IS it safe to buy Revenue site

[kaushikks]

Hi, i have come across some Revenue sites having houses with 2-3 floors at Arekere layout at Bannerghatta road...But some people say it is not safe to buy these sites..Please advice IS it safe to buy Revenue sites having houses constructed.

[msn1270]

Revenue sites are always riskier in the current Bangalore Scenario. You don't get genuine records for them. similar way of sites are available in the KR Puram area also. The moment some one buys those plots and goes for construction, suddently 3-4 alternate owners appear infront of the site and starts claim their ownership.

So if you have sound background and confident of managing any conflicts by using muscle/money/ministry power, you can definitely go ahead in buying them.

its just a matter of HIGH MARGIN always comes @ HIGH RISK.

[MNRS]

What is the revenue site ? Isn't synonym for the Agricultural land ?

If the land has the DC conversion, doesn't mean that it is still a revenue site ?

[madhirc]

msn1270:
Is it okay if ownership is not issue.

Here is my deal. Help me make a decision:
There is a layout called Green Villas on Sarjapur Road. DC converted but not approved by any planning authority. They are asking Rs. 1,700/- per sft. Now I like the place. Title is not a problem as I know the owners are genuine. This layout is in Halanayakanalli village and comes under BDA.I had been to BDA with the survey number to check out if it falls under their proposed KC Reddy layout. They did not commit anything. They only said not buy a revenue site w/o BDA NOC. So, I asked the seller for an NOC and even after 6 months it is not there.
My questions are:
1. Since the title is fine should I go ahead and buy w/o an NOC?
2. I keep hearing that if houses are constructed BDA does not demolish them. How much truth is there?
3. If title is fine and if I am confident that, there are no major viloations and so there may not be a problem regularizing it, can I go ahead?
4. What is the deal with this Sakrama scheme. Any idea when it can happen?
5. How about layouts by builders like Confident group whose layouts are BMRDA approved on Sarjapur Road near Sarjapur town.

I would appreciate your or any other response. The issue is I have been trying to buy land in bengaluru for the past 2 years. In 2008 they said not to buy as rates will fall. So I could not. Around Sarjapur Road I have not seen rates fall. I am not sure how many folks are buying. We do not have any BDA sites here. All are revenue sites and layouts like Rainbow drive or Rainbow residency quote RS 3,500/- per sft upwards. I am in a limbo. Anygoo dadvice is welcome.

Regards,
Chandra

[MNRS]

Chandra

Are you going to get any BBMP original khata for this sites ?

What I heard is, BBMP should give the khata if the land is DC Converted. Actually I have seen a layout off Sarjapur road with the same specs.

Also can you please let us know where is that Green villas project located ? Exact location, any wikimapia link and if you have the developer details, please do send.

[msn1270]

Here are my consolidated views for the above querries.

1. Revenue site is one either it could be DC Converted(Changed the status of the land from Agricultural to non-agricultural usage) or not. Inspite of DC Conversion if the layout has not been officially approved by any competent authority, still its equal to a Revenue land.

2. When the owner is not able to furnish a BDA NOC or able to get an approval for the Layout he has done, how can you say he and his land has Genuine records??? Can he give in a registered document that in case of any kind of issues in the future, he is accountable and refund your amount alongwith agreed penalty or gives an alternate land of similar price acceptable by you ???

3. Concerned Govt authority has the final rights to acquire any land from the unapproved areas for any civic/developmental purpose which comes in their future plans. For ex. even in the recently finalised Arkavathy laout(BDA Layout), 100s of Plots were taken back by BDA for the new VVIP road which connects the city centre to the new international Airport. So Just constructing house in a revenue land doesn't guarantee that, it will be excluded. It all depends on their final terms and conditions laid out at that time and the leadership. But in case you are loosing your plot, you will be eligible to Apply for a BDA site under special category in such situation or if you are a land lord of agricultural land, you are eligible to get 40% of developed land in those layouts as per new BDA Norms.

4. Enquire with BDA/BBMP that, once you purchase this land, are you entitled for Khata in your name for this plot from them. If the answer is NO, you are at risk.

5. Akrama-Sakrama is a big saga happening from last 5 years and there is no time frame to put an end to this circus. In any decision, you will be the penalty payer, not the layout developer.

6. Its always good to go for a BDA/BBMP approved layouts ONLY. So that it will be a planned layout and all the civic amenities are guaranteed(of course the time frame is not to be considered). The town planning will be proper, decent and the value appreciation is also guaranteed. for ex. consider the layouts like Jayanagar, JP Nagar, BTM layout, Koramangala, HSR Layout, R.T Nagar, etc. In front of these layouts can u match any revenue layouts with similar Roads, Civic amenities like parks, BBMP ward offices, BDA Complexes which gives civic services, BWSSB/KPTCL Services.....etc

[madhirc]

MNRS:
No BBMP Khatha. It is under gram panchayat. Halnayakanalli is under BDA but not BBMP.

