Sobha Sacred Grove Plots

Sobha Sacred Grove Plots lies at Jagadenahalli, Alambadi, pincode 563163, close to Chikka Tirupathi. That puts it well beyond Sarjapur town, out where the Bengaluru region meets open countryside to the south-east. Chikka Tirupathi draws visitors to its Venkateshwara temple, and the land around it is still largely rural.

You can reach Sarjapur town and the main Sarjapur Road by road, and everyday shopping is in the town. The developer has not published distances or drive times to offices, schools or hospitals, so we do not quote any. Expect to drive for most errands and for the office commute.

A plot is a long-term decision, so do more than one visit. Drive from the site to your workplace on a weekday morning, and try the return trip in the evening. Note the state of the road from Sarjapur and whether it is lit at night. Ask the developer what public transport, schools or hospitals are planned nearby, and treat any promise as a plan until you see it built.

Sobha Sacred Grove Plots offers eight plot sizes, and the price rises in step with the land area at about Rs. 8,000 per sq ft:

• 30 x 40 ft, 1,200 sq ft: Rs. 96 Lakhs onwards
• 30 x 45 ft, 1,350 sq ft: Rs. 1.08 Crore onwards
• 30 x 50 ft, 1,500 sq ft: Rs. 1.2 Crore onwards
• 30 x 55 ft, 1,650 sq ft: Rs. 1.32 Crore onwards
• 30 x 60 ft, 1,800 sq ft: Rs. 1.44 Crore onwards
• 40 x 50 ft, 2,000 sq ft: Rs. 1.6 Crore onwards
• 40 x 60 ft, 2,400 sq ft: Rs. 1.92 Crore onwards
• 50 x 55 ft, 2,750 sq ft: Rs. 2.2 Crore onwards

Stamp duty and registration apply on the sale deed. Ask whether GST applies to any part of the price. Your cost sheet should list:

• Plot rate and area
• Premium for a corner, park-facing or east-facing plot
• Clubhouse fee and maintenance deposit
• Water, electricity and sewage connection charges
• Stamp duty and registration

Sobha Sacred Grove Plots is registered with Karnataka RERA as PRM/KA/RERA/1265/347/PR/020226/008445. Look it up on rera.karnataka.gov.in, where the approved plan and the declared completion date are filed. Check that your plot number and size match the registered layout.

With a plot, the land approvals matter most. Before you pay, ask for:

• The conversion order changing the land from agricultural to residential use
• The approved layout plan from the planning authority
• The release order for the plots, which allows them to be sold
• Title documents and an encumbrance certificate for the 26 acres
• A draft agreement for sale with your plot number, size and handover date

At handover, register the sale deed in your name and get the khata or local tax record transferred. Ask which local body will issue building plan approval for your house. Keep a fresh encumbrance certificate with your papers once the plot is registered to you.

Sobha Sacred Grove Plots divides 26 acres into 388 plots in eight sizes, laid out along concrete roads 12 m and 9 m wide with street lights and paved footpaths. Part of the land goes to a dense planted forest in the Miyawaki style, with over 10,000 trees, and part to a big sports academy. The images you see are renders as planned by the developer, so ask for the approved layout plan and find your plot on it.

A morning here could begin with a walk under the trees of the planted forest or a run on the jogging track. The academy, covering roughly 1 lakh sq ft, adds an indoor sports zone and several courts, and the clubhouse has a gym and a multipurpose hall.

Children have play areas, and the party lawn and gazebos suit weekend gatherings. The cafe and lounge gives you a place to meet neighbours. Remember that these facilities will be shared by the owners of 388 plots, many of whom may build later. Ask when the clubhouse and academy will open, and how maintenance will be charged before most houses are built.