Buying a Resale Plot at Adarsh Savana, Devanahalli: Costs, Layout and Checks
Buying land in a finished community can be simpler than buying an empty site in a new one, and Adarsh Savana near Devanahalli is a good test case. Adarsh Developers built it on 99 acres and began handing over plots in October 2022. This note begins with what a second-hand purchase costs, then turns to the plot mix, registration, setting and the checks to make before paying.
What a Second-Hand Plot Adds to the Price
The developer has no stock left, so every deal is between two owners. The seller and buyer agree the price, and it moves with size, direction faced and position within the layout. Several charges come on top:
- Stamp duty at the Karnataka rate of 5%, rising to 5.6% with cess and surcharge, for values above Rs. 45 Lakhs
- Registration at 2% of value
- Any transfer fee levied by the developer or owners' body
- Unpaid maintenance, which the seller should settle before the deed
- Legal charges for the title search and drafting
GST is not payable, as the sale is of land between individuals. Duty follows the larger of the price and the guidance value set by the government. Build costs are separate and often bigger than the land cost, so plan them as a second budget.
Who the Layout Suits
The plots appeal to households ready to build their own homes, who can build in stages as funds allow. Investors with a long horizon like the titled land in a managed community. Anyone who wants to move in this year is better served by a ready flat or villa, and an unbuilt plot still pays monthly maintenance.
The Plot Mix
When registered, the layout had 1,183 plots, and today the plot count and acreage should be checked against the latest approved plan:
| Number of plots | Format | Area |
|---|---|---|
| 627 | 30 by 40 ft | 1,200 sq ft |
| 166 | 30 by 50 ft | 1,500 sq ft |
| 149 | 40 by 60 ft | 2,400 sq ft |
| 43 | 50 by 80 ft | 4,000 sq ft |
| 198 | Odd shapes | Varies |
The smallest format outnumbers the rest, so a resale buyer will see it most. A plan revised in January 2023 lifts the layout to 1,404 plots on about 121 acres. Mark the plot on that latest plan before talking price.
Two floors is the limit for houses. Corner, park-facing and wide-road plots usually fetch more than mid-row ones of equal area.
Registration Trail
Karnataka RERA lists the layout as Phase 1 of Adarsh Savana, registered on 1 October 2020, and its number is in the FAQ below. BIAAPA, the planning authority for the airport area, approved the layout.
Completion was first due on 31 October 2022 and the date now ends on 31 October 2023 after an extension. Plans and the plot-by-plot schedule can be seen on the portal for anyone who wants to cross-check.
Location Notes
The layout is on Chapparkallu Road, covering land in Bettenahalli and Hegganahalli villages of Kundana Hobli. Yelahanka is on one side and Devanahalli on the other, and the middle goes by the name Yelahanka Extension. The road to Hebbal and the centre is Bellary Road (NH 44), and the airport is a landmark of the area.
Stonehill International School is nearby, along with the Padukone-Dravid sports centre. The airport metro line is being built, as is the Satellite Town Ring Road, the latter in stages. Basic shops are still scattered, so visit at several times of day.
Amenities
The 44,000 sq ft club anchors over 50 amenities. Inside are a swimming pool, gym, spa, restaurant and crèche, and outside are courts for badminton, basketball and sand volleyball. The grounds add a cricket pitch, mini golf, an open-air theatre, themed gardens, a kitchen garden and meditation pavilions. A club of that size increases monthly dues, so ask for the maintenance rate per sq ft of land before agreeing.
Documents and Site Inspection
Gather these papers from the seller, and have a lawyer review them:
- The title deed in the seller's name and the first allotment letter
- An encumbrance certificate that starts from the first sale
- The newest property tax receipt, and the e-khata
- The sanctioned layout, with plot number and dimensions visible
- A no-dues letter issued by the association or the developer
- The construction guidelines for the plot
Then walk the plot. Confirm that the plot number, boundaries and road width match the plan, check that drains, water and power are finished around it, and compare the rate asked with recent registered deals.
Questions for the Seller
A few direct questions save time. Ask why the plot is being sold, whether anything is built on it already, and whether any dues or disputes exist. Ask also whether the seller holds the original allotment letter, since a missing one slows the transfer.
Request copies of everything before paying a token amount, and check the identity of the person who will sign the deed. A lawyer can then match names and numbers across the papers, which is the quickest way to spot a mismatch.
The Developer in Brief
Adarsh Developers dates from 1988 and has built flats, independent villas and plotted communities. Its northern work stretches from Hebbal to the airport belt, passing Hennur Road, and its largest plotted community in North Bangalore is Savana. Plots come up for resale through the year, and our team can say which are open now.
