RMZ Sawaan

RMZ Sawaan stands at Palanahalli, Maruthi Nagar, pincode 560064, in the Yelahanka area on the north side of Bengaluru. Yelahanka is an older, lived-in suburb, so shops, clinics and schools are already part of the neighbourhood rather than plans on a brochure. The developer has not published distances to specific places, so we do not quote any.

Your day will shape itself around the drive into the city or toward the airport side. Leave the gate at the time you would normally head to work and see how long the journey takes. Repeat it in the evening, when roads toward the north fill up. If your children will attend a new school, time that run on the same trip.

With only 34 homes, the internal lanes stay quiet, but the approach road matters more than usual. Check its width, lighting and condition, and whether buses or autos reach it easily. Ask residents how water supply and power cuts have been in recent summers, since a villa depends on both. Walk the plot boundary of the villa you like and look at what stands next to it, because the neighbourhood outside the wall will keep changing.

RMZ Sawaan has one home type: a four-bedroom villa of about 4,350 sq ft of built-up area. It is sold out with the developer, so there is no list price to rely on. Each owner who sells sets their own figure, and the plot, facing and upkeep of the villa drive most of the difference.

Walk every room with the approved plan in hand and note any additions, such as a covered terrace or an extra room. Work that was not sanctioned can cause trouble at registration or when you resell. Compare the built-up area on the sale deed with what you see on site.

There is no GST on a resale of a finished villa. Stamp duty and registration are charged on the higher of the agreed price and the guidance value. The deed transfers land as well as the house, so these costs run higher than on a flat at the same price. Before you agree a figure, ask for:

• The plot area and built-up area on the sale deed
• A no-dues letter from the owners' association
• Details of any loan still running on the villa
• The current maintenance charge and any pending levy
• Recent repair bills for the roof, plumbing and wiring

RMZ Sawaan carries no published RERA number. The villas were handed over in December 2016, before registration became compulsory in Karnataka, so the project may never have needed one. You can still search for it on rera.karnataka.gov.in to be sure.

For a finished villa bought from its owner, your protection lies in title and occupancy papers. Ask the seller for:

• The occupancy certificate for the villa
• The registered sale deed in the seller's name, plus earlier deeds if it has changed hands
• The khata and the latest property tax receipt
• An encumbrance certificate covering at least 13 years
• The land conversion order and the approved layout plan for the 5 acres
• A loan closure letter, if the villa was ever mortgaged

Have a lawyer read the title chain before you pay an advance, and match the plot boundaries on the deed with the site. If a bank still holds the original deed, the loan must be closed and the papers released before registration. Once the sale deed is in your name, apply for the khata transfer and move the electricity and water accounts.

RMZ Sawaan spreads 34 villas over 5 acres, with the shared facilities grouped together rather than scattered between homes. Because the project is finished, a site visit shows you the real layout. Ask for the sanctioned plan anyway, so you know exactly where the villa's boundary runs and which areas are common.

A morning could start with laps in the pool or a round of the jogging track, then the gymnasium in the clubhouse. With so few households, you are unlikely to queue for any of it. Children have a kids' play area and landscaped gardens close to home, and the activity area gives them space for games with friends.

After work, the outdoor courts and table tennis are there for anyone who wants a game, and the games room takes over when it rains. The party area can host a birthday without booking a hall outside. Retail spaces are part of the plan for small daily needs. After close to ten years of use, ask the owners' association how well these facilities have been kept. Also ask whether any upgrades are planned and how owners share the cost.