North Bangalore Flat Hunt — Shantanu 2026 (v2)

⭐ Top Pick · #1 Apartment

Zen & Sato — Assetz, Yelahanka

3BHK from ₹2.90 Cr · 4 towers · 30+ amenities · 67–68% RERA carpet

🏆 Operational community

Adarsh Palm Acres

Phase 3 villas · 29k clubhouse live · ₹6.53 Cr+

👁 Watch · Hebbal

Embassy Sky Terraces

10 acres · G+23 · 3BHK ₹4.3 Cr+

🏡 Out-of-budget watch

Riviera Glade — Goyal & Hariyana

112 villas · 9.5 acres · ₹6.36–7.23 Cr

Projects Tracked

8 apartments · 5 villas · 1 added 14 Jun (Riviera Uno)

Cost Sheets in Hand

8 / 13

Z&S · Sora&Saki · Brigade · NLT · Nikoo · Sattva · Surya · APA

Budget Ceiling

₹5.0 Cr

₹75L cash + home loan 60–80%

In-Budget Candidates

Z&S T1/T2 · Sora&Saki D · NLT · BE 3BHK · Sattva 3.5B · Surya V103

Where each unit lands on the budget scale

Base price (excl. stamp/reg). Gold pin = ₹5 Cr ceiling.

Budget ceiling ₹5.00 Cr

₹2 Cr₹2.5₹3₹3.5₹4₹4.5₹5₹5.5 Cr

All 14 Projects North Bangalore

🏢

Apartments — 8 projects Group housing, towers G+14 to G+30. Primary shortlist surface.

Apartment

⭐ Top Pick

Zen & Sato

Assetz · Yelahanka

RERA: PRM/KA/RERA/1251/472/PR/080525/007728

Acres / Units7.0 · 412

Density59/acre

Carpet Eff.67–68%

Open + Green74%

₹2.90–3.99 Cr

3BHK T1/T2 + 4BHK · Tower A4 preferred

Cost sheet ✓Eff revised ⬇

🏙

Assetz · KIADB

Apartment

Visited

Sora & Saki

Assetz · KIADB H&IT

RERA: not yet captured

Acres / Units11.3 · 990

Density87.8/acre

Carpet Eff.68%

Open + Green74%

₹2.77 Cr

4BHK · Ph-3 East · Floor 12 · best ₹/sft

High densityGood ₹/sft

Apartment

⭐ NEW

Brigade Insignia 🆕

Brigade · Yelahanka · NH-44

RERA: PRM/KA/RERA/1251/309/PR/180524/006894

Acres / Units5.88 · 379

Density64/acre 🏆 low

Towers / Floors6 · B3+G+18

Carpet Eff.67%

Clubhouse~55,000 sqft

PossessionJun 2029 (RERA)

₹2.99–4.30 Cr

3BHK E/G/G2 · 4BHK H/H2 · 5BHK Duplex/PH 4.1–5.8k sft (OOB)

Tier-1 Brigade3+ yrs outNH-44 noise ⚠

⭐ Brigade Insignia — Yelahanka, NH-44 NEW · agent-researched

5.88 acres · 379 units · 64/acre · 6 towers B3+G+18 · 3BHK ₹2.99 Cr / 4BHK ₹4.30 Cr · Possession Jun 2029 (RERA) · RERA: PRM/KA/RERA/1251/309/PR/180524/006894

Cover · Brigade Insignia, Yelahanka

Aerial / twilight render

Project amenity view

✓ Positives

✓Tier-1 Brigade — clean delivery record in North Bangalore; cleaner forum sentiment than Eternia.

✓Genuinely low density — 64/acre vs Bangalore high-rise typical 120-180/acre. >85% open podium.

✓Premium spec — Grohe / Kohler / Duravit fittings, engineered wood master BR, anodised aluminium / UPVC windows.

✓3 levels of basement parking (B1/B2/B3). VRV AC provision. 6kW (3BHK) / 8kW (4BHK).

✓Strong amenity stack — squash court, cricket pitch, sky gardens, heritage tree plaza, separate 2B+G+2 standalone clubhouse (~55k sqft).

✓3BHK Type E at ₹2.99 Cr is in budget — similar entry to Z&S T1 at ₹2.90 Cr but bigger SBA (2,145 vs 2,159).

⚠ Concerns

⚠West boundary directly on elevated NH-44 + future metro viaduct — significant noise + visual concern for west-facing Towers A/B/C.

⚠Single-glazed windows standard — noise penalty unmitigated. Retrofit ₹50-80k/unit post-handover.

⚠DG backup for units is paid extra (100% common areas included; in-unit costs extra).

⚠3+ years to possession (Jun 2029 RERA; realistic Q4 2029 - Q1 2030). Opportunity cost vs RTM/near-RTM alternatives.

⚠Carpet eff 67% — average, not best-in-class.

💰 Unit Matrix & Indicative Pricing

TypeSBACarpetPrice

E / E1 / E22,145~1,445₹2.99–3.30 Cr ✓

G / G1 / G22,478–2,481~1,670₹3.69 Cr+

H / H13,0662,066₹4.30–4.60 Cr

H2 / H33,114~2,100~₹4.40 Cr

J/J1/I 5BHK Dpx4,1372,648~₹6.5–7.5 Cr (OOB)

K/K1 5BHK Dpx4,8273,090est. ₹8+ Cr (OOB)

L/L1 PH5,827~3,720est. ₹10–12 Cr (OOB)

🏗 Tower / Floor Plate

★Towers D, E, F (east colonnade) — preferred. Backs onto Jakkur Lake side. Less NH-44 exposure.

✗Towers A, B, C (west colonnade) — directly facing NH-44 + future metro viaduct. Avoid.

•29 units per typical floor (floors 2-13) across 6 towers. 14F = podium terrace level. 15F+ = penthouse band.

📋 Open Items

●Site visit — walk west boundary at peak hour, gauge NH-44 + metro noise
●Confirm clubhouse sqft (~55k estimate from layout, verify with sales)
●Get unit-specific pricing for Tower D/E/F (east-facing)
○Decision: ₹2.99 Cr (E) vs Z&S T1 ₹2.90 Cr — same budget, very different products (Yelahanka NH-44 vs Yelahanka REVA side)
○Construction progress check — RERA milestone releases show Tower B at 12F, Tower A at 4F

🏛

Brigade · Yelahanka NT

Apartment

Visited

Brigade Eternia

Brigade · Yelahanka NT

RERA: PRM/KA/RERA/1251/309/PR/070325/007559

Acres / Units14 · 1,124

Density80.3/acre

Clubhouse35,000 sqft

Carpet Eff.64–67%

PossessionMar 2030

₹3.79–4.91 Cr

3BHK+4T · 4BHK+4T · ₹/sft highest in list

Chrysalis adj.NGT riskMar 2030

Apartment

Deprioritised

Northern Lights

Puravankara + KVN · KIADB Aerospace

RERA: PRM/KA/RERA/1251/309/PR/120326/008524

Towers / Floors8 wings · G+30

Carpet Eff.55–60%

₹/sft SBA₹11.4–11.9k

₹/sft carpet₹18.9–21.4k

₹2.13–4.78 Cr

3 cost sheets in hand · Duplex W2-2701 trophy

Worst effGroup passed

🌙

Century · Jakkur

Apartment

Pre-launch · Floor plans in 📐

Blue Moon 🆕📐

Century Real Estate · Jakkur · "at Century Immencity"

RERA: PRM/KA/RERA/1251/309/PR/160526/008662

Acres / Units6.0 · 334

Towers5 (Altair · Bellatrix · Capella · Deneb · Electra)

Config3/4 BR + 5/6 BR penthouses

Density55.7/acre 🏆

Open Space75%

Clubhouse~40,000 sqft "Grandiose"

Outdoor Amenities~1,00,000+ sqft

Altair 904 (3B3T+Staff)2,570 SBA · 1,773 C+B · WEST face

Bellatrix 1002 (3B3T+Staff)2,550 SBA · 1,761 C+B

Altair 904 Base Rate₹17,050/sft

Altair 904 All-in (incl GST)₹4.93 Cr · at ceiling ⚠

₹4.93 Cr (Altair 904, all-in incl GST)

Cost sheet received 20-Jun via Sahil Jain · +stamp/reg ~₹22-27L on top · ₹19,184/sft all-in

Lowest densityCost sheet ✓ 20-JunBDP LondonAt ₹5 Cr ceilingWEST face

🏘

Bhartiya City · Jakkur

Apt + Villa

Visited 13 Jun

Nikoo Homes

Bhartiya City · Jakkur

RERA: phase-specific, pending

Campus37+ acres

Clubhouse70,000 sqft 🏆

BuildIn-house ✓

CV-A Carpet83.3% 🏆

₹3.52–5.79 Cr

TH-3, TH-4, CV-A villa, CV-C villa · OHT line ⚠

Cost sheets ✓Jakkur ✓OHT ⚠

🌅

Lodha · Sadahalli

Apartment

Visited 13 Jun

Lodha Sadahalli

Lodha Group · Sadahalli

RERA: EOI-only, pending

Acres / Units~70 · ~4,000

Density~57/acre

Carpet Eff.TBC

3BHK price₹4.3–4.5 Cr

₹4.3–4.5 Cr

Price jumped ₹1+ Cr post-EOI

OHT ⚠Road bisects

🏗

Sattva · North BLR

Apartment

Visited 13 Jun

Sattva City

Sattva Group · North Bangalore

RERA: phase TBC · Hamlet land ⚠

Acres / Units50 · ~2,500

Density~50/acre

Open Space~45%

Clubhouse90,000 sqft 🏆

₹3.29 / ₹4.40 Cr

B03-1703 3.5BHK · B04-1904 4BHK+Svt

Cost sheets ✓Hamlet land ⚠

🏡

Villas — 5 projects (4 BHK G+1/G+2) Different product type. Private garden, vertical layout, dedicated clubhouse.

Villa

Visited 13 Jun

Surya Valencia 🏡

Surya Builders · Rajankunte

RERA Ph1: ...PR/171224/007305 · Ph2: ...020125/007343

Scale~9 acres · 122 villas · 16 blocks

Config4BHK G+2 · Block 14 (Villa 103)

SBA / Carpet3,315 / 2,403 sqft

Carpet Eff.72.5%

PossessionDec 2026 (Ph1) ⚡

₹3.99 Cr → ~₹4.23 Cr all-in

₹10,340/sft base · backyard 275 + terrace 306 + deck 263

Cost sheet ✓Ready 2026Builder unproven

Villa Ph3

OOB

Adarsh Palm Acres 🏆

Adarsh Developers · Hennur-Bagaluru

RERA: PRM/KA/RERA/1251/309/PR/181025/008181

TypeG+2 · 4.5 & 5.5 BHK

Plot / BUA2,400–4,225 · 3,457–5,687

Clubhouse29k sqft · LIVE ⚡

Reserved units167–171 · 179–181 (8)

PossessionSep 2031

₹6.53–11.08 Cr

All variants ₹1.5–6 Cr above ceiling

Live clubhouseOOB ₹6.5 Cr+

Row Villa

OOB

Riviera Glade

Goyal & Hariyana · MVIT Rd

RERA: pre-launch, not yet filed

Scale9.5 acres · 112 villas

Density~12/acre 🏆

VariantsROSE / IRIS / LOTUS / OLIVE

SBA range3,190–3,550 sqft

Carpet Eff.72–73% RERA

₹6.36–7.23 Cr

Indicative · pre-launch · 1st Bangalore

OOBNo RERA

Row Villa

New · Nov launch

Riviera Uno NEW · sibling project

Goyal & Hariyana · Bettahalsoor

RERA: pre-launch, Nov target

Scale~9 acres · ~110 villas

TypeRow Villa G+1+Terrace

SBA range3,300–3,700 sqft

ConnectivityAirport 18 min · Hebbal 22 min

LaunchNov 2026

Price TBA at launch

Different from Riviera Glade · same developer

New entrantNo RERA yet

👁

Watch List — Different geography Hebbal: not in Jakkur/Yelahanka school belt. 3BHK in budget; 4BHK well above.

Apartment

Watch

Embassy Sky Terraces

Embassy Group · Hebbal

RERA: pre-launch, not in brochure

Scale10 acres · 600+ units · G+23

Density60/acre · 4 towers

Open Space75% · 50+ amenities

3BHK (S)2,050–2,100 · ₹4.3 Cr+

3BHK (L)2,450–2,500 · ₹5.0 Cr+

4BHK2,950–3,000 · ₹7.2 Cr+

₹4.3–7.2 Cr+

Phase 1 = 400 units · adjacent Hebbal Lake

Hebbal Lake adj.School belt off

Why Embassy is a Watch, not Shortlist

✓ Embassy Group — tier-1 builder with proven delivery. Lakeside view from upper floors is permanent.

✓ 75% open · G+23 · 7 units/floor · NH44/Bellary/ORR junction.

✓ 3BHK (Small) at ₹4.3 Cr is within budget if the geography trade-off is acceptable.

✗ Hebbal is not in the Jakkur/Yelahanka school belt — DPS, Vidyashilp, Jain, CIS all 20–30+ min away. Nyra's school commute would be painful daily.

✗ 4BHK at ₹7.2 Cr is ₹2.2 Cr above ceiling — not on the table.

! Pricing from internal pre-launch doc; will shift at official launch. Add SBA ranges to compare apples-to-apples.

