Godrej Park Retreat off Sarjapur Road: Buyer's Guide (October 2026)

Godrej Park Retreat is a gated apartment project by Godrej Properties at Kodathi, off Sarjapur Road, East Bangalore. Its two registered phases hold 1,539 homes in 14 towers, construction is nearly complete, and almost every home has been booked. This guide covers who the project suits, the location, the two phases, the homes, the RERA dates and the checks before buying.

Who the Project Suits

Godrej Park Retreat suits buyers who work along Sarjapur Road, the Outer Ring Road or in Bellandur and want a compact home in a large branded community. The homes are efficient 1, 2 and 3 BHK plans, so the project fits first-time buyers, young families and investors who plan to rent. Handover is close, which shortens the wait compared with a new launch.

Buyers who want large rooms, a four-bedroom plan or a low-rise setting will find the project a weaker match. With about 127 homes an acre, this is a dense high-rise community, and the lifts, the clubhouse and the gates will be busy at peak hours. A visit at office time gives a fair picture of that.

Location and Connectivity

The exact location of Godrej Park Retreat is Kodathi village, Varthur Hobli, Bengaluru East Taluk, pincode 560087. The site is in the Kodathi and Carmelaram pocket, on the eastern side of Sarjapur Road. Carmelaram railway station and the Wipro campus at Kodathi are the best-known landmarks of the area.

Sarjapur Road is the main route to the Outer Ring Road, Bellandur, HSR Layout and Koramangala. Roads through Gunjur and Varthur lead towards Whitefield. A metro line from Sarjapur to Hebbal is planned along Sarjapur Road, and until it is built every trip from this address is by road.

The road network is the main point to test. Sarjapur Road carries heavy office traffic, and the lanes between the main road and Kodathi are narrow in places. Drive the route to the office at the usual hour before settling on a home.

The Two Phases

Godrej Park Retreat master plan is spread across 12.15 acres in two phases. Phase 1 covers 7.27 acres and Phase 2 covers 4.88 acres, and the two share a clubhouse of about 18,850 sq ft. The table compares them.

In Phase 1, five towers rise 29 floors, two rise 25 floors and one rises 22 floors. Phase 2 has three towers of 27 floors and three shorter towers of 15 floors. Buyers who prefer fewer neighbours on each lift core should look at the 15-floor towers of Phase 2.

The shared facilities include the clubhouse, a swimming pool, a gym, indoor and outdoor sports areas, a community hall and landscaped parks. Ask which of these are open now and which will open with Phase 2.

Homes and Sizes

Godrej Park Retreat floor plans cover 1, 2 and 3 BHK apartments, and the Phase 2 homes are larger than the Phase 1 homes of the same type. The registered carpet areas are listed below:

• Phase 1, 1 BHK: about 370 sq ft, 169 homes
• Phase 1, 2 BHK: 592 to 600 sq ft, 538 homes
• Phase 1, 3 BHK: about 759 sq ft, 269 homes
• Phase 2, 1 BHK: about 428 sq ft, 17 homes
• Phase 2, 2 BHK: 679 to 685 sq ft, 326 homes
• Phase 2, 3 BHK: 845 to 914 sq ft, 220 homes

These are carpet areas, which measure the usable floor inside the walls of the flat. Saleable areas quoted by sellers are higher because they add walls, balconies and a share of common areas. Compare two flats on carpet area and on the rate per sq ft of carpet.

RERA, Construction and Availability

Godrej Park Retreat is RERA approved, with a separate registration for each phase. The numbers and dates are open to check on the Karnataka RERA portal:

• Phase 1: PRM/KA/RERA/1251/446/PR/280222/004736, registered on 28 February 2022
• Phase 2: PRM/KA/RERA/1251/446/PR/130723/006056, registered on 13 July 2023

Construction status is near completion as of the June 2026 quarterly update. Phase 1 was 99% complete, with all eight towers structurally finished, and Phase 2 was 95% complete. Handover follows the occupancy certificate for each tower, so ask for its date before planning a move.

Bookings have run ahead of construction. All 976 homes in Phase 1 and 562 of the 563 homes in Phase 2 were booked by 30 June 2026. A buyer today will mostly find homes offered by existing allottees or owners.

Costs to Plan For

The cost of a purchase depends on whether the flat has its occupancy certificate. A flat sold after the certificate carries no GST, while a transfer of an under-construction booking attracts the developer's transfer fee and GST on the remaining instalments. Stamp duty and registration apply in both cases.

In Karnataka, stamp duty above Rs. 45 Lakhs is 5% plus cess and surcharge, or 5.6%, and registration is 2%. On a flat valued at Rs. 1 Crore, the two together come to Rs. 7.6 Lakhs. Our EMI calculator shows the monthly instalment for the loan planned.

About the Developer

Godrej Properties, the listed real estate company of the Godrej group, is the promoter of both phases. The company is one of the largest sellers of new homes in Bangalore. A walk through the finished Phase 1 towers shows the quality of finish that Phase 2 buyers should expect.

Checks Before Buying

Most purchases in this project are now transfers or resales, so the seller's papers matter as much as the developer's. These are the main checks:

• The phase and tower of the flat, matched to the right RERA number and completion date
• The occupancy certificate for the tower, or the expected date in writing
• The allotment letter, the agreement for sale and receipts for every instalment paid
• The developer's no-objection letter and transfer fee if the sale deed is yet to be registered
• The carpet area, the car park number and the floor plan of the exact flat
• Any loan on the flat, with the lender's release letter
• The maintenance charge, the corpus fund and the handover plan for the owners' association

Visit both phases, since the towers, the views and the distance to the clubhouse differ. A lawyer's review of the title and the seller's documents is a sensible last step before paying an advance.