Tattvam Woodsvale Villas

Tattvam Woodsvale Villas is at Ittanguru, a village of Sarjapura hobli, pincode 562125, on the south-east edge of Bengaluru. This is a belt where villa communities and plotted layouts have been spreading beyond Sarjapur town. The developer has not published distances to offices, schools or hospitals, so we quote none.

A villa this far out usually means a car for most errands. Drive from Ittanguru to your office at your normal hour, then time the return in the evening. If you work along Sarjapur Road or near the Outer Ring Road, try the route on a weekday rather than at a weekend.

Because the community is finished, you can judge the area as it is. Ask residents which schools their children attend and where they go for a doctor or weekly shopping. Check the approach road from the main Sarjapur route to the gate, and whether buses run nearby for anyone at home who does not drive. A second visit after dark shows you the street lighting and how quiet the lanes are.

Tattvam Woodsvale Villas has four villa types, named by plot size. A 30 by 50 villa is listed at 1,503 sq ft for Rs. 2.87 Crore. A 30 by 60 villa is 1,802 sq ft for Rs. 3.43 Crore. The 40 by 50 villa is 2,003 sq ft for Rs. 3.74 Crore, and the 40 by 60 villa is 2,403 sq ft for Rs. 4.56 Crore.

Those sizes closely match the plot areas, so they may describe the land rather than the house. On the listed figures the rate is roughly Rs. 18,700 to Rs. 19,100 per sq ft, covering land and house together. Ask for the built-up area, bedroom count and room sizes of each type.

A finished villa with its occupancy certificate carries no GST. Stamp duty and registration are payable on the full value. Ask for a statement that covers:

• Agreed price, with plot area and built-up area
• Corner or park-facing premium
• Full villa power backup, which is charged extra
• Maintenance deposit and monthly charge
• Any dues on the villa
• Stamp duty and registration

Tattvam Woodsvale Villas has no RERA registration number on record yet. Ask Tattvam Ventures whether the project was registered, and look it up on the Karnataka RERA portal, rera.karnataka.gov.in. For a villa that is already built, the completion and land papers carry the most weight.

Before you pay an advance, ask for:

• Occupancy certificate for the villa
• Land conversion order for residential use
• Approved layout plan showing your villa's plot
• Approved building plan for the villa
• Title deeds and an encumbrance certificate showing no loans or disputes
• Khata and the latest property tax receipt

If you are buying from an owner rather than the developer, also ask for the seller's registered sale deed and a loan closure letter if the villa was mortgaged. Have a property lawyer read everything. Your purchase registers on a sale deed; after that, transfer the khata and the power and water accounts into your name.

Tattvam Woodsvale Villas lays out 145 villas across 22 acres. The share of land kept open has not been published, but with so few homes for the area, the streets feel roomy. Since the community is built, walk it yourself rather than relying on images, which were as planned by the developer.

You enter through a cobblestone gateway with a green wall and marble cladding. Inside, roads are 12 m and 9 m wide, surfaced with bitumen that uses waste plastic. Walkways of fly-ash pavers are shaded by avenue trees, and each plot is edged with a green hedge instead of a wall, which gives the streets an open look.

Rain is handled by saucer drains on both sides of the roads, which carry water to harvesting chambers. A 2 m compound wall surrounds the site, and security cabins with CCTV guard each entry and exit, with an intercom from the gate to your villa. No clubhouse, pool or gym has been listed, so ask what shared facilities exist and what maintenance each owner pays.