🌳

L&T · Hebbal · GKVK

Apartment

Watch · NEW

L&T Elara Celestia 🆕

L&T Realty · Raintree Blvd, Bellary Rd, Hebbal · adj. GKVK Forest

RERA: PRM/KA/RERA/1251/472/PR/100325/007564

Towers3 (T1 · T2 · T3)

Configs1/2/3/4/5 BHK

Carpet Eff.~67% (RERA)

3BHK Majesta (XS)1,525 · ₹3.32 Cr

3BHK Millennia (S)2,098 · ₹4.15 Cr

4BHK Grandio (S)2,757–3,200 · ₹5.30 Cr+

4BHK Royale (L)3,155 · est ₹6 Cr+

Clubhouse35,000 sqft rooftop

₹3.32–6+ Cr

₹1.92–2.18k/sft · GKVK Forest views · next to Mall of Asia

L&T pedigree3BHK in budgetGKVK ForestSchool belt off

Why L&T Elara is a Watch, not Shortlist

✓ L&T Realty — tier-1 EPC pedigree, build quality benchmark. Raintree Boulevard sister community = proven base on the same campus.

✓ 1,300-acre GKVK Forest immediately west — rare permanent green view that cannot be built out (research institute land).

✓ Pricing per sqft is sharp: 3BHK Millennia ₹1.98k/sft, 4BHK Grandio ₹1.92k/sft — competitive vs other Hebbal/Yelahanka launches.

✓ 3BHK Majesta (₹3.32 Cr) and Millennia (₹4.15 Cr) sit comfortably in budget. 4BHK Grandio (₹5.30 Cr+) is only marginally over ceiling.

✓ Premium spec: marble flooring, central AC, smart home, floor-to-ceiling French windows, 35k sqft rooftop clubhouse.

✗ Hebbal/Byatarayanapura is not in the Jakkur/Yelahanka school belt — same DPS/Vidyashilp/Jain/CIS commute problem as Embassy.

✗ Bellary Road frontage = NH-44 traffic + Hebbal junction chokepoint. East/north-facing units will need acoustic glazing.

! Source: Sharanya (L&T sales) + RERA-stamped floor plan booklets (T1/T2/T3). Carpet effs computed from RERA carpet ÷ saleable. 4BHK Royale price extrapolated.

Carpet Efficiency

Carpet ÷ Saleable × 100. What you live in vs what you pay for.

▶ >70% Excellent
▶ 60–70% Typical Bangalore
▶ <60% Paying for corridors

Density: Units/Acre

Raw acreage is a marketing number. Units/acre tells you crowding.

▶ <60 Low, premium feel
▶ 60–80 Moderate
▶ >80 Dense, check open space

True All-In Cost

Cost sheet ≠ final cost. Karnataka adds:

▶ Stamp duty ~5%
▶ Registration ~1%
▶ GST 5% (in cost sheet)

Add ~6% to any cost-sheet figure.

Unit-by-Unit Comparison 35 units · 5 groups

Base price (excl. stamp+reg)

All-in (incl. stamp+reg ~6%)

📐 See dimensions?

	#	Unit	Project	Config	SBA	Carpet	Eff.	Price (₹ Cr)	₹/sft SBA	₹/sft Carpet	Clubhouse (sqft)	CH/Unit sqft	Acres	Units	Density u/acre	Noise 1-5	Noise — why	Notes	L+D type	Living+Dining	L+D Total sqft	Master Bed + WIC	M+WIC Total sqft	Kitchen	BR 1 (Master)	BR 2	BR 3	Living Balcony	Other Balconies / Terrace

Price (₹ Cr)

Carpet Efficiency %

₹ per sqft Carpet

Project Deep Dives 14 projects

⭐ Zen & Sato — Assetz, Yelahanka Top Pick Cost sheet ✓

7 acres · 4 towers (A1–A4) · 2B+G+14F · 412 units · 59/acre · 74% open+green · 30+ amenities · 3BHK from ₹2.90 Cr · RERA: PRM/KA/RERA/1251/472/PR/080525/007728

Tower elevation at dusk · cover

Full elevation · "Crafted of Extravagance"

✓ Positives

✓Carpet eff 67–68% RERA (excl. balcony) / 76% incl. large 216 sqft balcony. Above Brigade (64–67%) and NLT (55–60%).

✓₹/sqft carpet ~₹19,741 (T1, 1,469 RERA). Lower ticket vs Brigade for more usable space.

✓Assetz — 41+ projects, 21,000+ units, 43 Mn sqft delivered & ongoing. Same builder as Sora & Saki.

✓~2 years into construction — lower delivery risk. RERA registered.

✓Imported marble L/D · engineered wood BRs · Jaquar & Kohler · UPVC 3-track windows with mesh.

✓Carbon Healing Home — 64% water savings, 0% landfill (OWC 800 kg/day), solar, EV, 74% open+green.

✓School belt: REVA 2 min · DPS 7 min · CIS 10 min · Mallya Aditi 12 min · Stonehill 18 min.

✓Friend group: "much lesser red flags vs Northern Lights" — group favourite.

⚠ Concerns

⚠#1: Kitchen compact — tight upper cabinets, no island, chimney/cylinder placement awkward.

⚠#2: Master wardrobe cramped on T1 & T2 (WIW 7'3"×6'7" or 5'3"×9').

⚠#3: STP-facing units on lower floors — get unit map to identify safe floors.

⚠#4: Vastu concern flagged by family — verify specifics.

🏗 Tower Guide

🥇Tower A4 — PREFERRED. Both wings ticked.

✗Tower A1 — AVOID. Both wings crossed.

~Tower A3 — South/amenity-facing ✓, road-facing ✗.

~Tower A2 — South ✓, road-facing ✗. 4BHK at corners.

📋 Open Items

✓Cost sheet received — T1 ₹2.90 · T2 ₹3.025 · 4BHK ₹3.99 Cr base
○Confirm Tower A4 availability + floor pricing
○Get STP unit map — identify safe floors
○Clarify vastu concern specifics

📐 Floor Plans (brochure confirmed)

TypeSBACarpet (RERA + balcony)

3BHK T12,1591,469 + 180 = 1,649 (76%)

3BHK T2 ⭐2,2031,469 + 204 = 1,673 (76%)

4BHK2,9551,988 + 279 = 2,267 (76%)

🗺 Map & Area Intel

📍 Off Bagalur Main Road, north of REVA University.

MAP POSITIVES

+ Yelahanka Junction railway ~3-4 km - useful for outstation travel

+ Bagalur Cross metro (Ph 2B) ~2 km, opens mid-2027

+ Farmland buffer still visible east; school cluster within 3 km

MAP CONCERNS

- Bagalur Main Road arterial noise on west-facing units

- Yelahanka Air Force Station overflight - Aero India fighters + AN-32, episodic but loud

- Yelahanka belt documented flooding (Ramanashree, Ambedkar Nagar) - check site drainage

- BESCOM 110kV corridor parallels Bagalur Main Road further north - verify on-site

VERIFY ON SITE

▢ Drive Bagalur Road at peak hour to gauge front-tower noise

▢ Ask current Yelahanka residents about fighter-overflight reality

▢ Look for pylons in the 500 m arc north of the plot

🏡 Surya Valencia — Surya Builders, Rajankunte VILLA Ready Dec 2026

~9 acres · 122 villas · 16 blocks · 4BHK G+2 · Carpet eff 72.5% · ₹3.99 Cr (~₹4.23 Cr all-in) · RERA Ph1 ✓ Ph2 ✓ · Block 14 = Villa 103

Master site plan · 16 blocks · 122 villas

East-facing 4BHK · G/1F/2F/3F

✓ Positives

✓Dec 2026 possession (Phase 1) — earliest in the entire shortlist. Move-in within 6 months.

✓72.5% RERA carpet efficiency (2,403 / 3,315 SBA) — best of all villa options.

✓Private backyard 275 sqft + terrace 306 + deck 263 = 844 sqft of private outdoor.

✓Triple-height living, double-aspect cross-ventilation, top-floor multipurpose room.

✓40k clubhouse with Ilesia Clubs (Lodha Mumbai's facility manager) running 10–15 brands.

✓RERA registered (both phases). Cost sheet in hand — total payable ₹3.99 Cr · all-in ~₹4.23 Cr.

⚠ Concerns

⚠Builder pedigree — Surya is not tier-1, delivery track record needs independent verification.

⚠40–45 min to city — airport-easy but commute to ORR/MG Road is painful.

⚠Airport height restrictions may apply to upper-floor units — check flight path.

⚠Vertical layout takes adjustment if coming from apartment living.

💰 Cost Sheet — Villa 103, Block 14 (East-facing)

SBA / RERA Carpet3,315 / 2,403 sqft (72.5%)

Base price (₹10,340/sft)₹3,42,75,353

Private backyard + premium₹16,81,169

Basic agreement value₹3,59,56,521

GST 5%₹17,97,826

Total Part A₹3,77,54,347

Clubhouse + infra + corpus + GST 18%₹21,27,740

Total payable (A+B)₹3,98,82,087

+ Stamp & reg ~6%≈ ₹4.23 Cr all-in

📋 Open Items

✓Cost sheet received Jun 14 · RERA registered · 72.5% carpet eff
○Surya Builder track record — last 3 projects actual vs promised possession
○Confirm Unit #101 availability — corner villa, 560 sqft garden + farmland view
○Airport flight-path impact on which blocks/floors
○Standard encumbrance check + title due diligence

📍 Site Visit Notes — 13 Jun 2026

✓ Natural light is strong in every room — large openings on multiple sides per BR

✓ Excellent cross-ventilation — front-to-back airflow throughout the villa, double-aspect rooms work well in Bangalore weather

⚠ Living and horizontal floor-plate feels small — vertical G+2 layout sacrifices generous floor area at any single level. Living space narrower than the SBA suggests.

Cross-check the floor-plate width vs the dimensions in the Dimensions tab: Living 14'×16' on ground floor is mid-band; not generous like a horizontal villa would offer.

🗺 Map & Area Intel

📍 Rajanukunte off Doddaballapur Road, ~26 km / 30 min from KIA.

MAP POSITIVES

+ Villa product = lower density (9 acres / 122 units)

+ Rajanukunte is rail-connected (Doddaballapur line)

+ Villa heights low (2-3 floors) - overflight impact muted vs high-rises

MAP CONCERNS

- Sits NW of BIAL - under arrival path during west wind (departing RW 27)

- Village-road quality access until you hit the Doddaballapur arterial

- Edge of formal BBMP service area - documented BBMP garbage-contractor issues in this belt

- 30-min commute to KIA is best-case; peak-hour Doddaballapur Rd is congested

VERIFY ON SITE

▢ Drive the last 2 km approach in monsoon to test waterlogging

▢ Stand on plot during peak BIAL hours (08:00-09:00 and 19:00-21:00)

▢ Verify nearest school/grocery is within 3 km, not a 10-km drive

🏘 Nikoo Homes — Bhartiya City, Jakkur Cost sheets ✓ All units above ₹5 Cr ceiling

37+ acres · 70k clubhouse · in-house build · CV-A villa 83% carpet eff · TH-3 ₹3.52 Cr (in budget) · CV-A ₹5.30 Cr (OOB)

✓ Positives

✓Jakkur — #1 preferred micro-market. Vidyashilp, Jain International, DPS within 5–10 min.

✓In-house construction (Bhartiya City) — vertically integrated, quality control moat.

✓70k sqft clubhouse — largest in the entire shortlist.

✓CV-A Courtyard Villa carpet 83.3% — by far the highest in any project I've reviewed.

✓Vilament concept (Villa + Apartment) — land registration on each unit is a unique structure.

✓Cost sheets received Aug 2025 for all 4 unit types — most transparent project in the set.

⚠ Concerns

⚠OHT line nearby — need exact distance from Block-09, identify unaffected units.

⚠CV-A all-in ₹5.60 Cr — ₹0.60 Cr above ₹5 Cr ceiling. Budget justification gate.

⚠Single road access · airport proximity = noise/restrictions on upper floors.

⚠School inside campus — opening timeline still unconfirmed.

💰 Unit Inventory (all 4 cost sheets)

CodeSBAEff%Total / All-in

CV-A2,87283.3₹5.30 / ~₹5.60 Cr

CV-C 4B3,18481.8₹5.79 / ~₹6.14 Cr

TH-4 4B+S3,26772.4₹5.56 / ~₹5.89 Cr

TH-32,20468.3₹3.52 / ~₹3.73 Cr ✓

📋 Open Items

✓Cost sheets for all 4 types received Aug 2025
○Budget decision: CV-A ₹5.60 Cr vs ₹3.5–4.5 Cr alternatives
○Verify OHT distance from Block-09 (critical)
○RERA number for the specific phase
○BBMP master plan: rail line risk + CDP road widening

📍 Site Visit Notes — 13 Jun 2026

✓ Clear land view from site — open horizon, no immediate obstruction

✓ Price looks reasonable for the configuration on offer

✓ Sales pitch: 1,800 units across 30 acres (dashboard logs 37+ acres total campus — likely per-phase figure; verify)

✓ Klotz / engineered wood flooring — quality material choice

✓ Bay windows — well-designed, add depth to living spaces

⚠ Same-floor mixed configurations — apartments + villaments + row houses share floor plates / single building. Unusual product mix dilutes uniformity; risk of varied buyer profiles and inconsistent finishes on neighbouring units.

🗺 Map & Area Intel

📍 Bhartiya City township, Thanisandra / Hennur / Jakkur / ORR intersection.

