The Serenity Address

The Serenity Address is at Survey No. 80 in Hosahudya Village, Kasaba hobli, Doddaballapur taluk, on the northern fringe of the Bengaluru region. The developer has not published nearby roads, stations, schools or hospitals, or any distances, so we do not quote them. What you have is an address, and the best way to judge it is a visit.

Drive to the layout from where you live now, then from the site to your workplace at the hour you would normally leave. If the plot is for a future family home, add the school run and the nearest hospital to that list. Look at the approach road on the last stretch, including after rain.

The layout has had residents since 2020, which helps. Ask owners who have built where they shop, which clinic and school they use, how the water supply holds up in summer and whether power cuts are frequent. Look at the land around the gate as well, since new layouts and roads nearby will shape both traffic and resale value in the years after you buy.

The Serenity Address was sold in three plot sizes, all now gone from the developer's stock: 30 by 40 feet with 1,200 sq ft, 30 by 50 feet with 1,500 sq ft, and 40 by 60 feet with 2,400 sq ft. There are no built homes to choose from. Each owner builds within the approved setbacks and height rules, so the house you can put up will be smaller than the plot.

Prices today are set by each seller, so there is no current list to quote. A resale plot carries no GST, and stamp duty and registration fees are due at the sale value. Check whether the seller has already built a boundary wall or obtained a building plan sanction, since either affects the price.

Before you agree a price, get these from the seller:

• Plot number, dimensions and area as per the sale deed
• Facing, and whether it is a corner plot
• Maintenance dues paid up to date
• Property tax receipts for recent years
• Any transfer fee charged by the association
• Stamp duty and registration fees at the agreed value

The Serenity Address has no RERA registration number on record for this layout. You can search the Karnataka RERA website (rera.karnataka.gov.in), but on a resale plot in a layout finished in 2020, the land papers carry the weight. Have a property lawyer read them before you pay an advance.

Ask the seller for:

• The conversion order for Survey No. 80 to residential use
• The approved layout plan showing the plot
• The release order for the plot
• An encumbrance certificate, to show no loan or dispute is attached
• The seller's registered sale deed and the earlier title chain
• The khata in the seller's name and recent tax receipts

The transfer happens by a sale deed registered at the sub-registrar's office, with stamp duty paid on the value. After registration, apply to move the khata into your name. You will need the khata, the layout plan and tax receipts to get your house plan sanctioned when you are ready to build.

The Serenity Address divides 18 acres into 207 plots, and according to the developer's specifications more than 40% of the land stays open. Roads are blacktopped with LED street lights, some solar powered, and cables run underground, so there should be no tangle of overhead wires. Treat any drawing you are shown as the layout planned by the developer, and compare it with the ground.

Because the layout is finished, you can picture a day accurately on a visit. Mornings could begin on the jogging track or the outdoor courts, then the gymnasium in the clubhouse. Children have a play area and an activity area, and the games room covers rainy afternoons.

Evenings belong to the landscaped parks, with the party area for birthdays and small functions. Timer-controlled drip irrigation keeps the gardens watered. Ask the residents' association what the maintenance charge is, whether it is billed by plot size, and whether empty plots pay the same. Also ask how the clubhouse is run and whether any major repairs are due.