The Roots by Svam Realty Villas

The Roots by Svam Realty Villas is at Sadahalli, pincode 562110, on the northern side of Bengaluru. This village is part of the belt that has grown around Kempegowda International Airport, so if you fly often for work, the airport is your nearest big landmark. The developer has not published distances or drive times, so we do not give any.

For the city, your main road is Bellary Road, which runs south toward central Bengaluru. Yelahanka and Devanahalli can both be reached by road, and those towns are where you will find established schools, hospitals and larger shops today. Drive each of these trips at the hour you would really make them, since airport and highway traffic shape the day in this belt.

With handover from 2029 onwards, the area will change before you move in. Visit the site, look at the approach road from the highway, and note what else is being built around it. Ask the developer which school and hospital residents are expected to use, and then drive there yourself. A family in a villa usually runs two cars, so check parking inside each villa too.

The Roots by Svam Realty Villas has one home type, a four-bedroom triplex row villa, in two sizes quoted as built-up area. The smaller villa, with 3,100 sq ft, is priced from Rs. 4.56 Crore, about Rs. 14,700 per sq ft. The larger one, with 3,300 sq ft, is priced from Rs. 4.88 Crore, about Rs. 14,800 per sq ft. Carpet areas and plot sizes have not been published, so ask for both.

Because the villas are under construction, GST is added to the price. Stamp duty and registration are payable as well. Ask whether the lift, which the specifications list only as a provision, is included or charged separately.

Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Plot area and undivided share of land for the villa
• Lift, if billed separately
• Clubhouse and maintenance deposit
• BESCOM connection and DG backup charges
• GST as its own line
• Stamp duty and registration

Also ask for the payment plan, and check that each instalment is linked to a stage of construction.

The Roots by Svam Realty Villas is registered with Karnataka RERA under PRM/KA/RERA/1250/303/PR/090925/008075. Look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry shows the promoter's declared completion date, the approved plans and quarterly progress, and it is the best way to check the 2029 onwards handover against what has been filed.

Before you book, ask Svam Realty for:

• The RERA registration certificate
• Title documents and an encumbrance certificate for the 12 acres
• 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, delay penalty and payment schedule

Read the agreement for what happens if the specifications change, and for how the lift is treated. At handover, collect the occupancy certificate before you take the keys. Then register the sale deed in your name and transfer the khata and the power connection.

The Roots by Svam Realty Villas lays out 100 row villas on 12 acres, set out in terraced rows on internal streets. That is a low-density plan, with far fewer neighbours than an apartment complex on the same land. The developer has not yet published a list of shared facilities or the share of open space, so ask for both. All images are as planned by the developer.

Most of daily life here will happen inside the villa itself. Imported marble covers the foyer, living, dining and kitchen, the master bedroom has wooden flooring, and double-glazed windows keep out noise. A lift provision links all three levels, which matters when grandparents live with you.

Outdoors, the specifications mention power points for an outdoor lounge area and a 15-amp socket in the parking bay for an electric car. Water reaches every tap at even pressure through a hydro-pneumatic system. Before you book, ask what the clubhouse and gardens will include, when they will be ready, and what the maintenance charge will be for 100 homes sharing them.