Purva Smiling Willows Phase 2

Purva Smiling Willows Phase 2 stands at Kammanahalli Village on Begur Hobli Road, off Bannerghatta Road, in the Eagle Ridge area of Bannerghatta South Taluk, pincode 560076. Bannerghatta Road is the main line into the city from here, so most of your trips will begin with the drive out to it.

The developer has not published distances or journey times to offices, schools, hospitals or the metro. That makes a proper recce essential. Drive to your workplace on a weekday morning and back in the evening, and time both runs.

If you have children, list the schools you would consider and try the route at school hours. Find the hospital you would use in an emergency and check how long it takes to reach at night.

Because this is an under-construction phase, look at the approach road as it is today and ask what will change by handover. Villa communities on the edge of the city often depend on a single access road, so see how it copes with traffic and with construction trucks.

Inside a 20-acre layout, your villa's position matters too. Ask how far your plot is from the gate and the clubhouse, and walk the distance yourself on a visit.

Purva Smiling Willows Phase 2 offers four villa types, each with a servant room. Sizes are built-up (saleable) areas; plot areas and carpet areas have not been published, so ask for both.

• 3 BHK + servant room: roughly 3,315 sq ft; Rs. 3.47 Crore upward
• 3 BHK + servant room: roughly 3,629 sq ft; Rs. 3.80 Crore upward
• 3 BHK + servant room: roughly 4,485 sq ft; Rs. 4.69 Crore upward
• 4 BHK + servant room: roughly 5,516 sq ft; Rs. 5.76 Crore upward

The smallest villa comes to about Rs. 10,500 per sq ft of built-up area, and the 4 BHK to about Rs. 10,400. Corner plots and garden-facing villas are likely to cost more than these starting figures.

Since the villas are under construction, GST applies. Stamp duty and registration are payable too, and on a villa they cover the land as well as the house.

Ask for a cost sheet with:

• Base price and the plot area of your specific villa
• Premiums for corner, park-facing or larger plots
• Clubhouse and infrastructure charges
• Maintenance deposit
• GST, stamp duty and registration shown separately
• The stage-wise payment schedule

Purva Smiling Willows Phase 2 has no RERA registration number published for this phase. Ask Puravankara for it and search it on the Karnataka RERA website. The entry will show the declared completion date, which matters here because no possession date has been published.

A villa is land plus a house, so the paperwork covers both. Before you book, ask for:

• The RERA registration certificate for Phase 2
• The land conversion order for residential use
• The approved layout plan and the building plan for your villa type
• Title documents and an encumbrance certificate for the 20 acres
• The draft agreement for sale, with a handover date and delay terms

Check that the plot number and dimensions in the agreement match the layout plan. If you are taking a loan, ask which banks have approved the project; their legal checks are a useful second opinion.

At handover, collect the occupancy or completion certificate for your villa before you pay the last instalment. Then register the sale deed in your name and apply for the khata.

Purva Smiling Willows Phase 2 holds 207 villas on twenty acres, which leaves room for roads, gardens and shared facilities between the homes. As planned by the developer, a clubhouse serves the whole community.

Picture a weekend. The morning could start with a swim in the pool or a workout in the gymnasium, followed by a run on the jogging track. Children head for the play area, and older ones for the basketball court or the other outdoor courts.

On a rainy afternoon, the games room and its table tennis table keep the family busy indoors. The party area is there for birthdays and festivals, and retail spaces within the layout mean you do not have to drive out for small errands. Landscaped gardens tie the layout together.

In a villa community, the shared amenities matter less than in a tower, because your own garden and terrace carry much of daily life. So look closely at plot position on the master plan. A corner plot, a villa facing a garden, and one backing onto a boundary wall will feel very different.

Ask when the clubhouse will open relative to the first handovers, and what the monthly maintenance will be. Confirm the final amenity list in your agreement, since renders show the plan, not the finished site.