Total Environment Tangled up

Total Environment Tangled up lies on Doddaballapura Main Road at Sheetarhalli village, in Kasaba hobli of Devanahalli taluk, pincode 562110. The survey numbers on record are 36/1, 37 and 38. This is the northern edge of Bangalore, in the taluk that is also home to Kempegowda International Airport.

Life here will look different from life in the city. Devanahalli town handles everyday shopping, while bigger errands and most offices will mean a longer drive south. Head the other way on this road and you reach Doddaballapura. The developer has not published distances to the airport, schools, hospitals or workplaces, so we give none here.

Since the plots will not be handed over before December 2028, think about how the area might look by the time your house is built. Drive the route from the site to your workplace at your usual hours, and note where you would find groceries, a clinic and a school. Ask the developer how the entrance connects to the main road and whether the internal roads will be finished when you take the plot.

Total Environment Tangled up has no floor plans to choose from, only plot sizes, quoted as plot area. The 30 x 60 ft plot is about 1,800 sq ft and the 40 x 60 ft plot about 2,400 sq ft. The 40 x 80 ft plot gives about 3,200 sq ft and the 50 x 100 ft plot about 5,000 sq ft. The smaller two suit a compact family house; the larger two leave room for a garden.

Starting prices are Rs. 2.03 Crore, Rs. 2.70 Crore, Rs. 3.59 Crore and Rs. 5.59 Crore, from the smallest plot to the largest. That comes to about Rs. 11,200 to Rs. 11,300 per sq ft in every case. Stamp duty and registration are due when the sale deed is signed. Ask whether any GST is charged, and on which part of the price.

Your house will need its own budget, plan approval and builder once you take the plot. Ask for a cost sheet that shows:

• Plot price and the exact area charged
• Premium for corner, park-facing or boulevard plots
• Development, electricity and water charges
• Club or association fees and the maintenance deposit
• GST, if any, as its own line
• Stamp duty and registration

Total Environment Tangled up has no RERA number published for this layout. Ask Total Environment for it and check the entry on the Karnataka RERA website (rera.karnataka.gov.in), which also shows the declared completion date. Do not pay a booking amount until you have seen it.

Land needs more checking than a flat. At this stage, ask for:

• The land conversion order for survey numbers 36/1, 37 and 38
• The approved layout plan and the authority that sanctioned it
• The release order showing that your plot has been released for sale
• An encumbrance certificate for the land over a long period
• Title documents tracing ownership to the developer
• The agreement for sale, with the plot number, size and handover date

At handover, you should receive a registered sale deed for your plot and the khata in your name. Only then can you apply for a building plan approval for your house. Check that roads, drains and power are complete in front of your plot before you sign.

Total Environment Tangled up divides about 110 acres into 968 plots, with a central boulevard running through and parks laid out across the layout. The largest green space is a eucalyptus forest of more than 8 acres, kept inside the project. Any images you see are as planned by the developer, since the layout is still under development.

A morning walk might follow the flagstone footpaths along cobblestone roads, which the developer says are laid by hand, past kerbs, sidewalks and LED street lights. Planting follows a theme across the layout, with trees, shrubs and creepers mixed along the streets and in the parks. Evenings could end on the boulevard or under the eucalyptus trees.

Behind the scenes, water comes from overhead tanks by gravity and a hydropneumatic pump system, and a tertiary sewage plant sends recycled water to the gardens. Percolation pits along the storm drains help the ground absorb rain. A 1.8 m boundary wall, RFID boom barriers, CCTV and round-the-clock guards cover security. The developer has not listed a clubhouse or other shared facilities, so ask what is planned before you decide.