Adarsh Garden Estate off Sarjapur Road: Buyer's Guide (October 2026)

Adarsh Garden Estate is a gated plotted development by Adarsh Developers at Gattahalli, off Sarjapur Road in East Bangalore. The layout holds 374 plots on about 25.4 acres, and prices start from Rs. 84.8 Lakhs. This guide covers the plot sizes and prices, the RERA record, the location, the amenities and the checks to run before buying.

Who Adarsh Garden Estate Suits

The layout suits a buyer who wants to design and build an independent house near Sarjapur Road instead of buying an apartment. It fits families working on the Sarjapur Road and Outer Ring Road office belts who value a clubhouse and gardens inside the gate. A buyer who needs a ready home within a few months will find a completed apartment or villa a better fit, because the house is built after the plot is bought.

The Layout at a Glance

Adarsh Garden Estate is a mid-sized layout with a formal plan approval and a RERA registration. The main facts are listed below:

• Developer: Adarsh Developers, through Akarshak Realty Private Limited
• Location: Gattahalli village, Sarjapura Hobli, Anekal Taluk, Bangalore 560099
• Land area: about 25.4 acres
• Plots: 374
• Parks and open spaces: 22, covering about 4.3 acres
• Layout plan approved by: Bangalore Development Authority
• Karnataka RERA number: PRM/KA/RERA/1251/308/PR/110722/005048

Handover of plots began from December 2023 onwards. The RERA completion date, after one extension, was 31 December 2024.

Plot Sizes and Prices

Adarsh Garden Estate plot prices start at Rs. 84.8 Lakhs and go up to Rs. 3.33 Crore on the current price list. Most plots in the layout are standard rectangles, and the rest are odd-sized plots at corners and edges. The standard sizes are these:

• 30 x 35 ft: about 1,017 sq ft
• 30 x 40 ft: about 1,163 sq ft, the most common size in the layout
• 30 x 50 ft: about 1,453 sq ft

The odd-sized plots are larger, and several of them cross 3,000 sq ft. The plots on the current price list are shown below.

The price per sq ft is about Rs. 8,500 for the smallest plot and about Rs. 9,100 for the east-facing plot. The two large west-facing plots work out lower, at about Rs. 7,900 per sq ft. Facing, corner position and a park in front change the rate, so compare plots on the per sq ft figure and not on the total alone.

The Full Cost of a Plot and a House

The plot price is the first of two budgets, and the house is the second. Stamp duty and registration are paid on the plot at the sale deed. In Karnataka, stamp duty is 5% for a property above Rs. 45 Lakhs, which comes to 5.6% with cess and surcharge, and the registration fee is 2%.

The other costs to ask about are listed below:

• Premium for facing, a corner or a park-front position
• Clubhouse membership and the maintenance deposit
• Monthly maintenance on the plot until the house is built
• Building plan sanction fees and utility connection charges
• Construction cost of the house, which depends on the design and finishes

A buyer planning a loan can test the monthly instalment on our EMI calculator. Banks treat a plot loan and a construction loan differently, so ask the lender how the two will be combined.

Location and Connectivity

The layout is located at Gattahalli, a village off Sarjapura Road in Anekal Taluk, with the pincode 560099. Sarjapur Road links the area to the Outer Ring Road at one end and to Sarjapur town at the other. Offices along Sarjapur Road and the ring road form the main employment base for residents of this belt.

Schools, hospitals and shopping streets are spread along Sarjapur Road, and daily needs inside the layout are met by its own stores. Peak-hour traffic on Sarjapur Road is heavy, so a weekday drive from the gate to the office is the most reliable test. A metro line from Sarjapur to Hebbal is planned for this corridor, and it is still at the planning stage.

Amenities

Amenities at Adarsh Garden Estate centre on a clubhouse and a set of themed gardens. The shared facilities include the following:

• Clubhouse with a gym, a games room and a library
• Swimming pool
• Badminton, basketball and volleyball courts, and a cricket pitch
• Jogging and cycling track
• Amphitheatre and a multipurpose lawn
• Eight themed gardens, including a herbal garden and a fruit orchard
• Pet park and a children's play area
• Cafe and provision stores

The roads, drains and parks are part of the approved layout, with internal roads taking up about a third of the land. On a site visit, walk the full layout and see which amenities are open and in daily use.

RERA and Approvals

The Karnataka RERA registration number of Adarsh Garden Estate is PRM/KA/RERA/1251/308/PR/110722/005048, granted on 11 July 2022. The registered promoter is Akarshak Realty Private Limited, an Adarsh group company. The layout plan carries a Bangalore Development Authority approval dated 31 December 2020, and the number can be checked on the Karnataka RERA portal.

Before paying more than a refundable token, ask to see these papers:

• The RERA registration certificate and the extension order
• The approved layout plan with the plot number, dimensions and facing marked
• The release order for the plot from the planning authority
• The land conversion order and the title documents for the parent survey numbers
• An encumbrance certificate for the plot
• The building rules of the layout, including setbacks and the number of floors allowed

About the Developer

Adarsh Developers was founded in Bangalore in 1988 by B M Jayeshankar. The group builds apartments, villas and plotted layouts, with a long list of completed communities on Sarjapur Road and in Bellandur. A visit to one of its older layouts nearby shows how the roads, parks and clubhouse are kept after handover.

Checks Before Buying

A plot purchase rests on documents and on what is visible on the ground. These are the main checks:

• Match the RERA number and the promoter name on the Karnataka RERA portal
• Measure the plot on site against the approved layout plan
• Confirm the plot has been released for sale and registration
• Ask for the khata status and the property tax position of the plot
• Get the full cost sheet with every charge shown separately
• Check the approach road from Sarjapur Road during peak hours and after rain

Plots in a finished layout sell one by one, so the available list changes often. Ask us for the plots open now, their facing and the latest prices, and plan a site visit before deciding.