Valmark Orchards

Valmark Orchards lies at Bychapura in the Devanahalli area, reached by the spinal road of the Brigade Orchards township next door, pincode 562110. Having a large, lived-in township as a neighbour means the area already has people, traffic and some services around it.

No distances to the airport, offices, stations, schools or hospitals have been published, so we do not quote any. If you will commute, drive from the gate to your workplace at your normal hour and come back the same evening. If you fly often, time the trip to the airport as well.

Since you will be building here, think about the construction years too. Check how easily trucks and materials can reach your plot, where the nearest hardware and building suppliers are, and how far you would travel to supervise work. Walk the internal roads to see which plots face open land, which face other houses, and where the amenity block stands.

Valmark Orchards sells land, and the developer has no plots left. The three sizes that exist:

• 30 x 40 feet, about 1,200 sq ft, with a 5 kW power allocation
• 30 x 50 feet, about 1,500 sq ft, with 6 kW
• 40 x 60 feet, about 2,400 sq ft, with 9 kW

Owners set resale prices, so compare the asking rate per sq ft across several plots. Position matters: a corner plot, one facing a park and one in the middle of a row, all the same size, can differ in light, privacy and price.

No GST applies to land, while stamp duty and registration are payable on the sale value. Ask the seller for:

• The plot number, exact dimensions and facing
• The sale deed and the sanctioned layout
• A no-dues letter for maintenance
• The latest property tax receipt
• A loan closure letter if the plot was mortgaged

Valmark Orchards has no RERA registration number published for the layout. Ask Valmark Group or the seller for it and look it up on the Karnataka RERA website, rera.karnataka.gov.in, before you pay a token amount. Land titles carry more risk than flats, so check these for the plot:

• Land conversion order for non-agricultural use
• Approved layout plan from the planning authority
• Release order covering the plot
• Encumbrance certificate running from the original purchase to today
• The seller's registered sale deed and khata

Ask a property lawyer to read the set before you sign an agreement. On completion, you register a sale deed in your name and apply for the khata transfer. You will need that khata and a clear title to get your house plan sanctioned, to draw BESCOM power from the plot's supply point and to take a construction loan.

Valmark Orchards is a 19.5-acre layout of 269 plots, with internal roads laid in GGBS paver blocks that let rain soak through, boom barriers at an entry plaza and a shared block of facilities. The open-space share has not been published, so ask for the approved layout plan and compare it with the ground.

A day here might start with a run on the jogging track, followed by a swim in the pool at the clubhouse. Children have a play area and activity areas, and the sports courts suit a weekend game. The games room covers wet afternoons.

Bigger family events can be held on the banquet greens rather than at a hired hall. Around the plots, there are landscaped gardens, a flower garden and an organic fruit and vegetable garden that residents share. Waste is sorted at source and organic waste goes to a converter, so ask how collection works day to day and what the monthly charge covers.