MAP POSITIVES

+ Self-contained ecosystem - mall, schools, offices, hospitals inside the township

+ Multiple metro stations (Blue + Pink) within 3-4 km

+ Densely developed neighbourhood = mature water, garbage, road services

+ 8,000+ family base across Nikoo 1-5 = proven community

MAP CONCERNS

- 220kV BESCOM line skirts the north-east of Bhartiya City - verify which Nikoo phase backs onto it

- Thanisandra ORR junction = documented peak-hour bottleneck (30-45 min crawl)

- BBMP garbage black-spots near metro piers - Thanisandra service road no exception

- Private-managed civic services = dual cost (property tax + maintenance)

VERIFY ON SITE

▢ Walk the OHT-line side - count pylons, measure distance to nearest balcony

▢ Stand at Bhartiya entry gate at 6:30 pm and judge ORR traffic queue

▢ Audit common-area drainage clearing during monsoon

🏗 Sattva City — Sattva Group, North Bangalore Cost sheets ✓ Hamlet land ⚠

50 acres · ~2,500 units · 90k clubhouse 🏆 · Block 03 Unit 1703 (3.5BHK ₹3.29 Cr) · Block 04 Unit 1904 (4BHK+Svt ₹4.40 Cr)

✓ Positives

✓Largest scale in shortlist — 50 acres, 90,000 sqft clubhouse, marquee land parcel.

✓Low density (~50/acre) for an apartment community — feels less crowded.

✓Two cost sheets in hand — pricing transparent for 3.5BHK and 4BHK+Servant.

✓3.5BHK at ₹3.29 Cr (₹12,730/sft) is mid-band — value relative to Brigade or Embassy.

⚠ Concerns

⚠Hamlet land title risk — Hamlet/Hadi conversions can carry historical encumbrances. Independent legal opinion BEFORE any payment.

⚠RERA number for the specific phase under consideration is not in either cost sheet — get it before engaging.

⚠Open space only ~45% (per site estimate) — lower than Blue Moon's 75% or Z&S's 74%.

⚠RERA carpet not on the cost sheets — ₹/sqft carpet comparison impossible without it.

💰 Two Cost Sheets Captured

Block / UnitSBAGrand Total

Block 03 · Unit 1703 (3.5BHK)2,301₹3,29,22,507

Block 04 · Unit 1904 (4BHK+Svt)2,863₹4,39,65,060

Base rates: ₹12,250 (B03) / ₹13,000 (B04) per sft + Floor Rise + PLC. Other charges (corpus/maintenance/infra/amenities/gas/legal) ₹15.9–18.1L.

📋 Open Items

●Hamlet land title check — independent legal opinion BEFORE any payment
●Get RERA number for the specific phase
○Carpet area for the two cost-sheet units
○Confirm open space % from RERA plan
○Sattva delivery track record vs promised dates

📍 Site Visit Notes — 13 Jun 2026

✓ Density felt "decent" from site — not crowded relative to scale

✓ Heated pool in the clubhouse — premium amenity, not in marketing material

! Clubhouse 80,000 sqft per site visit (dashboard / marketing has 90,000 sqft) — reconcile on next visit

⚠ 8 apartments per floor — relatively dense floor plate (Blue Moon shows 5/floor). Affects lift wait, corridor traffic, neighbour density.

⚠ 4BHK layout: secondary bedrooms feel small relative to master — many small rooms outside the master. Asymmetric room sizing concern.

🗺 Map & Area Intel

📍 53-acre township off Doddaballapur Road / NH-44, north of airport.

MAP POSITIVES

+ 53 acres, 84% open space (claimed)

+ Doddajala metro within 2-3 km

+ Devanahalli Business Park 20 min away

MAP CONCERNS

- Hamlet land title risk DOMINATES (confirmed via Estate Hive 2026 review)

- Doddajala under BIAL approach corridor - overflight inevitable

- 3,460 units across 13 towers = HIGH density (school/garbage/road strain)

- Greenfield site - KIADB-equivalent industrial neighbours on some sides

VERIFY ON SITE

▢ TITLE first (RTC, mutation, encumbrance, BIAAPA approval) - map intel moot if hamlet unresolved

▢ Walk perimeter - which sides face SEZ/industrial vs farmland

▢ Standing-water check post-monsoon

🏡 Adarsh Palm Acres — Phase 3 Villas VILLA OOB ₹6.53 Cr+

Phase 3 unveil: 4.5 & 5.5 BHK villas · 29k clubhouse OPERATIONAL · reserved units 167–171 + 179–181 · RERA: PRM/KA/RERA/1251/309/PR/181025/008181

Aerial drone · Phase 3 cluster

"Art of Leisure" clubhouse · operational

4.5 BHK Villa · 3-floor layout · units 167–171 + 179–181

✓ Positives

✓Operational community — Phases 1 & 2 already occupied. 29k sqft clubhouse running with 2 badminton, gym, squash, restaurant, steam+sauna, indoor kids play, yoga, bar, grocery, pool table, 2 TT, library, 3 spa rooms.

✓14 acres of mature parkland landscaping — only project where you can walk through a finished neighbourhood today.

✓RERA registered. Adarsh Developers — established North Bangalore villa specialist.

✓Connectivity: BCCI 5 km · Mall of Asia 15 km · DPS 6 km · Stonehill 9 km · Manipal Hebbal 17 km.

⚠ Concerns

⚠All variants above ceiling. Min ₹6.53 Cr (40'×60') — ₹1.5 Cr+ above ₹5 Cr budget.

⚠Sep 2031 possession — 5+ years out for Phase 3 inventory.

⚠West-facing plot (reserved units 167–171 + 179–181) — Bangalore evening sun exposure.

⚠Correction from v1: Vidyashilp is 11 km away (not 4 km as previously logged).

💰 Phase 3 Price Grid (from sales)

PlotBUATotal

40'×60'3,457₹6.53 Cr

40'×70'4,165₹7.75 Cr

39'×75'4,377₹8.09 Cr

40'×80'4,779₹9.38 Cr

45'×75'5,104₹9.64–9.99 Cr

50'×80'5,687₹11.08 Cr

Reserved Phase 3 units: 167, 168, 169, 170, 171, 179, 180, 181. All 40'×60' West-facing 4.5 BHK G+2 with BUA 3,457 / plot 2,400 sqft.

📋 Open Items

●OOB — do not engage unless ceiling raised above ₹6.5 Cr
○Site visit — see Phase 1/2 finish quality
○Verify west-facing solar impact on Phase 3 plots

📍 Site Visit Notes — 13 Jun 2026

⚠ Project sits very deep inside the layout — long access drive from the main road. Daily entry/exit feels tedious.

⚠ Internal roads — quality concern flagged on visit. Verify road width + condition on next visit, especially during monsoon.

Combined with the live 29k clubhouse and operational Phases 1/2, the deep-inside layout is the main "feel" trade-off vs price ceiling concerns already logged.

🗺 Map & Area Intel

📍 Jala Hobli, Vidya Nagar Cross, Huttanahalli - between Hennur Main Road and Bagalur Road.

MAP POSITIVES

+ Phases 1 & 2 built and inhabited - established community, mature 14-acre parkland

+ Ph3 inherits infra - lower execution risk than greenfield

+ Villas (5,400 sqft Ph3 type) - low density premium product

+ Hennur Road / Bagalur Road dual access

MAP CONCERNS

- BBMP master-plan widening on adjacent stretches (Blessing Garden Rd 12 m -> 24 m) - construction disruption 2026-27

- Farmland-to-industrial transition zone with patchy encroachment data

- Distance is the headline concern: nearest hospital/mall meaningful drive; Manyata Tech Park 12+ km

- Broader Jala Hobli belt is rural-fringe - civic infra varies block to block

VERIFY ON SITE

▢ Talk to Ph1/Ph2 residents about flooding, garbage pickup, BESCOM reliability

▢ Drive Vidya Nagar Cross access road at peak hour

▢ Check whether master plan road-widening notification affects the approach road

🏡 Riviera Glade + Riviera Uno — Goyal & Hariyana Row Villas OOB / Pre-launch

TWO sibling projects in North Bangalore villa belt · Glade MVIT Rd · Uno Bettahalsoor (Nov launch) · Same developer · 12 villas/acre · 72–73% RERA carpet

Riviera Glade · villa elevation at dusk

Riviera Glade · "Sculpted for Luxury" clubhouse

Riviera Uno · row villa streetscape (Bettahalsoor)

📦 Riviera Glade — 4 Variants

TypeSBAPrice (excl. stamp+reg)

ROSE3,190₹6.36 Cr+

IRIS3,300₹6.74 Cr+

LOTUS3,475₹6.93 Cr+

OLIVE3,550₹7.23 Cr+

Land 1,823–1,999 sqft · Carpet RERA 213–240 sqm · excludes balcony/utility/parking/terrace/backyard.

📦 Riviera Uno — NEW sibling project

★~9 acres · ~110 row villas · 4BHK G+1+Terrace · 3,300–3,700 sqft. Different from Glade — same developer.

★Location: Bettahalsoor (north of Narayanapura). Pin near Goyal Hariyana site.

★Distances: Airport 18 min · Hebbal 22 min · MG Road 45 min · Bettahalsoor Metro 5 min.

★Launch: November 2026. No RERA, no price yet.

★Nearby: Stonehill, Sadhu Vaswani, Amity Univ, Harrow Intl, Vidyashilp, NPS/DPS.

✓ Why this developer is interesting

✓Goyal & Co: 250+ projects delivered, 35M+ sqft under development, 3.4M+ sqft commercial leased.

✓Riviera series — 12+ Ahmedabad projects + 5+ upcoming Bangalore/Ahmedabad (Springs, Aspire, Prestige, Majestica, Palacio, Imperia, Select, Arista, Bliss, Crown, SKY, UNO).

✓72–73% RERA carpet efficiency — best villa eff in the set, comparable to Surya Valencia.

✓Ultra-low density (12 villas/acre on Glade) — premium feel.

⚠ Why this isn't on the active list

⚠Glade base ₹6.36 Cr is ₹1.36 Cr above ceiling. All-in ₹6.74 Cr+ confirms OOB.

⚠Both projects are pre-launch — no RERA, zero legal protection if booking now.

⚠Goyal & Hariyana's first Bangalore execution — track record on local delivery unknown.

📋 Open Items

●Wait for RERA filing on both projects before any site visit
○If budget expands: verify Goyal Bangalore entity + delivery risk
○Uno: get launch pricing in November; expected ₹/sqft lower than Glade given row-villa product

🗺 Map & Area Intel

📍 GLADE: MVIT Road off NH-44 (Bellary), Bettahalsoor Cross, 30 min from KIA. UNO: location AMBIGUOUS (web sources show Soukya Rd / Whitefield, not Bettahalsoor).

MAP POSITIVES

+ GLADE: low density (112 villas on 9.47 acres) - generous plots

+ GLADE: MVIT Road lighter traffic than NH-44 itself; direct NH-44 hop

+ GLADE: premium positioning likely = strong neighbour profile

+ UNO (if Soukya Rd version): 12-acre Ph1 of 36-acre MP; Whitefield ITPL/EPIP access; mature retail/healthcare

MAP CONCERNS

- GLADE: Bettahalsoor ~7-9 km NW of BIAL - climb-out path of RW 27 during easterly winds

- GLADE: zero genuine resident reviews; RERA registered very recently - SEO content only

- GLADE: MVIT Road last-mile from NH-44 is 2-lane mixed truck/two-wheeler

- UNO: LOCATION DATA AMBIGUITY - confirm with builder which Riviera Uno is being marketed (Bettahalsoor vs Soukya). Portfolio data-quality issue.

- UNO (if Soukya): Whitefield monsoon flooding history (Varthur/Bellandur belt); long North-life commute

VERIFY ON SITE

▢ FIRST: confirm with builder which location is being marketed as Riviera Uno

▢ Walk Glade plot boundary checking for 220kV/400kV transmission corridor

▢ Talk to nearby villa-community residents (Embassy Boulevard, Prestige Golfshire)

🏛 Brigade Eternia — Brigade, Yelahanka NT Possession Mar 2030

14 acres · 1,124 units · 80/acre · 35k clubhouse · Chrysalis school adjacent · 4BHK+4T ₹4.91 Cr base / ~₹5.18 Cr all-in · RERA: PRM/KA/RERA/1251/309/PR/070325/007559

✓ Positives

✓Brigade Group — tier-1 Bangalore builder with strongest delivery track record.

✓Chrysalis school adjacent — best school proximity in the apartment shortlist (score 5/5).

✓35k sqft clubhouse — large by apartment standards.

✓Flexi payment plan — 10/10/15/15/15/15/10/5/5% across 9 milestones, smoothes cash flow over 3+ years.

⚠ Concerns

⚠Correction from v1: RERA completion date is March 2030, not mid-2028. Sales channel pitched faster handover.

⚠Carpet eff 64–67% — middle-of-pack. ₹/sft carpet ₹23,033+ is the highest of any apartment.

⚠NGT lake clearance — get written confirmation or RERA filing proof (75m construction setback).

⚠STP unit map (west side) — avoid lower west-facing floors.

💰 Cost Sheets (17 May 2026 quotation)

ConfigSBACarpetAgreement

3BHK+4T2,2471,496 (67%)₹3,44,57,745

4BHK+4T2,9261,883 (64%)₹4,48,61,432

+ GST 5% → 4BHK total payment-plan ₹4,71,04,616. All-in (~+6% stamp+reg) ~₹5.18 Cr.

📋 Open Items

●NGT lake clearance — written confirmation or RERA proof
○STP unit map (west side) — avoid lower west floors
○Total acreage + units/acre confirmation
○Visit a completed Brigade Bangalore project

🗺 Map & Area Intel

📍 Yelahanka New Town, walking distance to Galleria Mall.

