Radiance Jade Garden

Radiance Jade Garden is at Varadharajapuram in the Mannivakkam area, on the road that links Tambaram with Walajabad through Mudichur, pincode 602301. This is the south-western fringe of greater Chennai, where plotted layouts are common. The developer has not published distances to railway stations, schools, hospitals or offices, so we do not quote any.

A plot buyer is choosing where to live for many years, so test the daily journeys before you look at price. Drive from the layout gate to your workplace at the hour you would leave, and time it. Make the return trip in the evening rush. If you have children, check which schools you would use and how long the morning run takes.

Look at the approach road in the rain as well as on a dry day, since fringe areas can flood at low points. Walk around the neighbourhood to see which shops, clinics and bus stops are within reach. As the layout has been open since December 2022, some owners may already have built. Their houses show you how a home fits on a plot of this size, and they can tell you about water and power supply.

Radiance Jade Garden was sold as residential plots, with a standard size of about 697 sq ft. No house was included and no dimensions were published. You design and build the home yourself, within the setbacks and floor limits that apply to the plot. On a plot this compact, those rules leave a small ground footprint, so many owners build upward.

Every plot has been sold by the developer, so there is no current price list. The resale price will depend on facing, road width, corner position and the seller. Compare it with recent land sales in the same layout rather than with the launch figure.

No GST applies to land. Stamp duty and registration are due on the full sale value, and a later construction contract carries its own GST. Before you agree a price, ask the seller for:

• The plot number, its dimensions and its place on the approved layout
• The width of the road it faces, and whether it is a corner plot
• Maintenance dues to the association
• Property tax paid to date
• Details of any loan on the plot
• An estimate of stamp duty and registration

Radiance Jade Garden has Tamil Nadu RERA registration TN/01/Layout/0088/2018 on file. Look it up on the TNRERA portal and confirm it names this layout and its promoter. On a resale plot, the RERA entry is a starting point; the land and layout papers carry most of the weight.

Before you pay a token amount, ask the seller for:

• The land conversion order for residential use
• The approved layout plan showing the plot number
• The release order for the plots, if the approval came 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 check the title and match the survey number, plot number and dimensions on every paper. At registration, the sale deed is made in your name. Apply afterwards for the patta transfer and move the property tax account to yourself. When you are ready to build, you will need a building plan approval for your own house.

Radiance Jade Garden has 168 compact plots set along a grid of internal roads across 9.48 acres. The main roads are 10 m wide, with 9 m and 7.2 m streets branching off, each lined with walkways and trees. A reserved open-space area has been planted, and the landscaped gardens and children's play area are the shared spaces. The share of the land left open has not been published.

Everyday life here depends on the services under the road. Each plot has its own connection to an underground sewer network, and a separate storm drain carries rainwater away. Water comes through underground pipes from an overhead tank, fed by an underground sump that draws on borewells in the layout or the municipal supply. Rainwater harvesting points are built in.

The entrance has a porch with a security kiosk, and a precast wall encloses the whole layout. CCTV covers the key points, and street lights run along the roads. Cable sleeves for TV, phone and fibre run underground to each plot, so you will not need overhead wires. Ask the owners' association who now maintains the pumps, lights and drains, and what the monthly charge is.