Radiance Garnet Plots

Radiance Garnet Plots is in Perumbakkam, Chennai 600131, on survey number 269 1A, 1B and 1C. The nearest point of reference given is the developer's own Radiance Mercury apartment building, which helps you find the gate on a first visit. No distances to offices, schools, stations or hospitals have been published, so we do not quote any.

Owning a plot means you will be living here for decades once your house is up, so the daily journeys matter more than the plot price. Drive from the layout to your workplace at your normal hour and time it. Make the trip back in the evening, too. If you have children, time the school run the same way, and find the nearest hospital and grocery store you would really use.

Look closely at the road leading to the layout gate and see how it copes in the rain. Check where your plot falls relative to that gate, since a plot at the back of a small layout is quieter but a longer walk. As an established layout next to an occupied apartment building, the area around you should already have some shops and services, and a walk around the block will show you what is there.

Radiance Garnet Plots offered one product: villa plots of about 1,245 sq ft each, 19 in all. There was no house plan attached. You design and build the villa yourself, within the setbacks and floor limits that apply to the plot. That gives you freedom over the design, and it also makes the building cost and the timeline your responsibility.

The developer has sold every plot, so there is no current price list. The resale price will depend on the plot's facing, frontage and position, and on the seller. Compare it with recent land sales in Perumbakkam rather than with a launch price.

No GST applies to land. Stamp duty and registration are charged on the whole sale value. Before you agree a figure, ask the seller for:

• The plot number, its dimensions and its position on the approved layout
• Road frontage and facing
• Any dues to the owners' association
• Property tax paid to date
• Details of any loan still secured on the plot
• An estimate of stamp duty and registration on the agreed value

Radiance Garnet Plots has Tamil Nadu RERA registration TN/01/Layout/8097/2022 on file for the layout. Search for it on the TNRERA portal and check that it names this layout, the promoter and the plot count. On a resale plot, the land papers carry more weight than the RERA entry, so give them the most attention.

Before you pay any token amount, ask for:

• The land conversion order allowing residential use
• The approved layout plan showing your plot number
• The release order for the plots, if the approval was given in stages
• The seller's sale deed and the earlier deeds in the title chain
• An encumbrance certificate for the period your lawyer advises
• The patta in the seller's name and the latest property tax receipt
• A no-dues letter from the owners' association

Have a lawyer read the title and match the survey number, plot number and dimensions across every paper. At registration, the sale deed is made in your name. Then apply for the patta transfer and move the property tax account to yourself. When you are ready to build, you will need your own building plan approval.

Radiance Garnet Plots has 19 plots of about 1,245 sq ft each, arranged along internal roads on 1.29 acres, inside a boundary wall with a barrier at the entrance. Your house will be one of a small group, so you are likely to know every neighbour. The developer has not published a list of shared amenities such as a clubhouse or pool, so assume the layout is mainly about the plot and the services that reach it.

Those services are the day-to-day picture. Roads are laid in asphalt with kerbs and footpaths, and trees line the avenues. Gardens are part of the landscaping. Solar-powered street lights run along the roads, and power, phone and data cables go underground rather than on poles.

Water is piped underground from centralised overhead tanks, with a primary treatment plant on site. Sewage lines run underground to a treatment plant, and recharge pits take rainwater. Security staff work round the clock, with CCTV at key points. Since the layout is finished, ask the owners' association who now runs the treatment plants and the lights, what the monthly charge is and how it is collected. Then check how well the roads and gardens are being kept.