Adarsh Sanctuary in Kodathi: Buyer's Guide
Adarsh Sanctuary is a gated villa project by Adarsh Developers at Kodathi, off Sarjapur Road in East Bangalore. It holds 172 villas on about 20 acres, planned around a natural teak grove. This guide covers who the project suits, the villa plans, the registered dates and the checks a buyer should run before paying for a villa.
Who Adarsh Sanctuary Suits
The project suits families who want a large independent house with a private garden, inside a gated layout close to the eastern office districts. Whitefield, the Outer Ring Road at Marathahalli and Electronic City are the three work hubs within reach of Kodathi. Buyers with an apartment budget, or those who need a smaller home, will find the villa sizes more than they need.
Adarsh Developers has sold all the villas it had on offer. A purchase today is therefore a resale from an existing owner, with the price agreed between the two sides. That changes the paperwork and the checks, which are set out further down.
Villas and Sizes
Adarsh Sanctuary villas are four-bedroom homes on individual plots. Two plans were built, and they differ in plot size and in the direction they face:
| Villa Plan | Facing | Built-up Area | Plot Area |
|---|---|---|---|
| Type A-2 | West | 4,228 sq ft | 3,375 sq ft |
| Type B-1 | East | 3,492 sq ft | 3,000 sq ft |
The built-up area is larger than the plot in both plans because each villa is spread over more than one level. The larger plan adds about 736 sq ft of built-up area and 375 sq ft of land over the smaller one. A buyer should ask the seller for the plot area, the built-up area and the carpet area as they appear in the sale deed.
The specifications are in line with the size of the homes. The main points are listed below:
- RCC framed structure
- Imported marble in the foyer, living and dining areas
- Engineered wooden flooring in the master bedroom
- Dual plumbing, with separate lines for fresh and recycled water
- Full power backup with individual metering
- Fibre-to-home connectivity
Many owners will have changed interiors since they took their villas, so the condition varies from one home to the next. An inspection of the exact villa matters more than the original specification sheet.
Location and Connectivity
The project is located at Kodathi Village, Varthur Hobli, Bangalore East Taluk, off Sarjapur Road, pincode 560035. The land covers Survey Nos. 64/1, 64/2, 65/1, 65/2, 68/1 and 68/2, near the Bangalore Technological Institute. Kodathi is a growing residential pocket between Sarjapur Road and the Varthur side of the city.
Sarjapur Road is the main link to the Outer Ring Road and the offices at Bellandur. Travel from the project is by road today. A metro line along the Sarjapur Road corridor is planned, and it is best treated as a future benefit and left out of the price a buyer is willing to pay.
Traffic on Sarjapur Road is heavy at office hours. A drive from the villa to the workplace on a working morning is the most reliable test of the commute.
Layout and Amenities
The master plan of Adarsh Sanctuary places 172 villas on 81,847 sq m of land, or about 20.2 acres. About 66% of that land is open area, taken up by roads, gardens, the teak grove and play spaces. The low number of homes for the acreage gives each street a quiet, uncrowded feel.
The clubhouse and the grounds carry a long list of amenities. Among them are the following:
- Swimming pools
- Gym, health club and spa
- Badminton and squash courts
- Multi-play court
- Table tennis, pool table and indoor games
- Multi-purpose hall and amphitheatre
- Tree house and children's play area
- Meditation plaza and fragrant garden
- Party lawn with a barbecue counter
The layout has gated entry with CCTV cameras across the common areas. Ask the association for the current monthly maintenance charge, since a large open campus costs more to keep up than an apartment block.
RERA and Project Dates
Adarsh Sanctuary RERA registration number is PRM/KA/RERA/1251/446/PR/191025/002966, granted on 25 October 2019. Shreshta Infra Projects Private Limited is the registered promoter, and the plan was approved by the Bangalore Development Authority. The number can be checked on the Karnataka RERA portal.
Work started on 16 August 2019 with a completion date of 16 May 2023. The registration was later extended, and the final completion date was 16 February 2025. A change to the site plan was approved in March 2024, which is why the seller's documents should match the modified plan.
What a Resale Purchase Costs
A resale villa carries no GST once it has its occupancy certificate. The buyer pays the following on top of the agreed price:
- Stamp duty of 5% plus cess and surcharge, or 5.6% in all, for a home above Rs. 45 Lakhs
- Registration fee of 2% of the property value
- Transfer charges of the association, where they apply
- Legal fees for the title check
Banks lend on resale villas after their own legal and technical checks. Monthly instalments for any price and tenure are easy to work out on our EMI calculator.
About the Developer
Adarsh Developers was founded in Bangalore in 1988 by B M Jayeshankar. The group builds villas, apartments and plotted layouts, with a long list of completed communities on Sarjapur Road and in Bellandur. Its older villa layouts nearby show how the roads, parks and clubhouse are kept years after handover.
Checks Before Buying
A resale villa needs a closer look at the papers than a new booking. These are the main checks:
- Ask for the occupancy certificate that covers the villa
- Read the seller's sale deed and confirm the plot number, plot area and built-up area
- Get the khata, the latest tax receipts and an encumbrance certificate
- Ask the association for a no-dues letter and the maintenance terms
- Match the RERA number and the modified site plan with the portal
- Inspect the villa for seepage, changes to the structure and the state of the garden
- Drive the commute at peak hour
The developer has no villas left to sell, so availability depends on owners who choose to sell. Ask us about villa projects in this part of the city that are open for booking.