We have the following requests to BDA and hope that you consider them favourably.

1.    Charging the rate as per guidance value irrespective of the size of the site

 As you are aware, site rate charged by BDA in our NKGL is much higher than the guidance value fixed by the State Government. Average price of the Current Guidance Value in NKGL is Rs 1250/sft, whereas the prices of the sites allotted by BDA for various dimensions are much higher.  BDA being a non-profit Government organization it should charge the same rate as per the guidance value fixed by the State Government, as has been done in your previous layouts. 

When you buy a site from any developer, the rate (price per sq.ft) of a site reduces as the size of the plot increases. But in NKGL’s Case, it is exactly reverse ie rate increases as the size of the plot increases.(20X30: Rs. 1,800/sq.ft, 30X40: Rs. 2,000/sq.ft, 40X60: Rs. 2,250/sq.ft & 50X80: Rs. 2,500/sq.ft). BDA’s pricing policy is against the market norms. Earlier BDA used to charge a flat rate for all sites irrespective of the size.

Thus request BDA to the charge the same rate as per guidance value irrespective of the size of the site.

2.  Staggered payment of the remaining amount linked to the development of the layout

 In all previous allotments, BDA was giving 6 months (3 months without interest +3 months with interest) of time from the allotment date to clear the remaining payment. At that time, price charged by BDA was much lower than guidance value/market rate and allotees were happy to pay the complete amount and get the site registered first before the developments take place. Now BDA is charging exorbitant rates which are higher than the market rate. Without the basic amenities in place, we cannot construct the house and if the house is not constructed immediately after availing the housing loan, no bank will keep quiet.

Thus we request BDA to stagger the payment and link it to the development. We feel BDA will take Two years to give the all the basic amenities like  tar roads, Sewage, drinking water, electricity, connectivity with the city, parks etc… Thus we suggest that the remaining payment can be staggered in 8 instalments every quarter for Two years. In case if the development is not happening as per the Plan/target/milestone,  the next instalment can be deferred till that particular mile post is reached & BDA to pay the compounded interest at 10% for the money already paid by us till the mile stone gets completed. This will ensure that the development of the layout will happen within the stipulated time period of 2 years and immediately after the site registration, construction of the house can be initiated.

In case, if the development work stops in a particular block due to legal issues or any other issues for more than Two years, then BDA has to return the total amount paid to all the affected allotees along with 10% compounded interest.

 3.    To register the site to allotee instead of entering into lease with the allotee

 As many of the allotees are senior citizens who are retired or home makers who don’t earn salary, banks would sanction long tenure loans for sites and house construction for absolute sale deed rather than lease deed. Also we request BDA to register the site to the allotee & issue absolute sale deed immediately after the development of the layout (ie at the end of 2 years) instead of entering into lease cum sale agreement with the allotee now and registering the site after the complete payment. 

4.    BDA to make the following information public on its website with a time plan of development -

o    Approved plan of NKGL

o    Details of amenities/facilities to be provided including parks, roads, metro, shopping complex, malls, peripheral ring roads, connectivity to NICE road, ring roads, Sewage treatment plant etc..

o    Quality of amenities provided- For ex. Is electrical cabling underground, are roads like tender SURE types

o    Any upcoming software parks or industries in the layout

o    Updating the progress of development on a monthly basis with the contact details of the concerned officers

 5.    BDA to include the clause in the absolute sale deed of taking the responsibility of reimbursing the site value at the prevailing market rate in case if the site enters into legal issues after the registration.

 6. BDA to include this point also  in the absolute sale deed that the site is not on Rajakaluve/buffer zone as per the norms laid out by National Green Tribunal.

7.  BDA not to charge any extra amount or increase the rate at the time of registering the site after the development is completed. 

8.  Action planned by BDA to overcome the staunch smell in the layout due to garbage processing plant.

We have observed a staunch smell during the evening times emanating from the Garbage processing unit in NKGL especially in the area towards Magadi road. We would like to know the actions that would be taken by BDA to overcome this. 

9.    Real estate Bill implementation in all respects

 We are very sure that BDA would implement the real estate bill in Toto.

 10.  Formation of Grievance cell at BDA to address the issues of allotees

 Request BDA to form a grievance cell headed by a competent person to address all the issues of allotees until all the development work is completed and the sites are registered. 

 11.   Regarding Recent IT Raids conducted on the contractor(Mr.Chandrakanth Ramalingam owner M/s Ramalingam Constructions Pvt Ltd,Erode  who was involved with Development works of KG Layout  

         With recent IT raids, several media has reported corruption where the contract price has been  artificially hiked by 6 times

We also saw report where the current contract has been cancelled

 1 acre of land equates to 43560 sq ft. After keeping aside land for park, road and farmers, BDA can develop sites in 26136 sq ft. This is roughly equivalent to 21 medium (30x40) sites.Average cost of land is 1 crore per acre, which translates to 5 lakhs per 30x40 site. Current cost of 30x40 site is around 24 lakh. This means that we are spending 19 lakhs on civic amenities like road development, park, UGD...

With all the above calculation, cost of 30x40 should be around 8 to 9 lakhs. This is equivalent to 700 per sq ft rather than 2200 per sq ft.

With the above points, we are bound to ask BDA to pass on savings out of new contract to us.

Last but not least We find that all blocks are randomly arranged. It’s not continuous, roads are not parallel and perpendicular and in random direction. If we see other BDA Layouts HSR, JP Nagar they are neat clean, parallel and perpendicular roads. All phases are placed properly. If we see our layout map , all are random shape and many de notified pockets in between the layout.

 But still all of us are going with the BDA as we have good faith & hope that BDA would make NKGL as the model/best layout in India.

Hope BDA takes a look at all the above points and come clean and takes discussions with the allotees before sending allotment letter and asking full and final payment.