The Akshara Valley Address Villas

The Akshara Valley Address Villas is going up on Survey No. 13/4A in Doddabele Village, Kengeri hobli, pincode 560060. You will be on the south-western edge of Bengaluru, past Kengeri, and Mysore Road is the road that shapes your trips. Toward the city it carries you in; the other way, it leads out toward Bidadi.

Kengeri is the closest settled suburb, and that is where your family is likely to find schools, clinics, hospitals and weekly shopping. For wider trips, you can drive on to Rajarajeshwari Nagar or join the NICE Road to skirt the city. The developer has not published distances or drive times to any of these places, so we do not quote them here.

Because handover is some years away, test the commute you will actually make then. Drive from the site to your office and your children's school at rush hour, and make the return trip in the evening. Check how the approach from Mysore Road to Doddabele copes with rain. A large family in a villa usually runs more than one car, so also ask about parking inside each plot and for visitors.

The Akshara Valley Address Villas offers only one configuration: a four-bedroom triplex villa with 3,000 sq ft, quoted as built-up area. The carpet area and the plot size under each villa have not been published, so ask for both. West-facing villas are priced from Rs. 2.4 Crore, about Rs. 8,000 per sq ft. East-facing villas are priced from Rs. 2.5 Crore, about Rs. 8,300 per sq ft.

Because the homes are under construction, GST is added to the price. Stamp duty and registration are payable as well. A triplex has three sets of stairs and landings, so compare the carpet area with the built-up figure to see how much of the 3,000 sq ft you can actually furnish.

Ask for a cost sheet that shows:

• Base price, facing premium and the area it is charged on
• Plot area and undivided share of land for your villa
• Car parking, clubhouse and maintenance deposit
• BESCOM three-phase connection and solar charges, if billed
• GST as its own line
• Stamp duty and registration on the full value

Also ask for the payment schedule, and whether each instalment is linked to a stage of construction.

The Akshara Valley Address Villas has no RERA registration number published for the villas. Since the project is under construction, ask Address Makers for it and check the entry on the Karnataka RERA portal (rera.karnataka.gov.in) before you pay a booking amount. The entry will show the declared completion date and the approved plans.

At this stage, ask to see:

• The RERA registration certificate
• Title deeds and an encumbrance certificate for Survey No. 13/4A
• The land conversion order for residential use
• The sanctioned layout and building plans for the villas
• A draft agreement for sale with the handover date and payment schedule

Read the agreement for the delay penalty and for what happens if the specifications change. At handover, collect the occupancy certificate, register the sale deed in your name and transfer the khata. Keep the lift warranty and the solar system papers with your property documents.

The Akshara Valley Address Villas runs internal roads through the 38 acres that the villas share with the rest of the development. The developer has not published how much of the land stays open or where the villas fall against the shared spaces, so ask for the sanctioned site plan and mark your unit on it. Pictures in the brochure are renders as planned by the developer, not photographs of finished homes.

Picture a day once the homes are ready. Mornings could start with a run on the jogging and cycling track or a session in the yoga and activity area, while others head for the gymnasium. After school, children have their own play areas and the swimming pool. Evenings are for a walk through any of the eight landscaped gardens.

On weekends, the multipurpose sports courts and the indoor games room keep teenagers busy, and the multipurpose hall can host a family function. Inside your own home, the specifications mention a glass lift linking the three floors and solar panels feeding part of the power. Ask which shared facilities will be finished by 2029 and what the monthly maintenance will be.