Cannot give any maps, here are the directions.
Coming from ORR towards to Sarjapur on Sarjapur Road, you will see Wipro Corporate office to your left after 2 Kms. After you cross Wipro take the first right to go to Rainbow Residency layout. Keep going for 1 KM. You will see the road curves left to go into the Halanayakanalli village. Take right (you will see directions to Green Villas) and follow them.

Developers are Astro Builders who have developed a few other layouts around Sarjapur Road.

[madhirc]

msn1270:
Thanks for the detailed reply.

Point #2: The developers and the landlords are quite known in the Sarjapur Road area - villages Doddakannalli, Junnasundra, Halanayakanalli etc. They are behind some of the big projects in this area - Rainbow Drive, Rainbow Residency, Greenwood Regency, Silverwood Regency etc - of which the first 2 were developed around 1998. They have a good name that the titles of the lands they own do not have any issues. I also checked with my lawyer. He scanned the documents and did not find any issues with the title going back to 65 years. When I say genuine it refers to the titles of the land owners. As for the layout, it is DC-Converted but not BDA approved. I do not have all the details but sure there are violations like all roads are not 40' wide. I was only going by the news item around end 2009 which says Govt is willing to regularize all layouts (with payment of betterment charges) formed on revenue sites before 31-Dec-2008 provided there are no major violations like - not under high tension lines, not blocking drainage etc. The same builder got me BDA NOC for another site in another layout but I did not close teh deal as it was during the mid 2008 and rates were falling but he insisted on the unrealistic boom rates. I heard that BDA is not giving NOC's now after the recent deaths of children in heavy rains due to violations. I am not sure why he is not getting an NOC. I like your point "Can he give in a registered document that in case of any kind of issues in the future, he is accountable and refund your amount alongwith agreed penalty or gives an alternate land of similar price acceptable by you ???". Will check with him - no harm.

Point #3: Need some clarification. Do I get eligibility for a new BDA site only if I lose a BDA site or Do I get it evenif I lose revenue site. Do I lose the revenue site completeley? What happens if it is regularized?

Point #4: This is not under BBMP. I get a Khatha from the gram panchayat. After BBMP takes over this village and after the betterment charges are paid, I will be eligible for a BBMP Khatha. Till such time I pay my taxes to gram panchayat who in turn pays to BBMP. BBMP limits stop at the gate of this layout. Majority of the layouts (can say 99%) in Sarjapur Road area that is from Bellandur ORR junction to PRR around 10 Km stretch are DC-converted only. Until 3 years back every owner of a site used pay taxes to his/her respective gram panchayat. But now most of these have come under BBMP. So some are paying taxes to BBMP and so to gram panchayats. I am not sure if those under BBMP have regularized their plots as Sakrama has not coem intop effect. Not sure how they are paying to BBMP and not sure if they have proper BBMP khatha. They may have the temporary B- Khatha until the regularization. Since this is notapproved by BDA not sure if I get a BDA khatha. Seller tells me I get a gram panchayat khata.

Point #5: I am prepared to pay the betterment charges provided they are taking and have factored it into my budget.

Point #6: Good to hear from a BDA/BBMP evangelist like you. While I agree with your point, there are some private layouts which can match the BDA/BBMP facilities liek Rainbow Drive and Rainbow Residency in Sarjapur Road. Of course, the roads are not proper as they sue mostly 30' or 20' feet roads to gain land. Tell me about RT Nagar. I have a own house in RT Nagar near the post office in P&T colony. I love the area. But the place where I live has become unlivable due to too much traffic. Most of the private layouts are calm with less traffic.

To conclude, owing to traffic in RT Nagar I am forced to look at properties else where, where it is hopefully calm. After reloacting from US after 15 years renting a place near Sarjapur Road as it is close to Electronic city where emy employer was. Like the area and am looking for a place to live and not for investment. Investment is secondary now. Am aware of the risks with Revenue sites but am cautious. So am insisting on at least BDA NOC from seller. But generally fed up with real estate in Bengaluru. Well that is my story.

Regards,
Chandra

[msn1270]

Real estate is not a professional field in india like in west. Its a MAFIA controlled by 0.1% population i.e. Deveopers/builders and Politicians. The remaining 99.9% people are suffocating in this.

[kumar_kumar06]

Hi, Boss if its your hard earned money why you want to take risk, In revenue sites the margin of safety is ver very less.. But Impaortant thing to be kept
in mind "LAW IS LIKE A ASS IT CAN KICK YOU ANY TIME"