TATA Raagam Plots

TATA Raagam Plots lies at Yerthiganahalli in Devanahalli, pincode 562157, on the northern fringe of Bengaluru. This is a part of the city that has grown around the airport side, with new layouts and roads still taking shape. The developer has not published distances to the airport, offices, schools or hospitals, so we give none.

A plot is usually bought for a house you will live in years from now, so think about two timelines. Today, check the approach road to the gate, the nearest bus route and where the closest shops and clinics are. For later, ask which roads and services are planned for the area and how far along they are.

If you plan to commute from here, drive to your workplace at your usual hour and time it both ways. Families should check which schools run buses to Devanahalli. Also look at the route that construction trucks will take to your plot, since you will need sand, steel and cement delivered once you start building. A visit on a weekday shows you the real traffic.

TATA Raagam Plots was sold as bare plots in four sizes: 1,200 sq ft (30 by 40 feet), 1,500 sq ft (30 by 50), 1,800 sq ft (30 by 60) and 2,400 sq ft (40 by 60). There are no built homes. You design your own house within the rules the approving authority sets for setbacks and height, so the house footprint will cover less than the full plot.

Every size is sold out with Tata Housing. A resale price is set between you and the seller, so compare recent deals for the same size and position rather than an old price list. Stamp duty and registration are payable on the agreed value.

Ask the seller for:

• The original allotment letter and agreement with Tata Housing
• Receipts for every payment made to the developer
• A statement of any balance still due to the developer
• The developer's transfer fee and process
• Any development, club or maintenance charges outstanding

Budget separately for the architect, approvals and construction of your house.

TATA Raagam Plots has no RERA registration number on record yet. Ask the seller or Tata Housing for it and check it on the Karnataka RERA portal, rera.karnataka.gov.in. The entry lists the approved layout, the 576-plot count and the declared completion date.

For a plot in a layout still being developed, ask for:

• Land conversion order for residential use
• Approved layout plan showing your plot number and size
• Release order covering your plot
• Encumbrance certificate for the land, showing no loans or disputes
• Title documents for the whole layout
• The seller's allotment papers and a no-objection letter from the developer for the transfer

A property lawyer should confirm that the plot matches the approved plan and that the seller can transfer it. After the sale deed is registered in your name, apply for the khata. You will need that khata to get approval for your house plan, and an occupancy certificate once the house is built.

TATA Raagam Plots divides 41 acres into 576 plots under its master plan, with internal roads 12 m and 9 m wide, tree-lined avenues, footpaths and garden areas. The share of land kept open has not been published, so ask the seller for the approved layout and find your plot on it. Any images are as planned by the developer.

Once houses go up, a day here could start on the jogging track or in the activity and yoga area. The clubhouse will hold the gym, a swimming pool and an indoor games room, and the mini theatre suits a family evening. Children get a play area, and older ones can use the sports courts.

For celebrations there is a party area, and landscaped gardens are spread through the layout. Retail spaces are planned so that small daily needs can be met inside the gates. Plots near the clubhouse or a park may be priced differently from those near the boundary, so ask about position. Also ask when each facility will be ready and what owners will pay to keep it running.