group or the seller for it, and look it up on the Karnataka RERA website (rera.karnataka.gov.in) before you pay any token amount. On a finished home, though, the documents that protect you most are the ones issued at completion.

Because this is a resale, you are checking two things: that the project was built with approval, and that the seller owns the villa outright. Ask for:

• The occupancy certificate for the villa
• The approved building plan, to compare with what is on the ground
• The seller's registered sale deed and the earlier title documents
• The khata in the seller's name and the latest property tax receipt
• An encumbrance certificate covering at least the last 13 years
• A no-dues letter from the owners' association
• A loan closure letter, if the seller had a home loan on the villa

Have a lawyer read the full set before you sign an agreement. At registration you take a sale deed in your name, then apply to move the khata and the electricity account into your name. Keep copies of every receipt.

Prestige Sanctuary Villas puts only 85 homes on 23 acres, each a two-floor villa with its own patch of ground. There are no towers, so the feel is closer to a residential colony than an apartment complex. The share of land kept as open space has not been published. Ask the seller or the association for the layout plan and find the exact villa on it, since a corner plot and a mid-row plot differ in light and privacy.

A weekday could begin with a run on the jogging track or a session on the yoga and activity deck. Later there is the gymnasium, or the health club for a slower start. Children have a play area, their own pool beside the main swimming pool, and several sports courts for evening games.

The clubhouse is the social centre, with an indoor games room and a mini theatre for film nights. Small daily needs are covered by retail stores and a launderette inside the community. Landscaped gardens run between the homes. Because the project is finished, you can check every one of these facilities in person. Ask what the monthly maintenance charge is and whether the association's accounts are up to date.