Sammy's Beverly Hills

Sammy's Beverly Hills sits at Billamaranahalli, pincode 562157, on the airport side of Yelahanka, close to Bettahalasur. From NH 44, a private road of roughly 2.5 km brings you to the gate, and Embassy Boulevard is right beside the layout.

The main draw is the flight. The terminal at Kempegowda International is a drive of around 12 minutes, handy if you travel for work or have a job in the airport zone. Heading into town takes longer. Hebbal flyover lies 16 km south along NH 44, and anything past it depends on the traffic that day.

Think of this as villa country, spread thin, rather than a suburb with a high street. Groceries, schools and hospitals are found in Yelahanka and along the highway, so each errand starts with the car keys. On your visit, drive the access road in daylight and again at night. Time a weekday morning trip to Hebbal, and to your own office if it lies further in. Ask the owners' association who repairs and lights that private road, and how the cost is shared between owners.

Sammy's Beverly Hills sells land, not a flat, so there is no floor plan to choose; the house is yours to design. The first phase holds 126 plots, starting near 2,400 sq ft and going up to 6,500. The second holds 87, from the same starting size up to 6,400. What you build has to respect the approved layout, local rules on setbacks, height and coverage, and any design code the association applies.

Neither phase has stock with the developer, so there is no list price. Get the owner's rate per sq ft, confirm the area from the deed, and do the maths yourself. Expect to pay more for corners and plots facing a park. Keep a separate budget for building the villa and connecting water and power.

Land sales attract no GST; stamp duty and registration fall due when the deed is registered. Get in writing:

• Rate per sq ft, plot area and the total
• Transfer fee charged by the association
• Maintenance cleared up to the sale date
• Charge for moving the club membership
• Stamp duty and registration, shown separately

Sammy's Beverly Hills shows RERA registration PRM/KA/RERA/1251/309/PR/181226/002260 for the project, with no mention of which phase it belongs to. Search it on rera.karnataka.gov.in, and get the seller to show you the certificate that applies to their plot. On a completed layout, the entry mostly records what was sanctioned and promised.

Documents to collect:

• Conversion order changing the land to residential use
• Sanctioned layout plan showing your plot
• Release order clearing the plot for sale and construction
• Registered deed from the developer to the first buyer, and each deed since
• Encumbrance certificate from the first sale to today
• Plot khata with up-to-date tax receipts
• Clearance letter from the owners' association confirming no dues

Once registered, the sale deed is in your name; next, move the khata across and pay the first tax bill yourself. Plots tend to be resold more often than flats, so a lawyer should trace every link in the title. Where a villa is already built, add its approved building plan and completion certificate.

Sammy's Beverly Hills totals 27.5 acres when the developer's phase figures are added up, yet some published descriptions quote roughly 22 acres for the whole. The sanctioned layout plan will settle which is right. Walk the avenues first: they are 15 metres wide, planted with palms, bordered by footpaths, with no poles or overhead wires.

Days here can begin with laps of the running track or a ride along the cycling trails, then the gym in the clubhouse. That clubhouse, close to 13,000 sq ft, puts its swimming pool on the roof. It adds a badminton hall, a billiards table and table tennis. On home-working days the co-working space offers a desk outside the house, and the library suits a quiet hour.

Children get a play area. Big occasions can use the lagoon-side party hall and its lawn, and relatives can stay in the guest suites. A spa and round-the-clock security complete the picture. Before buying, ask how many plots already have houses on them. Where few are built, the running costs fall on fewer families, and the monthly charge per plot is likely to be higher.