Prestige Tech Vista

Prestige Tech Vista stands at Kadubeesanahalli, on the road named after Prestige Tech Park, pincode 560103, inside greater Marathahalli. The suburb started out as a village at the edge of the city and filled out into a self-contained township when IT firms arrived. Offices, shops and services are already spread around it.

Whitefield and Sarjapur are both reachable by road from here, as are the HAL Airport area and Electronic City. The developer has not published distances or travel times, so do not rely on a map estimate. Drive from the gate to your office at your usual hour, then time the return trip in the evening. Test the school run as well, since east Bengaluru traffic can double a short journey.

Inside the gate, 30 villas on 3 acres mean internal roads with very little traffic, safe for children on bicycles. Ask how many cars each villa can park within its own plot, and where guests leave theirs. Check the approach from the main road at peak hours. Speak with residents about water supply, power cuts and how the roads drain during the monsoon.

Prestige Tech Vista has only four-bedroom villas, built in three sizes: about 3,870, 4,111 and 4,155 sq ft of built-up area. Plot areas and carpet areas have not been published, so read them from the seller's sale deed. The developer sold out long ago, and with only 30 villas, resale deals are infrequent. The asking price rests with the owner.

A home finished in 2016 needs a careful inspection. Walk each floor with the approved plan and look for rooms added, terraces roofed over or boundary walls moved. Check for damp on the upper floors and around bathrooms, test the lift inside the villa and ask how old the pumps and water heaters are.

No GST applies on a resale villa that has its occupancy certificate. Stamp duty and registration are charged on the full sale value, which includes the land. Ask the seller for a statement that shows:

• The agreed price, split between land and structure
• Stamp duty and registration on that figure
• The association's transfer fee and any unpaid maintenance
• The maintenance deposit that moves to your name
• Service records for the lift and the pumps

Prestige Tech Vista is listed as approved by BBMP/BDA. No RERA registration number has been published; the villas were completed in December 2016. You can still search the Karnataka RERA website (rera.karnataka.gov.in) by project name. For a finished villa, though, the completion papers and the seller's title are what protect you.

On a resale, you are proving that the villa was built as approved and that the seller owns it outright. Ask for:

• The occupancy certificate for the villa
• The approved building plan, to compare with what stands today
• The seller's registered sale deed and the earlier title chain
• The khata in the seller's name and recent property tax receipts
• An encumbrance certificate for at least 13 years
• A no-dues letter from the owners' association
• A loan closure letter if the villa was mortgaged

Let a property lawyer go through the file before you sign an agreement or hand over an advance. At registration, you receive a sale deed in your name. Then transfer the khata, the electricity connection and the association membership.

Prestige Tech Vista spreads 30 villas across 3 acres, with a clubhouse, pool and courts shared by all of them. There are no towers and no common lift lobbies, so the feel is that of a private lane. Ask for the layout plan and find the villa on offer. A villa facing the garden will feel very different from one beside the boundary wall.

Mornings here might start on the jogging track or in the gymnasium, followed by a swim. The tennis and basketball courts are a short walk from every door, and table tennis waits in the games room. Children have play areas close to home, and parents can watch from the landscaped gardens.

For slower days there is a spa and sauna in the clubhouse. Family events and festival gatherings can use the community hall or the amphitheatre. Rainwater harvesting is built into the plan. With so few households sharing these facilities, bookings should be easy, but the upkeep cost per villa can be high. Ask the association for the monthly maintenance charge, the reserve fund balance and any repairs it plans.