Purva Codename Arbor Plots

Purva Codename Arbor Plots is in Nellukunte, a village beside Doddaballapur Road (NH 648), close to Rajanukunte, pincode 561203. The highway runs north from Yelahanka to Doddaballapur town, and the layout is reached from it. Neither survey numbers nor the gate position has been released, so pin down the exact place during a visit.

Yelahanka, roughly 8 to 9 km back towards the city, is the nearest established suburb and the one you would lean on for shops, schools, hospitals and trains. Listings put Hebbal roughly 10 km off and Manyata Tech Park roughly 12 km; use those only as a guide. Airport trips normally go back through Yelahanka and then up Bellary Road, and the time depends on traffic.

People buy land this far out partly for what the area will become. On your visit, time the trip to a bus stop, a grocery and a school. Ask what the neighbouring land is planned for. Find out, too, when roads, water, drains and power inside the layout will be finished, since you cannot build before that.

Purva Codename Arbor Plots sells land, so you put up your own house and each size below is ground area. Four are named in listings: 30 x 40 ft (1,200 sq ft), 30 x 50 ft (1,500 sq ft), 30 x 60 ft (1,800 sq ft) and 40 x 60 ft (2,400 sq ft). Puravankara has released no official size list, so expect the final mix to be fixed only at launch.

Nothing official exists on price yet. At the listing rate of Rs. 6,000 to Rs. 7,500 a sq ft, a 40 x 60 plot would come to roughly Rs. 1.44 Crore to Rs. 1.8 Crore; read that as an estimate, not an offer. Land sales carry no GST, though the deed attracts stamp duty and registration. Once prices are out, request a written break-up covering:

• The per-sq-ft rate and the precise plot area
• Extra charges for corner plots or plots facing a park
• Development charges, shown on their own
• Clubhouse membership and the maintenance deposit
• Water, power and sewer connection fees
• Stamp duty and registration

Purva Codename Arbor Plots has no Karnataka RERA registration yet, and nobody has quoted a number. Look up the promoter on the Karnataka RERA website (rera.karnataka.gov.in) before paying, and look again before signing. The law expects a plotted layout like this to be registered before plots are sold.

Nellukunte falls beyond the city corporation's area, so approval of the layout will come from the planning body for that region. Ask to see:

• The conversion order that allows the land to be used for homes
• The sanctioned layout showing each plot number
• The release order covering the plot you want
• Title papers and an encumbrance certificate covering the full site
• Any joint development agreement signed with the landowners
• The RERA certificate, when it is granted

When you register, the sale deed must carry the plot number from the sanctioned layout. After that, get the khata in your name and pay property tax. While RERA is missing, a returnable token is the only payment worth making.

Purva Codename Arbor Plots has released no master plan or open-space figure, so there is nothing yet to judge the layout on. When one appears, ask for the sanctioned drawing with plot numbers, not a brochure image. Any picture you see today is a render as planned by the developer.

The amenities planned are few and mostly in the open air. Mornings could mean a run on the jogging track, a session at the outdoor gym, or yoga on the activities lawn. Children would get a play area, and sports courts fill the evenings. A clubhouse would give residents a room indoors.

An amphitheatre is planned for gatherings, with landscaped gardens inside the layout and a grand entrance at the gate. In land layouts, roads and services are normally finished before the clubhouse. Ask when each facility will be ready and how much each owner will pay in upkeep every month once the association takes charge.