Purva Plots

Purva Plots sits on Sarjapur Road, a major residential corridor in south-east Bangalore that runs from the city out to Sarjapura town. Your daily journeys will mostly start on this road, so its traffic at peak hours is the first thing to test.

For work, the tech parks along the Outer Ring Road and the offices of Electronic City are both a drive away along this corridor. The developer has not published distances or drive times, so make the trip to your own office on a weekday morning before you commit.

Family life along the corridor is well served. As more households have moved to this side of the city, schools, hospitals and shopping have opened along the road. Pick the school you would actually use and time the run at the hour your children would travel.

No street address or landmark has been published, so ask the developer for a location pin and the exact route from the main road to the gate. On a 45-acre layout, a plot near the entrance will make every trip a little shorter than one at the far end.

Because you will build your own house, also check how construction vehicles reach the plot, since materials will come by lorry for months.

Purva Plots sells land, and the sizes below are plot areas. There are five home-plot sizes:

• Townhouse: roughly 999 sq ft; Rs. 69 Lakhs upward
• Villa: roughly 1,000 sq ft; Rs. 70 Lakhs upward
• Bungalow: roughly 1,400 sq ft; Rs. 96 Lakhs upward
• Mansion: roughly 1,700 sq ft; Rs. 1.16 Crore upward
• Estate: roughly 2,200 sq ft; Rs. 1.49 Crore upward

That works out to roughly Rs. 6,800 to Rs. 7,000 per sq ft of land. The price list also carries a Clubhouse Plot of roughly 27,034 sq ft at Rs. 18 Crore, which is not a home plot.

On a completed layout, stamp duty and registration are the main costs on top of the price. Remember that the plot is only part of the spend. Budget separately for the house design, building approval and construction.

Ask for a cost sheet that shows:

• Base price for the exact plot, with corner or park-facing premiums
• Road width and facing of that plot
• Clubhouse and development charges
• Maintenance deposit and monthly charge
• Stamp duty and registration

Purva Plots comes with plot paperwork that is different from a flat's, and it is where most land disputes start, so take it slowly. No RERA number has been published for this layout. Ask Purva Land for one and check it on the Karnataka RERA website.

Before you pay, ask for:

• The land conversion order showing the land is approved for residential use
• The approved layout plan from the planning authority
• The release order that frees your plot for sale
• Title documents and an encumbrance certificate covering at least the last 30 years
• The draft sale deed for your specific plot number

Check that the plot number, dimensions and boundaries in the sale deed match the approved layout plan and what you see on the ground. Walk the plot with the survey sketch in hand.

After registration, apply for the khata in your name and pay the property tax. You will need both before you can apply for building plan approval. Ask the developer whether the layout has its own design guidelines, since those will shape what you can build.

Purva Plots divides 45 acres into home plots of five sizes, from Townhouse to Estate, plus a separate Clubhouse Plot. Shared spaces are spread across the layout, and, as planned by the developer, every plot owner uses the same facilities.

Picture a day once your house is built. You could start with a swim in the pool or a workout in the gymnasium at the clubhouse, then take a run on the jogging track. Children have a play area of their own, and the sports courts are there for an evening game.

On weekends, the indoor games zone and the multipurpose party area give families a place to meet without leaving the gate. Landscaped gardens run through the layout, which matters more in a plotted community, since your view is your neighbours' houses and the greenery between them.

The infrastructure is designed for people building over several years. Power, data and telecom lines run underground to each plot, so roads should not need digging up later. Rainwater harvesting, recharge pits, storage tanks and a sewage treatment plant are part of the plan.

Ask whether the clubhouse is open now and what the monthly maintenance charge will be for a plot owner.