Purva Kensho Hills

Purva Kensho Hills lies at Billapura, S. Medihalli, pincode 562125, near the Sarjapura-Attibele Road on the south-eastern edge of Bengaluru. Bishop Cotton Academy is the landmark named in the address, which is useful to know if you have school-age children. The developer has not published distances to offices, hospitals or stations, so none are quoted here.

This is a stretch where the city is still growing outwards, so expect open land and newer roads rather than an older, dense neighbourhood. Daily errands may mean a drive rather than a walk, at least in the first years. If your office is inside the city, the drive in along Sarjapura Road will shape your day, so try it at your normal time and again on the way home.

Because you will build your own house here, you will also be coming and going during construction, often with a contractor. Check how the approach road copes with trucks and whether it is lit at night. Inside a 45-acre layout, a plot near the main gate and the clubhouse will feel different from one at the far end, so ask for the plot position on the plan.

Purva Kensho Hills sells land, not a finished home, and the plot formats are named rather than given as dimensions. The Townhouse Plot is about 999 sq ft from Rs. 84 Lakhs, and the Villa Plot about 1,000 sq ft from Rs. 85 Lakhs. The Bungalow Plot is about 1,400 sq ft from Rs. 1.19 Crore, the Mansion Plot about 1,700 sq ft from Rs. 1.44 Crore, and the Estate Plot about 2,200 sq ft from Rs. 1.87 Crore.

These work out to about Rs. 8,400 to Rs. 8,500 per sq ft. A single Clubhouse Plot of about 27,034 sq ft is also listed from Rs. 22 Crore, which is unlike the others; ask what it can be used for. Stamp duty and registration are payable on every plot. Ask how GST applies to the development charges while the layout is unfinished, and request a cost sheet with:

• Plot price and the exact plot area
• Premium for corner, park-facing or east-facing plots
• Development and infrastructure charges
• Clubhouse membership and maintenance deposit
• GST, if any, as its own line
• Stamp duty and registration

Purva Kensho Hills has no RERA registration number published by the developer for this layout. A plotted development that is still being built must be registered in Karnataka, so ask Purva Land for the number and check it on the Karnataka RERA website (rera.karnataka.gov.in). The entry should match the 45-acre extent and the June 2028 handover.

Plots need a different set of papers from flats. Before you book, ask for:

• The land conversion order for residential use
• The approved layout plan showing your plot number and road widths
• The release order that frees your plot for sale and registration
• Title documents and an encumbrance certificate for the land
• A draft agreement for sale with the handover date and payment schedule

At handover, register the sale deed for your plot and get the khata in your name before you apply for a building plan approval. Pay the property tax on the vacant plot from the start. Your lender's legal team will also check the title if you take a plot loan, which gives you a second opinion.

Purva Kensho Hills covers 45 acres of individual houses, each built by its owner, around zen-themed landscaped gardens and a shared clubhouse. The developer has not published the share of land kept open. Any pictures you are shown are renders as planned by the developer, so ask for the approved layout plan and see where your plot lies relative to the parks and roads.

A morning could start in the therapeutic and yoga gardens, or with a run or a skate on the jogging and skating track. The clubhouse holds a gymnasium, a swimming pool and an indoor games zone, which helps on rainy days. Children have a kids' play area and a study centre, so homework has a quiet corner outside the house.

Evenings and weekends move outdoors: multiple sports courts, party lawns for family events and an amphitheatre for community gatherings. For a buyer, the real question is timing. Ask which facilities will be finished when plots are handed over, since you may live on a building site for a while as neighbours construct their homes. Also ask how the maintenance charge will work before and after houses are built.