MAP POSITIVES

+ Most urbanised of the 13 - Galleria, schools, hospitals walkable

+ Yelahanka railway + metro within 2-3 km

+ 14 acres · 1,124 units · 80/acre confirmed (Granola); 80% open space per developer

+ Mature civic infra vs greenfield Bagalur/Doddajala projects

MAP CONCERNS

- Yelahanka documented flood-prone: Kodigehalli, Dasarahalli, Ramanashree Layout, Ambedkar Nagar all reported in 2024-26 monsoon

- NGT 75 m lake setback you've already noted is REAL - Allalasandra kere buffer disputes active

- Genuine resident reviews skew 1-2 star; 'Brigade sales managers giving 5-star without writing' publicly noted

- Yelahanka AFS overflights episodic but loud during Aero India exercises

VERIFY ON SITE

▢ Post-monsoon site visit - check road kerb watermarks around Eternia perimeter

▢ Confirm distance to nearest lake edge AND whether NOC/buffer issue is fully closed

▢ Talk to non-Brigade Yelahanka residents about flooding history of THIS specific block

🏗 Northern Lights — Puravankara + KVN, KIADB Aerospace Deprioritised

8 wings · G+30 · 55–60% carpet eff (worst in list) · 3 cost sheets in hand · RERA: PRM/KA/RERA/1251/309/PR/120326/008524

Northern Lights · tower cluster with retail podium

✓ Positives

✓Lowest SBA price in shortlist: ₹11,400–11,900/sqft saleable.

✓NSE-listed builder (Puravankara) — financial stability.

✓Construction-linked payment plan (CLP) — lower payment risk.

✓RERA registered. Duplex W2-2701 (floor 27) is a trophy unit option at ₹4.78 Cr base.

⚠ Concerns

⚠Worst carpet efficiency: 55.7–60.3% — paying heavily for common areas.

⚠₹/sft carpet ₹18,919–21,378 — NOT the cheapest despite low SBA rate.

⚠W7-0304 only 1 car park (EV) — inadequate for 2-car family.

⚠Friend group consensus: "more red flags vs Zen & Sato, price high for area" → group deprioritised.

💰 3 Cost Sheets (9 May 2026)

UnitSBARERAEffAll-in

W8-12121,7911,07860.2%~₹2.25 Cr

W7-03041,9621,18460.3%~₹2.37 Cr

W2-2701 Dpx4,0172,23655.7%~₹5.05 Cr

📋 Open Items

○Total acreage + unit count for density calc
○Re-evaluate only if budget allows Duplex W2-2701 trophy play

🗺 Map & Area Intel

📍 Inside KIADB Aerospace SEZ, ~24.59 acres, near Doddajala metro station.

MAP POSITIVES

+ Doddajala metro (Ph 2B) literally adjacent - direct airport + Hebbal connectivity from 2027

+ Phase-1 RERA registered; 80% open space planned

+ Pricing 30-40% below comparable East Bangalore (per onecityproperty.com)

+ Plot orientation: prevailing wind doesn't blow KIA jet exhaust over it

MAP CONCERNS

- KIADB SEZ industrial-neighbour risk: aircraft-component manufacturing (HVAC hum, truck logistics)

- Multi-phase ~3,000-unit township - high density, school/clubhouse strain

- KIADB internal road quality variable; outer perimeter has unpaved kaccha sections

- Doddajala ~5 km from runway - noticeable jet noise on lower floors during wind-reversal (~10-15% of year)

VERIFY ON SITE

▢ Which towers face the SEZ industrial side vs which face open farmland

▢ Time aircraft overflights from the plot at sunset (peak BIAL hour)

▢ Walk metro-to-plot route - is it pedestrianised or open carriageway?

🌙 Blue Moon — Century Real Estate, Jakkur Pre-launch Floor plans ✓ 20-Jun

6 acres · 334 units · 55.7/acre (best density) · 75% open · ~40k Grandiose Clubhouse · 1 lakh+ sqft outdoor amenities · 5 towers (Altair · Bellatrix · Capella · Deneb · Electra) · 3/4 BR + 5/6 BR penthouses · Landscape: BDP London · RERA: PRM/KA/RERA/1251/309/PR/160526/008662

🗺 Conceptual Masterplan (Century, 20-Jun-2026)

5 Towers (triangular site, N-S long axis):

🟦 Tower 1 — Altair (north end, 13 levels, 5 units/floor)

🟦 Tower 2 — Bellatrix (mid-north, 14 levels, 5 units/floor)

🟦 Tower 3 — Capella (south-west, ground-level corner near clubhouse)

🟦 Tower 4 — Deneb (south middle)

🟦 Tower 5 — Electra (south-east, faces tennis/pickleball)

13 Amenities (per legend):

1. Gateway

2. The Arena

3. Reflection Pods

4. Open-Air Theatre

5. Basketball Court

6. Pickleball Courts

7. Tennis Court

8. Children's Play Area

9. Outdoor Gym

10. Grandiose Clubhouse (~40k sqft)

11. Community Garden

12. Pets' Park

13. Fountain Square

Note: "Landscape under development by BDP, London. Tentative master layout not to scale." — Century disclaimer.

✓ Positives

✓Lowest density (55.7/acre) — best spaciousness metric in entire shortlist.

✓Highest open space (75%) and biggest clubhouse (~40k sqft "Grandiose") plus ~1 lakh+ sqft outdoor amenities.

✓BDP London landscape (same firm as Singapore luxury projects).

✓5 residences per floor in Altair/Bellatrix — not a tower block, exclusive feel.

✓Inside Century Immencity — walkable 5-star hotel, premium retail within 2 min.

✓Jakkur — #1 preferred micro-market. Vidyashilp, Jain International nearby.

✓13 amenities including Pickleball + Tennis + Basketball + Open-Air Theatre + Pets' Park — most diverse spec in shortlist.

⚠ Concerns

🚨RAIL TRACK ~60-100m WEST of plot (corrected 20-Jun, satellite-verified at 13.087203, 77.600142). Earlier ~850m estimate was wrong by ~10×. Acoustic glazing essential, not optional. ~24 trains/day, including overnight freight.

⚠Altair 904 = double noise hit: WEST face = rail track noise. NH-44 also on east side. No quiet orientation on this unit.

⚠Altair 904 all-in ₹4.93 Cr (incl GST) — at ₹5 Cr ceiling. Add ₹22-27L stamp+reg = true all-in ~₹5.15-5.20 Cr — over ceiling. Plus acoustic glazing budget of ₹1.5-2.5L on top.

⚠"No common walls*" — asterisk in fine print. Verify in RERA agreement.

⚠Immencity commercial shares boundary — footfall, parking, noise.

⚠Century handover track record not verified. No site visit done yet.

🎯 Sweet Spot (revised 20-Jun post rail-distance correction)

🥇Tower 4 (Deneb) NORTH floors 7–12 — furthest from rail track, no harsh sun, Arena view. Best noise profile of all 5 towers.

🥈Tower 5 (Electra) NORTH/EAST floors 7–12 — also far from rail. Pickleball/Tennis view.

✗AVOID Tower 1 (Altair) entirely — closest to rail track (~60-100m), gets full freight pass noise. Altair 904 specifically is WEST-facing = rail noise + late-afternoon sun.

✗AVOID Tower 2 (Bellatrix) west face — same rail-noise problem as Altair. East face of Bellatrix (Bellatrix 1002 sample) is better but still has NH-44 hum.

✗Tower 3 (Capella) — clubhouse boundary footfall; Tower 5 east stack corner exposure; any SOUTH face hot.

📋 Open Items

✓Cost sheet received for Altair 904 — base ₹17,050/sft · all-in ₹4.93 Cr · 20-Jun-2026
✓Unit floor plans received (Altair 904 + Bellatrix 1002) — 20-Jun-2026
●SITE VERIFY AT 22:00: stand on west-facing balcony, wait for 2 train passes — would you sleep through this?
●Pivot away from Altair (T1) / west-facing Bellatrix (T2) — closest to rail. Ask Century for east-facing Deneb (T4) or Electra (T5) options.
●Get acoustic glazing spec from Century (default is single-glaze in most builders) — budget ₹1.5-2.5L extra
●Possession date + penalty clause (not on cost sheet)
○Century track record — last 3 projects, OC date gaps
○Immencity master plan — commercial vs residential boundary
○Schedule site visit
○Verify "no common walls" in RERA agreement
○Get floor plans for Capella / Deneb / Electra towers
○Get cost sheets across configs (3BR-S, 4BR, 5/6BR penthouse)
○Confirm if all 5 towers same height (13-14 levels) or penthouse-only top floors

📐 Sample Unit Floor Plans (received 20-Jun-2026)

🟦 ALTAIR 904 (A-04, Series 4)

Levels G-13 · Config 3B3T + Staff Room · 9th-floor unit · S-E corner per key plan

Saleable: 2,570 sft

Carpet + Balcony: 1,773.26 sft

Carpet only (est): ~1,609 sft (subtracting ~164 sft balconies)

Carpet eff (est): ~62.6% pure / 69% w/ balconies

ROOM SCHEDULE (verbatim)

• Foyer: 5'0" × 9'3"

• Living: 13'8" × 12'0"

• Dining: 11'0" × 15'4"

• Kitchen: 11'0" × 12'0"

• Utility: 5'5" × 11'0"

• Utility Toilet: 4'1" × 5'0"

• Maid Room: 9'0" × 5'11"

• Master Bedroom: 14'3" × 12'0"

• Master Dress: 6'11" × 5'0"

• Master Toilet: 9'0" × 6'11"

• Bedroom 1: 13'0" × 12'0"

• BR1 Toilet: 8'10" × 5'0"

• Bedroom 2: 12'8" × 12'0"

• BR2 Toilet: 8'2" × 5'5"

• Aisle: 8'3" × 6'3"

• Living Balcony: 7'7" × 12'6" (~95 sft)

• Master Balcony: 7'2" × 9'8" (~69 sft)

🟦 BELLATRIX 1002 (B-02, Series 2)

Levels 1-14 · Config 3B3T + Staff Room · 10th-floor unit · N-E corner per key plan

Saleable: 2,550 sft (20 sft smaller than Altair)

Carpet + Balcony: 1,760.88 sft

Carpet only (est): ~1,597 sft

Carpet eff (est): ~62.6% pure / 69% w/ balconies

ROOM SCHEDULE (verbatim)

• Foyer: 5'9" × 9'3"

• Living: 13'8" × 12'0"

• Dining: 11'0" × 15'4"

• Kitchen: 11'0" × 12'0"

• Utility: 6'5" × 11'9" 🏆 (larger than Altair)

• Utility Toilet: 5'1" × 5'9"

• Maid Room: 9'0" × 5'11"

• Master Bedroom: 14'3" × 12'0"

• Master Dress: 6'11" × 5'0"

• Master Toilet: 9'0" × 6'1"

• Bedroom 1: 13'0" × 12'0"

• BR1 Toilet: 8'10" × 5'9"

• Bedroom 2: 12'8" × 12'0"

• BR2 Toilet: 8'3" × 5'9"

• Aisle: 8'3" × 6'3"

• Living Balcony: 7'7" × 12'6" (~95 sft)

• Master Balcony: 7'2" × 9'8" (~69 sft)

📏 Side-by-side read: Altair 904 and Bellatrix 1002 are essentially MIRROR floor plans — identical room sizes for Living/Dining/Kitchen/Master/BR1/BR2/Balconies. Bellatrix has slightly larger Utility (6'5"×11'9" vs 5'5"×11'0") and Foyer (5'9" vs 5'0"). Net SBA delta: just 20 sft. Treat them as interchangeable for room-layout decisions; orientation and view dominate the choice.

⚠ Schema note: Both plans show "3B3T + Staff Room" — 3 bedrooms, 3 toilets, 1 maid room w/ toilet, 1 utility toilet = 4 toilets total. No 4th bedroom. Master has Dress (no proper WIC) which is small (~35 sft). Living + Dining are technically separate rooms but visually open onto each other (effectively 333 sft combined L&D area).

🚧 Still pending: Capella · Deneb · Electra floor plans · 4BR plans · 5BR + 6BR penthouse plans · pricing for non-Altair configs. Century sales (Sahil Jain · +91 98451 33139) has more to circulate.

💰 COST SHEET — Altair Unit 904 (received 20-Jun-2026 via Sahil Jain, Century)

UNIT DETAILS

Unit Name: 904

Unit Type: 3B3T + M (3 BR · 3 Toilet · Maid)

Tower: Altair

Wing: 9 · Floor: 9

Facing: WEST ⚠

Series: 4

Saleable Area: 2,570 sft

Terrace Area: 238 sft

A — BASIC SALE VALUE

Base rate: ₹17,050/sft

Base × Area: ₹17,050 × 2,570 = ₹4,38,18,500

Car Park Charges (×2): ₹10,00,000

Basic Sale Value: ₹4,48,18,500

B — OTHER CHARGES

BESCOM Deposits: ₹125/sft × 2,570 = ₹3,21,250

BWSSB Deposits: ₹125/sft × 2,570 = ₹3,21,250

Clubhouse Membership: ₹7,50,000

Legal & Incidental: ₹1,00,000

Site Infra: ₹250/sft × 2,570 = ₹6,42,500

Total Other Charges: ₹21,35,000

C/D/E — GROSS & GST

C = A + B = ₹4,69,53,500 (excl GST)

D — GST on Basic (5%): ₹22,40,925

E — GST on Other (5%): ₹1,06,750

F = C + D + E (Agreement Value incl GST):

₹4,93,01,175

= ₹4.93 Cr all-in (incl GST, ex stamp+reg)

+ ~₹22-27L stamp & reg → true all-in ~₹5.15-5.20 Cr (OOB)

PER-SFT METRICS

₹/sft Base: ₹17,050

₹/sft Basic + Park (A): ₹17,440

₹/sft Agreement (F): ₹19,184

₹/sft Carpet (1,609): ₹30,640

vs Z&S T1 ₹13,432/sft · BE 3BHK ₹16,849/sft · INS E ₹13,939/sft · L&T Millennia S ₹19,781/sft

PAYMENT MILESTONES

5% Booking + 5% Allotment (20d PDC) + 5% (45d)

10% on Excavation · 5% on Foundation

5% × 7 slabs (2B-R, 1B-R, 2F, 4F, 6F, 8F, 10F)

5% × 12F + 5% × 14F + 10% on Terrace

5% Internal Walls · 5% Flooring · 5% on Possession

Construction-linked, no full-cash upfront ✓

🚨 Decision flags for Altair 904 specifically (UPDATED 20-Jun post rail correction):

• WEST face — DOUBLE noise hit: rail track ~60-100m west + NH-44 east. No quiet side. Plus harsh afternoon sun.

