The Akshara Valley Address Plots

The Akshara Valley Address Plots is at Survey No. 13/4A in Doddabele Village, Kengeri hobli, pincode 560060. That puts you on the south-western edge of Bengaluru, past Kengeri, with Mysore Road as the main artery. Take it one way and you are heading into the city; take it the other and you are on the way to Bidadi.

For daily needs, Kengeri is the nearest settled suburb, with schools, hospitals and shops already running. Rajarajeshwari Nagar and the NICE Road are both reachable by road, which helps if you work in the south of the city or want a faster route around its outer edge. The developer has not published distances or drive times to any of these, so we do not quote them.

A plot buyer should test the routes twice. Drive the daily commute to work and school at peak hour, then think about the trips a house under construction will need, such as material lorries and your own site visits. Check how the last stretch from Mysore Road to Doddabele looks after heavy rain, and ask whether any road work is planned near the layout.

The Akshara Valley Address Plots has four plot sizes, quoted as plot area rather than built-up space. Rs. 1.17 Crore onwards buys a 30 by 50 foot plot of 1,499 sq ft, about Rs. 7,800 per sq ft. Rs. 1.83 Crore onwards buys 40 by 58 feet (2,334 sq ft), and Rs. 2.02 Crore onwards buys 40 by 60 feet (2,400 sq ft). At the top, Rs. 3.14 Crore onwards buys 40 by 90 feet (3,601 sq ft), or about Rs. 8,700 per sq ft.

Every figure is a starting price, so corner, park-side or east-facing plots may cost more. The layout is complete, so you are buying finished land and GST does not apply to the plot. You still pay stamp duty and registration on the full sale value. Building the house comes later, on a separate bill.

Ask for a cost sheet that lists:

• Plot rate per sq ft and the exact plot area
• Premiums for corner, facing or park-side plots
• Clubhouse membership and any maintenance deposit
• Khata transfer and other one-time charges
• Stamp duty and registration on the full value

The Akshara Valley Address Plots has no RERA registration number published by the developer for this layout. Ask Address Makers for it and check the entry on the Karnataka RERA portal (rera.karnataka.gov.in) before you pay a token amount. If you are told the layout did not need registration, ask for that in writing with the reason.

With a plot, the land papers carry the whole purchase. Ask to see:

• The conversion order for the land from agricultural to residential use
• The approved layout plan from the planning authority
• The release order covering the plot you are buying
• An encumbrance certificate for Survey No. 13/4A over a long period
• The title deeds for the land

Because the layout is complete, you register a sale deed at purchase, not an agreement for sale. After that, apply for the khata in your name and keep the tax receipts. You will need both before a building plan for your house can be sanctioned.

The Akshara Valley Address Plots divides 38 acres into 378 plots, with internal roads linking every plot to the common areas. The developer has not published how much of the land is kept open, so ask for the approved layout drawing and see where your plot falls against the gardens and the clubhouse. Images used in marketing are as planned by the developer, so match them to what is on the ground when you visit.

Once your house is up, a weekday could start on the jogging and cycling track or in the yoga and activity area, with the gymnasium for anyone who prefers weights. Children have play areas of their own, and the swimming pool is there for the hot months. Eight landscaped gardens are spread across the layout, which gives you a choice of walks rather than one park.

Weekends bring the multipurpose courts, the indoor games room and the multipurpose hall, which can take a birthday party or a residents' meeting. Ask who runs these facilities today, what the maintenance charge is for a plot of your size, and whether you pay it while your plot is still empty.