Sattva La Vita

Sattva La Vita stands in Byrathi village, by Bidarahalli and just off Hennur Road, pincode 562149, on the north-east side of Bangalore. This belt has filled up steadily with new homes over recent years. The developer has not published distances to schools, hospitals or offices, so we do not give any.

Hennur Road is your main link to the city. Head south along it and you reach Kalyan Nagar and the Outer Ring Road, which carries much of the traffic to the tech parks. Hebbal is also reachable by road, and so is Kempegowda International Airport, which helps if you travel often for work.

A villa buyer usually runs two cars and several school runs, so test the roads at the times you will use them. Drive from the gate to your office on a weekday morning and back in the evening, and try the airport run once. Check how narrow the village roads near Byrathi are, since the last stretch to your gate often decides how long every trip takes.

Sattva La Vita has only four-bedroom row house villas over two floors, in three plans that barely differ. By built-up area, they measure about 3,248 sq ft from Rs. 5.83 Crore, about 3,255 sq ft from Rs. 5.85 Crore and about 3,260 sq ft from Rs. 5.86 Crore. Carpet areas and plot sizes are not published, so ask for both.

The rate comes to about Rs. 18,000 per sq ft of built-up area on each plan. Only starting prices are given, and a corner villa or one facing a garden may be priced higher. Because the plans are almost identical, compare villas by facing, light and distance from the gate.

A completed home with an occupancy certificate carries no GST, while stamp duty and registration apply to every sale. Ask for a cost sheet that lists:

• Base price and the built-up and plot area it covers
• Premiums for corner, park-facing or east-facing villas
• Car parking included with the villa
• Clubhouse membership and the maintenance deposit
• BESCOM, water and power backup charges
• Stamp duty and registration on the full value

Sattva La Vita has no RERA registration number published for this project. Ask Salarpuria Sattva Group for it and check the entry on the Karnataka RERA portal at rera.karnataka.gov.in. The entry shows the declared completion date and any complaints filed against the project.

Because the villas are finished, you are buying a completed home, and the checks are the ones for a ready property. Ask for:

• The occupancy certificate for the villas
• The sanctioned building and layout plans, with your villa marked
• Title deeds and an encumbrance certificate for the 3 acres
• The khata for the property and the latest tax receipt
• A draft sale deed and the list of bank approvals
• The association bye-laws and current maintenance charges

The address on file refers to Khatha No. 643 and Survey No. 143 in Byrathi village, so ask your lawyer to trace the title under those numbers. At handover, register the sale deed in your name and have the khata transferred. Keep receipts for every payment, since stamp duty is charged on the full value.

Sattva La Vita places rows of two-storey villas across 3 acres, with a clubhouse and gardens shared by all. The open-space share and the number of villas have not been published, so ask for the approved layout to see how the streets and green areas are laid out. Images you see are renders, as planned by the developer, so walk the site to compare.

A morning could begin on the meditation and yoga deck or on the jogging track, then carry on to the gym and the pool. Children have a play area, and the sports courts and the indoor games room keep older ones busy after school. Small daily needs can be met at the retail spaces inside the project.

At weekends, the landscaped gardens and the indoor party area handle family gatherings without anyone driving out. A private home theatre is also listed, so ask whether it belongs to each villa or is a shared room. Since the project is finished, check which facilities are open today and what the monthly maintenance covers.