• True all-in ~₹5.45-5.50 Cr (after stamp+reg + mandatory acoustic glazing ₹1.5-2.5L) — well over the ₹5 Cr ceiling.

• Carpet eff just 62.6% (1,609 of 2,570) — worst in shortlist. Carpet ₹30,640/sft is heavy.

• 9th floor — middle stack, no penthouse premium, no podium proximity. Rail noise propagates equally well to this floor (noise is N/S-spread, not floor-dependent).

Recommendation: do NOT proceed with Altair 904. Ask Century for Tower 4 (Deneb) or Tower 5 (Electra) north/east-facing units, floors 7-12 (sweet spot). These are furthest from the rail track. Use ₹17,050/sft as your anchor rate for negotiation, but expect Century to push back claiming "all units priced same".

🚂 Rail Noise Analysis — HIGH concern (4/5) ⚠ CORRECTED 20-Jun-2026

⚠ Earlier analysis was wrong. Original estimate ~850m; pentagon-on-satellite measurement (13.087203, 77.600142) shows track sits ~60-100m WEST of plot boundary. Order-of-magnitude error. This panel re-derived from corrected geometry.

Verdict: Material noise risk for west-facing units. NOT a "footnote concern" — this is the dominant acoustic threat at Blue Moon, ahead of NH-44.

• Track distance: ~60-100 m WEST (verified Google Maps satellite, 20-Jun)

• Line: SW Railway Yesvantpur ↔ Yelahanka section

• Traffic: ~24 trains/day (passenger + freight, several overnight)

• Source dB (freight at 30 m): ~95 dB

• At plot face (~80 m): ~87 dB (inverse-square only, no buffer foliage)

• Inside single-glaze (shut): ~62 dB — well above WHO night threshold (45 dB)

• Inside double-glaze (shut): ~52 dB — at/above threshold for sleep disturbance

• Inside triple-glaze (acoustic, shut): ~46 dB — borderline acceptable

• Horn / brake blasts: 100-110 dB at source → 70-90 dB inside even double-glazed

Direction-of-noise correction: Earlier dashboard said "east stack noise on east face" (assumed rail east). Reality: rail is WEST of plot. So WEST-facing units have the rail problem; EAST-facing units have NH-44 noise (Jakkur Main Rd / Bellary Rd, on the east side per the satellite). There is no quiet face — both sides have a significant noise source.

Acoustic glazing budget — essential, not optional:

• Double-glazing per unit (basic): ~₹50-80k — insufficient at 80m to rail

• Acoustic double-glazing w/ laminated PVB interlayer: ~₹1.5-2.0L/unit

• Triple-glazing (track-side rooms only): ~₹2.0-2.5L/unit

• Plus wall acoustic treatment for master + child rooms: ₹50k-1L

Mandatory site verification:

▢ Stand on a west-facing balcony of any existing flat (e.g. Vidyanivas PUC neighbour, or comparable height) at 22:00-23:00 on a weekday. Wait for at least 2 train passes. Subjective: would you sleep through this?

▢ Check IRCTC for nightly freight schedule on Yesvantpur-Yelahanka route. Heavy freight nights are worse.

▢ Ask Century for the proposed glazing spec (most builders supply single-glaze unless specified)

🗺 Map & Area Intel

📍 Inside Century Immencity, south-west of Jakkur Aerodrome, off Jakkur Plantation Road.

MAP POSITIVES

+ Inside Immencity township - internal road buffer from the public arterial

+ Jakkur Lake within ~1 km (walking amenity)

+ Jakkur Cross metro (Blue Line Ph 2B) ~1.5 km, opens mid-2027

+ Schools (Canadian International, Vidyashilp) within 5 km

MAP CONCERNS

- SW Railway (Yesvantpur-Yelahanka line) ~60-100m WEST (corrected 20-Jun from satellite at 13.087203, 77.600142) — earlier estimate was direction-inverted and 10× too far. Major noise concern for west-facing flats.

- BBMP actively widening Jakkur Road from rail track to KPSC Layout - construction noise/dust 2026-27

- Jakkur Lake catchment: SWD between Yelahanka-Jakkur lakes being widened to 10 m due to flood history

- 220kV BESCOM corridor Yelahanka -> Hebbal - verify which Immencity blocks back onto it

VERIFY ON SITE

▢ Walk the eastern boundary and time goods trains

▢ Check whether any pylons are visible from balconies of east-facing units

▢ Drainage outflow of the Immencity master plan (where does basement water go)

🏙 Sora & Saki — Assetz, KIADB H&IT

11.3 acres · 990 units · 87.8/acre (high density) · 74% open · 68% carpet eff · 4BHK ₹2.77 Cr · best confirmed price/efficiency ratio in apartment set

✓ Positives

✓Best ₹/sqft carpet (₹18,792) in the apartment set after Northern Lights — but with much better carpet eff (68% vs 55–60%).

✓4BHK at ₹2.77 Cr — outstanding value for the configuration.

✓Same builder as Zen & Sato (Assetz) — 41+ projects, 21,000+ units.

✓74% open space — strong despite high density.

⚠ Concerns

⚠87.8 units/acre — high density. Check open space distribution by tower.

⚠1 covered parking only.

⚠Unit E: carpet area still missing from data.

💰 Quoted Unit

Unit S&S D · Ph-3 East · Floor 124BHK

SBA / RERA Carpet2,168 / 1,474 (68%)

Base price₹2.77 Cr

₹/sft carpet₹18,792

🗺 Map & Area Intel

📍 Inside KIADB Aerospace Park SEZ, next to Shell office, ~15 min north of airport via Bagalur Road.

MAP POSITIVES

+ Walk-to-work for Boeing BIETC, Collins, Safran, HAL employees

+ Doddajala metro station (Ph 2B) ~2-3 km

+ 11.28-acre internal layout, 74% open space

+ Farmland buffer still visible north and east

MAP CONCERNS

- KIADB SEZ = INDUSTRIAL zoning. Adjacent plots are aircraft-component manufacturing - HVAC hum, occasional flare/exhaust, truck movement

- BIAL approach path: ~7-8 km from runway, under climb-out during easterly winds

- Pre-launch (poss Oct 2028) - Bagalur has lower-elevation pockets that hold water; KIADB drainage still maturing

- KIADB has 220kV feeders crossing the SEZ

VERIFY ON SITE

▢ Stand at the plot during peak BIAL hour - observe overflight frequency and altitude

▢ Walk 500 m perimeter looking for industrial neighbours' boundary walls and stack heights

▢ Check master plan for which Sora/Saki towers face the SEZ industrial side

🌅 Lodha Sadahalli — Lodha Group, Sadahalli Visited 13 Jun · price jumped

~70 acres · ~4,000 units · ~57/acre · 3BHK ₹4.3–4.5 Cr (jumped from ₹3.1 Cr pre-EOI) · road bisects project · OHT line ⚠

✓ Positives

✓Lodha Group — tier-1 builder, premium brand.

✓70 acres scale — community size on par with Sattva City.

✓Density ~57/acre — comparable to Blue Moon.

⚠ Concerns

⚠Price jumped ₹1+ Cr from pre-EOI ₹3.1 Cr to ₹4.3–4.5 Cr at launch. Sales tactic concern.

⚠Government road bisects project — real access issue, not just visual.

⚠OHT line nearby — which wings/blocks affected?

⚠Group tepid post-visit. RERA was EOI-only in May.

📋 Open Items

●Verify OHT: which wings/blocks affected?
●Lake access: which blocks actually walk to lake?
○Get RERA number (was EOI-only in May)

🗺 Map & Area Intel

📍 Sadahalli village, Devanahalli taluk, off NH-44, ~10 min from KIA.

MAP POSITIVES

+ 70-acre footprint with 18-acre natural lake (central design element)

+ NH-44 (Bellary Road) frontage - direct airport access

+ Devanahalli metro extension within 10 km radius (funded)

+ Low-density premium positioning (3 BHK starting INR 3.1 Cr)

MAP CONCERNS

- Government road bisects project - public ROW, can't be gated (confirmed by site layout review)

- Sadahalli directly NORTH of KIA runway 09/27, ~6-8 km - upper-floor units will notice overflight

- 400kV PGCIL line Hoskote-Yelahanka passes through Devanahalli taluk - satellite check needed for THIS plot

- Pre-launch low forum footprint; most online 'reviews' are SEO-promotional - treat INR 3.1 Cr starting price as builder-quoted, not market-validated

- NH-44 truck/airport-cab noise on west-facing units

VERIFY ON SITE

▢ Walk the government road bisecting the plot - kaccha village lane or formal Panchayat road?

▢ Stand at lake edge during peak overflight to gauge jet noise

▢ Pull KEB/PGCIL line map and overlay on plot boundary

👁 Embassy Sky Terraces — Embassy Group, Hebbal Watch · out of zone

10 acres · 600+ units · G+23 · 4 towers · 75% open · 50+ amenities · 3 price tiers · Hebbal Lake adjacent · pre-launch

Tower cluster at dusk · 4 towers · G+23

"Live Life Uninterrupted" · cover image

✓ Positives

✓Embassy Group — tier-1 Bangalore builder with strong delivery track record.

✓Adjacent Hebbal Lake — rare lakeside frontage. Views from upper floors permanent.

✓75% open + G+23 + 7 units/floor · density managed despite 600 units.

✓NH44/Bellary/ORR junction — excellent connectivity.

✓Hebbal contributed 22% of ₹10 Cr+ luxury sales FY25; +17% YoY 2024-25.

⚠ Why it's a Watch, not Shortlist

⚠Hebbal geography — DPS/Vidyashilp/Jain/CIS all 20–30+ min away. Nyra's school commute painful.

⚠4BHK ₹7.2 Cr — ₹2.2 Cr above ceiling.

⚠3BHK only in budget — gives up a bedroom vs shortlisted 4BHKs.

⚠Pricing from internal doc — may shift at official launch.

💰 3 Price Tiers (indicative pre-launch)

ConfigSBAPrice

3BHK (S)2,050–2,100₹4.3 Cr+

3BHK (L)2,450–2,500₹5.0 Cr+

4BHK2,950–3,000₹7.2 Cr+

Phase 1 = 400 units. Blueline metro extension mid-2026, Phase-3 Red Line coming.

📋 Open Items

○Drive time to Vidyashilp/DPS from Hebbal site
○Official launch pricing (vs internal doc)
○Carpet area + efficiency % (not in internal doc)
○Lake-facing unit inventory: which towers/floors?

🗺 Map & Area Intel

📍 10.5-acre plot on NH-44 at Hebbal junction, close to Embassy Lake Terraces.

MAP POSITIVES

+ Hebbal Lake adjacency = positive amenity + western/lake views

+ Most central of the 13 - Manyata Tech Park, CBD all close

+ Embassy Lake Terraces (15-year sister community) = proven base

+ Two access points (30 m arterial north + 12 m service south) - reduces single-point traffic

+ 600-620 units across G+23 - moderate density for the location

MAP CONCERNS

- Hebbal junction = THE most congested airport-bound chokepoint

- NGT 75 m buffer disputed; KTCDA amendments seek to reduce to 0-30 m - politically volatile

- Lake catchment overflows during heavy rain; SANDRP 2026 report flags buffer reductions raising flood risk - ground floor / basement = monsoon risk

- NH-44 noise on east/north-facing units (6+ lane arterial)

- Karle Town Centre directly north - construction-phase dust + future traffic

VERIFY ON SITE

▢ Stand at lake-side balcony of a higher unit - check whether plot ground level is above max lake-flood line

▢ Time the Hebbal flyover -> Manyata Tech Park drive at 7 pm Friday

▢ Confirm NGT buffer status with KLCDA / KTCDA notification, not just Embassy brochure

👁 L&T Elara Celestia — L&T Realty, Hebbal (Raintree Blvd) Watch · out of zone NEW

3 towers · 1/2/3/4/5 BHK · ₹3.32–6+ Cr · GKVK Forest adj. · next to Mall of Asia · 35k sqft rooftop clubhouse · RERA stamped Mar 2025

✓ Positives

✓L&T Realty — tier-1 builder, EPC parent, strong delivery pedigree. Raintree Boulevard sister community already inhabited on same campus.

✓1,300-acre GKVK Forest immediately west — permanent unbuildable green view (UAS Bengaluru research campus). Rare for Bangalore.

✓Sharp ₹/sft: 3BHK Millennia ₹1.98k, 4BHK Grandio ₹1.92k — undercuts Embassy and Brigade Insignia for comparable spec.

✓Wide range of configs (1/2/3/4/5 BHK Elita/Majesta/Millennia/Grandio/Royale/Signature) — easier to find a unit that lands within budget.

