The Green Valley Address

The Green Valley Address is at Survey No. 10/1, Doddabele Village, Kengeri hobli, pincode 560060. That places you on the west side of Bengaluru, with Mysore Road as the main route into the city. The developer has not published distances to offices, schools, hospitals or transit, so we do not give any here.

Since the layout was finished in 2019, you can judge the location as it is today, not as a promise. Drive from the gate to your workplace at your usual time and note how long the trip takes, then repeat it in the evening. Do the school run as well if you have children, and check where the nearest hospital is.

Talk to people who already live in the layout. They can tell you where they buy groceries, how the approach road holds up in the rains, whether water tankers are needed in summer and how reliable the power supply is. The layout has a few retail stores inside it for small daily needs, but for anything larger you will head out to the surrounding suburbs, so time those drives too.

The Green Valley Address lists five plot sizes, each quoted as plot area. Here is each with its starting price and the rate it implies:

• 30 x 70 ft, 2,103 sq ft: Rs. 82.7 Lakhs, about Rs. 3,900 per sq ft
• 40 x 60 ft, 2,364 sq ft: Rs. 92.6 Lakhs, about Rs. 3,900 per sq ft
• 30 x 80 ft, 2,403 sq ft: Rs. 94.1 Lakhs, about Rs. 3,900 per sq ft
• 40 x 70 ft, 2,758 sq ft: Rs. 1.07 Crore, about Rs. 3,900 per sq ft
• 40 x 80 ft, 3,200 sq ft: Rs. 1.24 Crore, about Rs. 3,900 per sq ft

The layout is complete, so the plot is sold as finished land and GST does not apply. Stamp duty and registration fees are due on the sale value, and the whole price is paid when the deed is registered, with no stage payments.

Ask for a cost sheet that shows:

• Plot number, exact area and rate
• Premiums for corner, park-side or east-facing plots
• Clubhouse membership and the maintenance deposit
• Khata transfer and any one-time charges
• Stamp duty and registration fees

The Green Valley Address has no RERA registration number on record for this layout. You can search the Karnataka RERA website (rera.karnataka.gov.in) to see whether an entry exists. In a layout finished in 2019, the land papers are what protect you, so have a property lawyer go through them before you pay an advance.

Ask Address Makers for:

• The conversion order for Survey No. 10/1 to residential use
• The approved layout plan with your plot marked
• The release order that covers your plot
• An encumbrance certificate for the land
• The title deeds for the survey number
• Receipts showing property tax paid on the plot

Since the layout is finished, you register a sale deed straight away, not an agreement for sale. After registration, apply to have the khata issued in your name. You will need the khata, the layout plan and the tax receipts when you apply for a building plan sanction for your house.

The Green Valley Address divides the site into plots in five sizes, with streets paved in blocks that let rainwater soak in, cables laid underground and LED street lighting. The clubhouse is a ground-plus-two building of modernist design. Any drawing or picture you are shown is as planned by the developer, so check it against the ground on your visit.

A normal day here could start on the jogging track or at the gym, followed by a swim before work. Children have a play area and an activities area, and the games room keeps them busy on wet afternoons. The flower garden and the organic fruit and vegetable garden give residents something to tend on weekends.

Later in the day, the outdoor courts and the landscaped gardens fill up, and the spa centre offers a quieter hour. The party hall takes family functions, and the retail stores inside the gates cover a missing packet of milk. Ask the residents' association what maintenance costs today, and whether owners of empty plots pay the same rate as those who have built.