Purva Tivoli Hills Plots

Purva Tivoli Hills Plots lies off Main Road in Devanahalli, pincode 562110, the old fort town that has become the gateway to Kempegowda International Airport. For anyone who flies often for work, living this close to the terminal changes the shape of a travel day. Early flights stop meaning a pre-dawn cab ride across the whole city.

The trade-off is the distance to the city itself. Most daily trips into Bengaluru run south along the northern road corridor, so a job in the central business district or the eastern tech parks means a long commute. The developer has not published distances or travel times to any office, school or hospital, so we do not quote any here.

Everyday shopping and basic services are found in Devanahalli town, and the airport has drawn a wave of fresh housing to the area. Before you buy, drive from the layout to your workplace and back at peak hours. Visit the town market and the nearest hospital too, since you may be building a house you will live in for decades.

Purva Tivoli Hills Plots has no built homes; you buy the land and build your own. Four plot sizes are offered, each with a name. Rs. 61 Lakhs buys the entry Terra site, 30 by 40 feet or about 1,200 sq ft. Rs. 75 Lakhs is the opening price for Terra Grande, 30 by 50 or about 1,500 sq ft. Saluto, 40 by 60 or about 2,400 sq ft, opens at Rs. 1.18 Crore. Bella Vista, 40 by 80 or about 3,200 sq ft, opens at Rs. 1.56 Crore.

That puts the land rate at about Rs. 5,100 per sq ft on the smallest plot, easing to about Rs. 4,900 on the largest. These are starting prices, so corner or park-facing plots will likely cost more. The layout is complete, so ask for written confirmation that no GST applies to the plot. Stamp duty and registration are payable on every purchase. Remember to budget separately for the house you will build. Ask for a cost sheet that shows:

• Plot rate per sq ft and the exact plot area
• Any premium for corner, east-facing or park-facing plots
• Clubhouse membership and the maintenance deposit
• Charges for water, power and sewer connections
• Stamp duty and registration on the full value

Purva Tivoli Hills Plots has no RERA registration number published by the developer for this layout. Ask Purva Land for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in). The entry lists the approved plan and the promoter's details, which you can match against what the sales team shows you.

Land needs its own set of papers, and on a plot they matter more than on a flat. Before you pay, ask for:

• The conversion order that changed the land from farm to residential use
• The approved layout plan from the planning authority, with your plot marked
• The release order showing that your plot has been released for sale
• An encumbrance certificate covering at least the last 30 years
• Title documents tracing the land's ownership

Since the layout is complete, your purchase should close on a registered sale deed. After registration, get the khata transferred into your name and pay the first property tax. You will need both when you apply for building plan approval. Keep copies of the layout approval with you, as the approving authority may ask for them when you submit your house plans.

Purva Tivoli Hills Plots cuts 60 acres into 839 plots in four sizes, laid out along internal roads and broken up by parks and open greens. Ask for the approved layout plan and find your plot on it. Check which side faces a park, a main internal road or the boundary wall. Any images you see are renders as planned by the developer.

Community life centres on Plaza Centro, the clubhouse. A morning could start on the jogging track or at one of the sports courts, with a swim in the pool or time in the outdoor jacuzzi afterwards. The spa, sauna and steam room are there for slower days. Children have a play area, a skating rink and an indoor games room for wet afternoons.

This layout also has features you rarely find in a plotted project. There is a vineyard, an organic garden and a sculpture park to walk through. Gatherings can use the banquet greens or the amphitheatre, and a cafe, retail spaces and a barbecue area are planned on site. Ask which of these are already running, and what the annual maintenance charge covers.