✓Spec: premium marble flooring, central AC, smart home, floor-to-ceiling French windows, 35,000 sqft rooftop clubhouse with GKVK views.

✓RERA registered (PRM/KA/RERA/1251/472/PR/100325/007564, Mar 2025) — paperwork clean.

⚠ Why it's a Watch, not Shortlist

⚠Hebbal/Byatarayanapura geography — same Jakkur/Yelahanka school-belt problem as Embassy. DPS, Vidyashilp, Jain, CIS 20–30+ min away.

⚠Bellary Road (NH-44) frontage = Hebbal junction chokepoint. East/north-facing units need acoustic glazing.

⚠4BHK Royale (3,155 sft) likely lands ~₹6+ Cr — over ceiling. 4BHK Grandio (₹5.30 Cr+) marginally over.

⚠Carpet eff ~66–67% — typical Bangalore, not premium. 4BHK Royale: 2,104 / 3,155 = 66.7%.

📐 Full Unit Mix (all 3 towers · RERA-stamped T1/T2/T3 booklets, exhaustively read)

VariantSBA (sft)CarpetEff

3 BHK MAJESTA (smallest 3BHK)

Majesta (XS) 1 · T1/T2/T31,5251,01766.7%

Majesta (XS) 2 · T21,5031,00266.6%

Majesta (XS) 3 · T2 Wing A/C1,5781,05266.7%

Majesta (S) 2 · T31,9941,32966.6%

3 BHK MILLENNIA

Millennia (S) 1A · T1/T2/T32,0981,39966.7%

Millennia (S) 1B · T32,0941,39666.7%

Millennia (S) 1C · T2 Wing A/C2,1261,41766.7%

Millennia (S) 1D · T1/T32,1221,41566.7%

Millennia (L) 1A · T3-P82,0221,46872.6% 🏆

Millennia (L) 1A · T1/T3-P102,2021,46866.7%

Millennia (L) 1B · T32,1981,46566.7%

Millennia (L) 2A · T1/T2/T32,1211,41466.7%

Millennia (L) 2B · T2 A/C2,1831,45666.7%

Millennia (L) 2C · T1/T32,1211,45668.6%

4 BHK GRANDIO

Grandio (S) 1 · T1/T2/T32,8491,90066.7%

Grandio (S) 2 · T1/T32,7571,83866.7%

4 BHK ROYALE

Royale (L) 1A · T1/T2/T33,1622,10866.7%

Royale (L) 1B · T1 only3,1492,11067.0%

Royale (L) 1C · T33,1552,10466.7%

"ELITA" SPECIAL FLOORS (ground / 1st)

1 BHK Elita · T1/T396864566.6%

2 BHK Elita S1 · T21,37391666.7%

2 BHK Elita S2 · T11,12469561.8%

2 BHK Elita L1 · T1/T31,6891,12566.6%

2 BHK Elita L2 · T2 Wing A1,6221,21574.9% 🏆

2 BHK Elita L3 · T2 Wing C1,6891,23473.1% 🏆

3 BHK Elita · T1/T32,1221,54873.0% 🏆

SIGNATURE DUPLEXES (12-13F · top floors)

4 BHK Signature S1 DU · T3~3,7002,49067.3%

5 BHK Signature L1A DU · T3~5,5403,72767.3%

5 BHK Signature L1C DU · T3~5,4903,69667.3%

5 BHK Signature S1 DU · T3~4,8903,28767.3%

32 unique unit variants across T1/T2/T3. Pricing only confirmed for Majesta XS1 (₹3.32 Cr), Millennia S1A (₹4.15 Cr), Grandio S2 (₹5.30 Cr+) per Sharanya/L&T sales 20-Jun-2026. All others extrapolated. RERA: PRM/KA/RERA/1251/472/PR/100325/007564. SBA-to-carpet ratios computed from RERA booklet.

📋 Open Items

○Drive time to Vidyashilp/DPS from Raintree Blvd at 7:30am
○Get cost sheet (4BHK Grandio S, 2,757 sft) — confirm all-in incl. amenities + parking + stamp+reg
○Possession date (RERA completion target) — not yet captured from sales
○Density — total acres, total units across T1/T2/T3 (compute units/acre vs Embassy 60/acre)
○Site visit: confirm GKVK Forest is genuinely permanent (UAS land use change risk?)
○Acoustic test: stand on Bellary Rd-facing balcony at 7pm Friday
○4BHK Royale (L) final price — extrapolation only, get from L&T sales

🗺 Map & Area Intel

📍 Raintree Boulevard, L&T Campus, Bellary Road, Hebbal, Byatarayanapura, next to GKVK, Bengaluru 560092.

MAP POSITIVES

+ 1,300-acre GKVK Forest immediately west — permanent unbuildable green (UAS research campus, central govt land)

+ Mall of Asia adjacent — retail/F&B walkable

+ Raintree Boulevard (L&T's own sister community) = mature ecosystem, services, schools (Stonehill ~9 km)

+ Manipal Hebbal ~5 km · Manyata Tech Park ~10 km · airport via NH-44

MAP CONCERNS

- Bellary Rd / NH-44 frontage = noise + Hebbal junction congestion (same as Embassy)

- Jakkur/Yelahanka school belt is 20–30 min north — Nyra's commute pain

- Byatarayanapura municipal area — verify BWSSB Cauvery vs borewell, BBMP vs gram panchayat khata

VERIFY ON SITE

▢ Visit Raintree Boulevard (sister project) for build quality + amenity maintenance benchmark

▢ Walk the GKVK boundary — confirm view direction from each tower

▢ Time the Bellary Rd → Vidyashilp drive at 7:30am Monday

🔊 Noise Concern Ranking research agent · 15 projects

Quietest to loudest. Source: dB modelling from road/rail/metro/flight/industrial baselines + inverse-square attenuation. WHO night threshold = 40 dB inside flat.

#	Project	Score	Primary noise source	Mitigation
1	Surya Valencia	1/5 🏆	Rural · minor Doddaballapur Rd	Negligible
2	Riviera Glade	2/5	MVIT Rd local + distant NH-44	Negligible
3	Riviera Uno	2/5	Soukya Rd local arterial (East BLR)	Negligible
4	Brigade Eternia	2/5	Yelahanka NT interior · no highway	Low
5	Blue Moon ⚠	4/5 ⚠ corrected	SWR Yesvantpur-Yelahanka ~60-100m WEST + NH-44 east. Both sides loud.	Very high · triple-glaze track-side, acoustic glazing essential ~₹1.5-2.5L/unit
6	Zen & Sato	3/5	Bagalur Rd + AFS · Aero India fortnight	Medium
7	Sora & Saki	3/5	KIADB factory HVAC + BIAL approach	Medium
8	Northern Lights	3/5	Aerospace SEZ industrial + flights	Medium
9	Adarsh Palm Acres	3/5	Hennur-Bagaluru Rd · 25k veh/day	Medium
10	Nikoo Homes (interior)	3/5	Thanisandra + ORR · perimeter 4/5	Medium · interior phases
11	Lodha Sadahalli	4/5	NH-44 + BIAL + cargo overnight	High · double-glaze
12	Sattva City	4/5	NH-44 adj + toll plaza horns	High
13	Embassy Sky Terraces (interior)	4/5	Hebbal junction · perimeter 5/5	High · interior towers
14	L&T Elara Celestia 🆕	4/5	Bellary Rd / NH-44 + Hebbal junction · GKVK side may be quieter	High · prefer GKVK-facing units
15	Brigade Insignia	5/5 ⚠	NH-44 elevated + future metro viaduct on west boundary	Very high · reject west units

⚠ Critical: Brigade Insignia inside flat = 43-47 dB at night even with windows shut — above WHO sleep threshold. West-facing units must be rejected.

✓ Quietest: Surya Valencia, Riviera Glade, Brigade Eternia · inside-flat night dB <28 — genuinely quiet.

Decision Matrix Weighted Scoring

Adjust Weights

Scores recalculate live. Values auto-normalise to 100%.

Price 25%

Carpet Efficiency 20%

Density / Space 20%

Dist. from Jakkur 15%

Builder Quality 10%

Risk 10%

Raw sum: 100 · scores auto-normalise to 100%

Weighted Scoring (1–5 per criterion)

Weights: Price 25% · Carpet Eff 20% · Density/Space 20% · Distance from Jakkur 15% · Builder 10% · Risk 10%.

Project	Price 25%	Carpet 20%	Density 20%	Dist. from Jakkur 15%	Builder 10%	Risk 10%	Total

🚦 Open Items by Project

⭐ Zen & Sato (Assetz)

●

Itemised cost sheet — RM unresponsive since 17 May

Escalate to senior RM or office directly

●

Tower A4 availability + specific floor pricing

●

STP unit map — confirm safe floors

●

Clarify vastu concern from family

🌙 Blue Moon (Century)

●

SITE VERIFY RAIL NOISE AT 22:00 — track is ~60-100m WEST (corrected 20-Jun from earlier 850m estimate)

Stand on a west-facing balcony, wait for 2 trains. If unsleepable, Blue Moon is out.

●

Pivot away from Altair (T1) + west-Bellatrix (T2) — both are at the rail boundary. Ask Century for Deneb (T4) or Electra (T5) north/east-facing options.

●

Verify possession date + penalty clause (not on cost sheet)

●

Get cost sheets across configs (3BR-S, 4BR, 5/6BR penthouse)

●

Get floor plans for Capella / Deneb / Electra towers

●

Century handover track record (last 3 projects)

●

Immencity master plan — commercial vs residential boundary

●

Schedule site visit

🏛 Brigade Eternia

●

NGT lake clearance — written confirmation or RERA filing proof

Legal/environmental risk: 75m construction setback from lake

●

STP unit map (west side) — avoid lower west floors

●

Reset expectation: possession is March 2030, not mid-2028

🏘 Nikoo Homes

✓

Cost sheets received Aug 2025 for all 4 unit types

TH-3 ₹3.52 Cr is in budget; CV-A, CV-C, TH-4 are above

●

Budget decision: is ₹5.60 Cr all-in (CV-A) justifiable vs ₹3.5–4.5 Cr alternatives?

●

Verify OHT line exact distance from Block-09

●

RERA number for the specific phase

●

BBMP master plan: rail risk + CDP road widening

🏗 Sattva City

●

Hamlet land title check — independent legal opinion BEFORE payment

Hamlet conversions can carry historical encumbrances

●

Get RERA number for the specific phase

●

Cost sheet with carpet area — ₹/sqft carpet impossible without it

●

Confirm open space % from RERA plan (only ~45% per estimate)

🏡 Surya Valencia [VILLA]

✓

Cost sheet Jun 14 — ₹3.99 Cr total · ~₹4.23 Cr all-in · 72.5% RERA · Block 14 = Villa 103

●

Surya Builder delivery track record — last 3 projects actual vs promised

Builder not tier-1; independent verification needed

●

Confirm Unit #101 availability — corner villa, 560 sqft garden

●

Airport flight-path impact on which blocks/floors

🏡 Adarsh Palm Acres [VILLA]

◆

OOB — min ₹6.53 Cr. All variants exceed ceiling. Sep 2031 possession.

Do not engage unless budget ceiling raised above ₹6.5 Cr

●

Site visit — see completed Phase 1/2 finish quality

●

Verify west-facing solar impact on Phase 3 plots

●

Vidyashilp distance corrected: 11 km (not 4 km)

🏡 Riviera Glade + Uno [ROW VILLAS]

◆

Glade OOB — Rose ₹6.36 Cr → all-in ₹6.74 Cr · Olive ₹7.23 Cr → ₹7.66 Cr

Aspirational watch only

●

Wait for RERA filing before any site visit · zero legal protection currently

●

Uno launch Nov 2026 — track for launch pricing; row villa likely lower ₹/sqft than Glade

●

If budget expands: verify Goyal Bangalore entity execution track record

👁 Embassy Sky Terraces (Watch)

●

Drive time to Vidyashilp/DPS from Hebbal site

If commute is manageable, 3BHK (S) ₹4.3 Cr may be considered

●

Get official launch pricing (current data from internal doc)

🆕 Lodha Sadahalli

●

Verify OHT line: which wings/blocks affected?

●

Confirm lake access: which blocks actually walk to lake?

●

Get RERA number (was EOI-only in May)

🏗 Northern Lights + 🏙 Sora & Saki

●

NLT: Total acreage + unit count (density unknown)

●

S&S Unit E: carpet area still missing

📌 General

●

Start home loan pre-approval (helps in negotiation)

₹75L down, loan 60–80% of value

●

Formally decide budget ceiling before next builder meeting

Room Dimensions 39 unit variants · 10 projects

Projects with floor plans

10 / 15

Z&S · NLT · Surya · APA · Riv Glade · Embassy · Nikoo · Brigade Ins · L&T Elara · Blue Moon (NEW 20-Jun)

Unit variants captured

8 NLT · 5 Nikoo (CV-A/CV-C/TH-6A/TH-6B/J2) · 4 Riv Glade · 3 Z&S · 3 Embassy · 1 each Surya · APA

Floor plan missing

Sora&Saki · Brigade · Sattva · Blue Moon · Lodha · Riv Uno (unlabelled)

Quick Compare · Most likely target unit per project

Living / Master Bedroom / Kitchen / Living Balcony for the unit type Shantanu is most likely to actually buy.

Project	Target Unit	SBA	Living + Dining combined OR separate	L+D Total sqft	Master Bed (+ WIC)	Master+WIC sqft	Kitchen	BR2	BR3	Living Balcony
⭐ Zen & Sato	3BHK Type 2	2,203	L+D combined 13'0"×23'0"	299 sqft	12'0" × 14'0" + 5'0"×7'0"	203 sqft	9'0" × 13'0"	11'0" × 13'0"	11'0" × 12'0"	13'0" × 5'0"
⭐ Zen & Sato	4BHK	2,955	L+D combined 15'0"×26'0"	390 sqft	13'0" × 15'0" + 6'0"×7'0"	237 sqft	10'0" × 14'0"	12'0" × 14'0"	11'0" × 13'0"	15'0" × 5'0"
🏙 Northern Lights	W8-1212 (Grand 03)	1,791	L+D combined 12'0"×22'0"	264 sqft	11'4" × 13'0" + 7'9"×5'5"	189 sqft	8'0" × 13'5"	11'0" × 12'2"	10'0" × 11'0"	9'8" × 5'0"
🏙 Northern Lights	W7-0304 (Grand+Study)	1,962	L+D combined 12'0"×22'0"	264 sqft	12'0" × 12'0" + 8'0"×5'0"	184 sqft	8'0" × 14'9"	11'0" × 12'2"	10'2" × 11'0"	9'8" × 5'6"
👁 Embassy Sky T.	3BHK Regular	2,090	L+D combined 13'0"×22'0"	286 sqft	12'0" × 14'0" + 5'0"×7'0"	203 sqft	9'0" × 13'0"	11'0" × 13'0"	11'0" × 12'0"	12'0" × 5'0"
👁 Embassy Sky T.	3BHK Large	2,469	L+D combined 14'0"×24'0"	336 sqft	13'0" × 15'0" + 6'0"×7'0"	237 sqft	9'0" × 14'0"	12'0" × 13'0"	11'0" × 13'0"	14'0" × 5'0"
🏡 Surya Valencia	4BHK Villa GF+1+2	3,315	L 14'0"×16'0" + D 12'0"×14'0" (separate)	392 sqft	13'0" × 16'0" + 5'0"×7'0" (1F)	243 sqft	9'0" × 12'0" (GF)	12'0" × 13'0" (1F)	11'0" × 12'0" (1F)	10'0" × 5'0" (1F)
🏡 APA Phase 3	4.5BHK Villa G+2	3,457 BUA	L 13'4"×16'9" + D 15'10"×12'4" (separate)	418 sqft	(illegible)	— (illegible)	8'0" × 10'0" (GF)	18'2" × 12'0" (1F)	13'4" × 10'0" (1F)	(no dim)
🏡 Riviera Glade	ROSE (entry)	3,190	L 13'0"×14'0" + D 11'0"×12'0" (separate)	314 sqft	13'0" × 15'0" + 5'0"×6'0"	225 sqft	9'0" × 10'0"	11'0" × 12'0"	10'0" × 12'0"	8'0" × 5'0"
🏡 Riviera Glade	OLIVE (largest)	3,550	L 16'0"×14'0" + D 12'0"×14'0" (separate)	392 sqft	14'0" × 17'0" + 5'0"×7'0"	273 sqft	10'0" × 12'0"	12'0" × 14'0"	11'0" × 13'0"	10'0" × 5'0"
🆕 Nikoo Homes	J2 Apartment	2,586	L+D combined 17'9"×24'9" 🏆	439 sqft	13' × 16'7" + 9'×6'7"	275 sqft	14' × 8'3"	10'10" × 12'9"	12' × 12'	13'9" × 6' ★bay
🆕 Nikoo Homes	CV-A Row House (3+Study)	2,872	L 21'4"×13'3" + D 9'×12' (separate)	391 sqft	12'7" × 13' + 5'2"×9'2"	211 sqft	9'4" × 12'2"	12' × 15'	12' × 13' + Study	sit-out 14'7"×5'9"
🆕 Nikoo Homes	CV-C Row House (4-bed)	3,184	L 21'4"×13'3" + D 9'×12' (separate)	391 sqft	12' × 12' + 8'10"×9'8"	229 sqft	9'4" × 12'2"	12' × 15'	12' × 13'	Top terrace 670 sqft 🏆
🆕 Nikoo Homes	TH-6A Villament (4-bed)	3,267	L+D combined 35' × 14'9" 🏆	516 sqft 🏆	14'7" × 16'7" + 9'×5'	287 sqft 🏆	12'7" × 14'9"	12' × 12'	13' × 13'	Garden 42'×19'7" 🏆
🆕 Nikoo Homes	TH-6B Villament (3-bed) ✓	2,204	L 18'1"×13'7" + D 10'9"×13'7" (separate)	392 sqft	14'1" × 13'8"	192 sqft (no WIC)	6'8" × 9'3"	12'3" × 14'3"	11'1" × 14'1"	sit-out 14'4"×5'5"

Coloured cells flag standout values: green = best-in-class for that room; amber = mid; red = tight relative to peers. Empty cells indicate the dim was illegible or not labelled in the source plan.

Full Floor Plans

⭐ Zen & Sato — Assetz · 3 unit types

3BHK Type 1 · 3BHK Type 2 ⭐ · 4BHK · all dims from brochure

3BHK Type 1 — SBA 2,159

RoomDims

Living/Dining12'0" × 23'0"

Kitchen8'6" × 13'0"

Utility5'0" × 6'6"

Master Bedroom12'0" × 14'0"

WIC (Master)5'0" × 7'0"

Bedroom 211'0" × 13'0"

Bedroom 311'0" × 12'0"

Master Toilet8'0" × 5'0"

Toilet 28'0" × 5'0"

Toilet 38'0" × 5'0"

Living Balcony12'0" × 5'0"

Master Balcony8'0" × 4'0"

3BHK Type 2 ⭐ — SBA 2,203

RoomDims

Living/Dining13'0" × 23'0"

Kitchen9'0" × 13'0"

Utility5'0" × 6'6"

Master Bedroom12'0" × 14'0"

WIC (Master)5'0" × 7'0"

Bedroom 211'0" × 13'0"

Bedroom 311'0" × 12'0"

Master Toilet8'0" × 5'0"

Toilet 28'0" × 5'0"

Toilet 38'0" × 5'0"

Living Balcony13'0" × 5'0"

Master Balcony8'0" × 4'0"

4BHK — SBA 2,955

RoomDims

Living/Dining15'0" × 26'0"

Kitchen10'0" × 14'0"

Utility6'0" × 7'0"

Master Bedroom13'0" × 15'0"

WIC (Master)6'0" × 7'0"

Bedroom 212'0" × 14'0"

Bedroom 311'0" × 13'0"

Bedroom 411'0" × 12'0"

Master Toilet8'6" × 5'6"

Toilets 2/3/48'0" × 5'0"

Servant Room7'0" × 8'0"

Servant Toilet4'0" × 6'0"

Living Balcony15'0" × 5'0"

Master Balcony9'0" × 4'0"

🏙 Northern Lights — Puravankara · 5 unit types extracted (3BHK variants)

Grand 03 (W8-1212) · Grand 04 · Grand 05 + EWS · Uber + EWS · Grand Corner · Grand + Study (W7-0304). 2BHK variants illegible.

3 BHK Grand 03 — W8-1212
RERA 1,078 · SBUA 1,791

Foyer5'0" × 6'3"

Living/Dining12'0" × 22'0"

Kitchen8'0" × 13'5"

Master Bedroom11'4" × 13'0"

WIW (Master)7'9" × 5'5"

Bedroom 211'0" × 12'2"

Bedroom 310'0" × 11'0"

Toilets (each)8'0" × 5'0"

Balcony 19'8" × 5'0"

Master Balcony11'4" × 4'0"

3 BHK Grand 04
RERA 1,018 · SBUA 1,685–1,850

Foyer5'0" × 4'0"

Living/Dining12'0" × 22'0"

Kitchen8'0" × 13'5"

Master Bedroom11'0" × 13'2"

WIW (Master)11'5" × 4'3"

Bedroom 210'0" × 11'0"

Bedroom 310'0" × 12'0"

Toilets5'0" × 8'0" each

Master Balcony7'11" × 4'0"

Balcony 29'8" × 5'0"

3 BHK Grand 05 + EWS
RERA 1,032 · SBUA 1,728–1,925

Foyer6'10" × 4'0"

Living/Dining12'0" × 22'0"

Kitchen8'0" × 14'9"

Master Bedroom12'0" × 12'2"

Bedroom 211'0" × 12'0"

Bedroom 310'0" × 11'5"

Staff Room8'0" × 6'0"

Staff Toilet6'0" × 4'0"

Master Balcony8'11" × 5'0"

Balcony 29'0" × 5'6"

3 BHK Uber + EWS
RERA 1,124 · SBUA 1,886–2,078

Foyer6'6" × 4'0"

Living/Dining13'11" × 22'0"

Kitchen9'0" × 14'9"

Master Bedroom13'11" × 12'2"

Bedroom 211'0" × 13'0"

Bedroom 310'0" × 11'5"

Servant Room8'0" × 6'0"

Servant Toilet6'0" × 4'0"

Master Balcony9'11" × 5'0"

Balcony 211'0" × 5'6"

3 BHK Grand Corner
RERA 1,003 · SBUA 1,686–1,882

Foyer5'0" × 6'3"

Living/Dining12'0" × 21'0"

Kitchen8'0" × 13'4"

BR (north-west)10'0" × 12'2"

BR (north-east)11'0" × 10'0"

BR (south-east)11'0" × 13'0"

Toilets (3×)5'0" × 8'0"

Balcony 19'8" × 5'0"

Balcony 211'0" × 4'0"

3 BHK Grand + Study — W7-0304
RERA 1,183 · SBUA 1,962–2,179

Foyer5'0" × 6'3"

Living/Dining12'0" × 22'0"

Kitchen8'0" × 14'9"

Master Bedroom12'0" × 12'0"

WIW (Master)8'0" × 5'0"

Bedroom 211'0" × 12'2"

Bedroom 310'2" × 11'0"

Study8'7" × 10'6"

Toilets (3×)5'0" × 8'0"

Balcony 19'8" × 5'6"

Master Balcony12'6" × 4'6"

Quoted units: W8-1212 = Grand 03 · W7-0304 = Grand + Study · W2-2701 = 4BHK Duplex (floor plan not extracted — get from builder).

👁 Embassy Sky Terraces — Hebbal · 3 unit types

3BHK Regular · 3BHK Large · 4BHK · indicative pre-launch plans

3BHK Regular — SBA 2,090

Living/Dining13'0" × 22'0"

Kitchen9'0" × 13'0"

Utility5'0" × 7'0"

Master Bedroom12'0" × 14'0"

WIC (Master)5'0" × 7'0"

Bedroom 211'0" × 13'0"

Bedroom 311'0" × 12'0"

Toilets (3×)8'0" × 5'0"

Balcony 112'0" × 5'0"

Balcony 29'0" × 4'0"

3BHK Large — SBA 2,469

Living/Dining14'0" × 24'0"

Kitchen9'0" × 14'0"

Utility5'0" × 8'0"

Master Bedroom13'0" × 15'0"

WIC (Master)6'0" × 7'0"

Bedroom 212'0" × 13'0"

Bedroom 311'0" × 13'0"

Master Toilet8'6" × 5'0"

Toilets 2/38'0" × 5'0"

Powder4'0" × 5'0"

Living Balcony14'0" × 5'0"

Master Balcony10'0" × 4'0"

4BHK — SBA 2,936

Living/Dining15'0" × 26'0"

Kitchen10'0" × 14'0"

Utility6'0" × 8'0"

Master Bedroom13'0" × 16'0"

WIC (Master)6'0" × 7'0"

Bedroom 212'0" × 14'0"

Bedroom 312'0" × 13'0"

Bedroom 411'0" × 13'0"

Master Toilet9'0" × 5'6"

Toilets 2/3/48'0" × 5'0"

Servant Room8'0" × 6'0"

Servant Toilet5'0" × 4'0"

Living Balcony15'0" × 5'0"

Master Balcony10'0" × 5'0"

🏡 Surya Valencia — East-facing 4BHK Villa G+2 (Villa 103)

Ground / First / Second floor breakdown · SBA 3,315 · Carpet 2,403 · backyard 275 + terrace 306

Ground Floor

Living14'0" × 16'0"

Dining12'0" × 14'0"

Kitchen9'0" × 12'0"

Utility6'0" × 7'0"

Powder Room4'0" × 6'0"

Bedroom (GF)12'0" × 13'0"

GF BR Toilet5'0" × 8'0"

Foyer5'0" × 6'0"

First Floor

Master Bedroom13'0" × 16'0"

Master Toilet6'0" × 9'0"

WIC (Master)5'0" × 7'0"

Bedroom 212'0" × 13'0"

BR2 Toilet5'0" × 8'0"

Bedroom 311'0" × 12'0"

BR3 Toilet5'0" × 8'0"

Family Lounge12'0" × 14'0"

Balcony10'0" × 5'0"

Second Floor

Home Theatre13'0" × 16'0"

Bedroom 4 / Guest12'0" × 13'0"

Toilet5'0" × 8'0"

Terrace306 sqft (no dim)

🏡 Adarsh Palm Acres Ph3 — 4.5 BHK Villa G+2 (West-facing)

BUA 3,457 · plots 40'×60' · units 167-171 + 179-181 · Master BR partially obscured in source

Ground Floor

Living13'4" × 16'9"

Dining15'10" × 12'4"

Kitchen8'0" × 10'0" ⚠

Bedroom 1 (GF)12'0" × 14'0"

GF BR Toilet5'0" × 8'0"

First Floor

Family Lounge16'0" × 12'4"

Master Bedroom(illegible)

Master Toilet5'0" × 8'0"

Bedroom 218'2" × 12'0"

BR2 Toilet5'0" × 8'0"

Bedroom 313'4" × 10'0"

BR3 Toilet5'0" × 8'0"

Second Floor

Home Theatre15'10" × 12'0"

Bedroom 412'6" × 12'0"

Toilet5'0" × 8'0"

Terrace(no dim)

🏡 Riviera Glade — All 4 Variants (Rose / Iris / Lotus / Olive)

G+1+Terrace row villas · same layout, scales up · best entry 13'×15' master / largest 14'×17' master

All four variants share the same layout — they scale up. Use this side-by-side to see how much each room grows from ROSE (₹6.36 Cr · 3,190 sqft) to OLIVE (₹7.23 Cr · 3,550 sqft).

Floor	Room	ROSE (3,190)	IRIS (3,300)	LOTUS (3,475)	OLIVE (3,550)
GF	Living	13'0" × 14'0"	14'0" × 14'0"	15'0" × 14'0"	16'0" × 14'0"
	Dining	11'0" × 12'0"	11'0" × 13'0"	12'0" × 13'0"	12'0" × 14'0"
	Kitchen	9'0" × 10'0"	9'0" × 11'0"	10'0" × 11'0"	10'0" × 12'0"
	Utility	5'0" × 7'0"	5'0" × 7'0"	6'0" × 8'0"	6'0" × 8'0"
	Bedroom GF	11'0" × 12'0"	11'0" × 13'0"	12'0" × 13'0"	12'0" × 14'0"
	GF BR Toilet	5'0" × 8'0"	5'0" × 8'0"	5'0" × 8'0"	5'0" × 8'0"
	Powder	4'0" × 5'0"	4'0" × 5'0"	4'0" × 6'0"	4'0" × 6'0"
	Foyer	4'0" × 6'0"	5'0" × 6'0"	5'0" × 6'0"	5'0" × 7'0"
1F	Master Bedroom	13'0" × 15'0"	13'0" × 16'0"	14'0" × 16'0"	14'0" × 17'0"
	Master Toilet	6'0" × 8'0"	6'0" × 8'0"	6'0" × 9'0"	6'0" × 9'0"
	WIC	5'0" × 6'0"	5'0" × 6'0"	5'0" × 7'0"	5'0" × 7'0"
	Bedroom 2	11'0" × 12'0"	11'0" × 13'0"	12'0" × 13'0"	12'0" × 14'0"
	BR2 Toilet	5'0" × 8'0"	5'0" × 8'0"	5'0" × 8'0"	5'0" × 8'0"
	Bedroom 3	10'0" × 12'0"	11'0" × 12'0"	11'0" × 12'0"	11'0" × 13'0"
	BR3 Toilet	5'0" × 8'0"	5'0" × 8'0"	5'0" × 8'0"	5'0" × 8'0"
	Family Lounge	11'0" × 12'0"	11'0" × 13'0"	12'0" × 13'0"	12'0" × 14'0"
	Balcony	8'0" × 5'0"	9'0" × 5'0"	9'0" × 5'0"	10'0" × 5'0"
Terrace	Home Theatre	11'0" × 14'0"	12'0" × 14'0"	12'0" × 15'0"	13'0" × 16'0"
	Bedroom 4	10'0" × 12'0"	11'0" × 12'0"	11'0" × 13'0"	12'0" × 13'0"
	Toilet	5'0" × 8'0"	5'0" × 8'0"	5'0" × 8'0"	5'0" × 8'0"
	Open Terrace	(no dim)	(no dim)	(no dim)	27'10" × 50'5" 🏆

🏘 Nikoo Homes — 3 product types: Apartment (J2) · Row Houses (CV-A / CV-C) · Villaments (TH-6A / TH-6B)

J2 Apartment (Tower E/H, 4-bed+staff, 2,586) · CV-A 3-bed ROW HOUSE 2,872 · CV-C 4-bed ROW HOUSE 3,184 · TH-6A 4-bed VILLAMENT 3,267 · TH-6B 3-bed VILLAMENT 2,204 · masterplan: 30 acres Ph2+3 / 1,800 units

🏙 APARTMENT — J2 — Tower E/H (high-rise G+22)

4 Bed + Staff · SBA 2,586 · Carpet 1,651 (64%) · base ₹14-15k/sft · 4 bay windows ★

Living + Kitchen + Utility

RoomDimensions

Living / Dining 🏆17'9" × 24'9"

Foyer14' × 8'3"

Kitchen14' × 8'3"

Utility5' × 12'

Staff Room7'7" × 8'

Staff Bathroom6'5" × 4'9"

Wide Vestibule3'3" wide

Bedrooms (★ all with bay windows)

RoomDimensions

Master BR (Bed 1) + Bay ★13' × 16'7"

Master Walk-In9' × 6'7"

Master Bathroom9' × 6'

Bedroom 2 + Bay ★10'10" × 12'9"

Bedroom 3 + Bay ★12' × 12'

Bedroom 4 + Bay ★12' × 12'7"

Bathrooms (other)5'9"×8'1" / 5'×8'2"

Sit Outdeck (Living)13'9" × 6'

Sit Outdeck (BR)12'9" × 6'

🏠 ROW HOUSES — Courtyard Villas (CV-A / CV-C) — G+2 · 2 covered parks · OTS court + skylight

CV-A: 3 Bed + Study, SBA 2,872, Carpet 2,393 (83%), ₹5.30 Cr · CV-C: 4 Bed, SBA 3,184, Carpet 2,604 (82%), ₹5.79 Cr · Base rate ₹16,506/sft

CV-A 3-Bed + Study · Block-09 (SBA 2,872)

━━━ GROUND FLOOR ━━━

Parking (2 car)17'7" × 18'1"

Foyer4'4" × 6'

Living Room21'4" × 13'3"

OTS Court10'7" × 10'2"

Dining9' × 12'

Kitchen9'4" × 12'2"

Utility6'7" × 5'2"

Powder6'5" × 4'6"

Store3'4" wide

━━━ FIRST FLOOR ━━━

Family Sit-out10'2" × 6'3"

Master BR (BR1)12'7" × 13'

Master Walk-In5'2" × 9'2"

Master Bathroom6'7" × 9'8"

Pooja6'8" × 6'

Bedroom 212' × 15'

BR2 Walk-In9'4" × 6'

BR2 Bathroom9' × 8'

Sit Outdeck14'7" × 5'9"

━━━ SECOND FLOOR ━━━

Bedroom 312' × 13'

BR3 Walk-In6'4" × 5'2"

BR3 Bathroom6'7" × 5'9"

Study7'11" × 8'9"

Store6'8" × 4'6"

Top Terrace450 sqft

CV-C 4-Bed · Block-10A (SBA 3,184)

━━━ GROUND FLOOR ━━━

Parking (2 car)17'7" × 18'1"

Foyer4'4" × 6'

Living Room21'4" × 13'3"

OTS Court10'2" × 10'2"

Dining9' × 12'

Kitchen9'4" × 12'2"

Utility6'7" × 5'2"

Powder6'8" × 4'5"

━━━ FIRST FLOOR ━━━

Family Sit-out10'2" × 6'9"

Master BR (BR1)12' × 12'

Master Walk-In8'10" × 9'8"

Master Bathroom9'4" × 5'2"

Pooja6'8" × 4'9"

Bedroom 212' × 15'

BR2 Walk-In9'4" × 6'

BR2 Bathroom5' × 8'2"

Sit Outdeck14'7" × 5'9"

━━━ SECOND FLOOR ━━━

Bedroom 312' × 13'

Bedroom 412' × 15'

BR3/4 Walk-Ins9'4" × 6'

Bathroom 18'10" × 9'8"

Bathroom 26' × 8'8"

Sit Outdeck14'7" × 5'6"

Top Terrace670 sqft 🏆

🏡 VILLAMENTS — Townhouses (TH-6A / TH-6B) — G+1 · 42'×19'7" private garden on TH-6A

TH-6A: 4 Bed + Servant, SBA 3,267, Carpet 2,365 (72%), ₹5.56 Cr · TH-6B: 3 Bed, SBA 2,204, Carpet 1,505 (68%), ₹3.52 Cr · Base rate ₹14,509/sft (cheaper than CV) · 42'×19'7" private garden on TH-6A 🏆

TH-6A 4-Bed + Servant · Block 6A (SBA 3,267)

━━━ GROUND FLOOR ━━━

Foyer8'7" × 8'2"

Living + Dining (combined) 🏆35' × 14'9"

Kitchen12'7" × 14'9"

Sit Outdeck25' × 14'9"

PRIVATE GARDEN 🏆42' × 19'7"

Bedroom 112' × 12'

BR1 Walk-In4'9" × 8'9"

BR1 Bathroom7' × 8'9"

Bedroom 212' × 12'

BR2 Bathroom4'9" × 8'9"

Wash7'5" × 4'6"

━━━ FIRST FLOOR ━━━

Master BR (BR4)14'7" × 16'7"

Master Walk-In9' × 5'

Master Bathroom8'7" × 9'

Bedroom 313' × 13'

Family Lounge16'1" × 20'2"

Sit Outdeck10' × 5'7"

Wide Passage11'2" × 5'

Wash4'9" × 4'2"

TH-6B 3-Bed · Block 6B 2F (SBA 2,204) ✓ in budget

━━━ SINGLE FLOOR (2F) ━━━

Foyer4'9" × 6'4"

Living18'1" × 13'7"

Dining10'9" × 13'7"

Kitchen6'8" × 9'3"

Master BR (BR1)14'1" × 13'8"

Master Bathroom6'3" × 6'4"

Bedroom 212'3" × 14'3"

BR2 Bathroom5'4" × 8'4"

Bedroom 311'1" × 14'1"

BR3 Bathroom5'4" × 8'8"

Common Bathroom4' × 5'8"

Sit Outdecks14'4" × 5'5" each

Bay windows on all bedrooms ★

📌 Inventory snapshot from site visit

Shantanu's note on CV-C cost sheet: "44 units left · 18 row house". Row houses are the CV (Courtyard Villa) types — both CV-A and CV-C floor plans are above.

Common specs across Nikoo Row Houses + Villaments (low-rise, not Tower apartments)

• Marble flooring in Foyer / Living / Dining / Kitchen / Vestibule / Master BR

• Laminated wooden flooring in all other bedrooms (Klotz / engineered wood)

• Master BR bathroom: marble flooring + marble dado

• Internal staircase: laminated wood with wrought-iron railing

• Granite in Deck / Balcony sit-out

• Jaquar / Kohler EWCs, CP fittings, geysers, exhaust fans

• 8'-high panelled doors · UPVC doors and windows

User-flagged positives from site visit: clear land view · bay windows ★ · Klotz wooden flooring · 70k clubhouse · 30 acres / 1,800 units (Phase 2+3 masterplan)

📭 Floor plans NOT in source files — 5 projects

Sora & Saki · Brigade Eternia · Sattva City · Blue Moon · Lodha Sadahalli · Riviera Uno (unlabelled)

●

Sora & Saki (Assetz) — floor-plan PDF not in folder. The "3 bhk 1791 / 3.5 bhk 1962 / 4 bhk 4017" PDFs in `Older/` are Northern Lights cost sheets, not S&S plans. Action: ask Assetz RM for Sora & Saki unit floor plans.

●

Brigade Eternia — only cost sheets in folder. Brochure absent. Action: request unit floor plan from Brigade sales channel (3BHK+4T and 4BHK+4T).

●

Sattva City — only photographed cost sheets for Block 03 Unit 1703 and Block 04 Unit 1904. No floor plan. Action: request labelled unit plans on next site visit.

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Blue Moon (Century) — Altair 904 + Bellatrix 1002 floor plans received 20-Jun (3B3T+Staff, 2,550-2,570 SBA, ~62.6% carpet eff). Capella/Deneb/Electra + 4BR + 5/6BR penthouse plans still pending — chase Century sales.

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Lodha Sadahalli — no source brochure on disk. Action: get post-visit floor plate for the specific blocks under consideration.

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Riviera Uno (Goyal & Hariyana) — drawings present in teaser but stamped "For Internal use only", no dimensions labelled. Action: dimensioned plans expected at Nov launch.

Project	Area	From Jakkur	From Airport	Noise	Status
⭐ Zen & Sato	Yelahanka	~6 km	~22 km	3/5	Top Pick
Sora & Saki	KIADB H&IT	~9 km	~9 km	3/5	Shortlist
Brigade Insignia	Yelahanka NH-44	~6 km	~20 km	5/5 ⚠	Shortlist
Nikoo Homes	Jakkur	~1 km	~27 km	3/5	Shortlist (TH-3)
Blue Moon	Jakkur	~2 km	~26 km	4/5 ⚠ rail	Watch
Brigade Eternia	Yelahanka NT	~7 km	~25 km	2/5	Watch
Surya Valencia	Rajankunte	~11 km	~18 km	1/5	Watch · Villa
Embassy Sky Terraces	Hebbal	~9 km	~34 km	4/5	Watch
L&T Elara Celestia	Hebbal	~9 km	~34 km	4/5	Watch
Adarsh Palm Acres	Hennur-Bagalur	~8 km	~25 km	3/5	OOB · Villa
Riviera Glade	Bettahalsoor	~7 km	~22 km	2/5	OOB
Riviera Uno	Bettahalsoor	~9 km	~22 km	2/5	Watch · Nov
Sattva City	NH-44 North	~15 km	~15 km	4/5	Watch
Northern Lights	Aerospace SEZ	~18 km	~8 km	3/5	De-prio
Lodha Sadahalli	Sadahalli	~20 km	~5 km	4/5	Watch