Guru Punvaanii Etasha in Sondekoppa: Buyer's Guide (October 2026)
Guru Punvaanii Etasha is a 13.5-acre gated plotted development by Guru Punvaanii Properties near Sondekoppa, off Tumkur Road in West Bangalore. The layout has 191 plots, an island-themed clubhouse and a Karnataka RERA registration granted in April 2024. This guide covers the location, the plot sizes and prices, the RERA position, the work schedule and the checks to run before booking.
Who the Project Suits
Etasha is for buyers who would rather own land than a flat and plan to build a house in their own time. It suits families with work in Nelamangala, Dabaspet, Peenya or the Tumkur Road industrial belt. The land budget runs from about Rs. 60 Lakhs to Rs. 1.2 Crore.
The house is a second spend that comes after the plot. Buyers who need a finished home soon, or who work in the eastern or southern office areas, will find the daily travel hard. A plot with a clubhouse and pool is less common, and that is the main draw of this layout.
Location and Connectivity
Guru Punvaanii Etasha is located in Bairegowdanahalli village, Dasanapura Hobli, Bengaluru North Taluk, pincode 562162. The address is marketed as Sondekoppa, the nearest well-known village, on the road that links Tumkur Road with Magadi Road. Nelamangala is the nearest town, to the north.
These are the main links for the area:
- Tumkur Road (NH 48), the highway to Nelamangala, Dabaspet and Tumkur
- NICE Road, which starts on Tumkur Road and runs to Mysore Road and Hosur Road
- Madavara, the last station of the Namma Metro Green Line, on Tumkur Road
- Nelamangala railway station, on the line towards Hassan
Schools, hospitals and daily shopping are found in Nelamangala and along Tumkur Road. Kempegowda International Airport is to the east, on the other side of North Bangalore. A peak-hour trip to the workplace shows what the commute really takes.
Plot Sizes and the Layout
The approved layout holds 191 plots on about 13.5 acres, which works out to about 14 plots an acre. The 30 x 50 ft plot is the most common size:
- 30 x 50 ft plots of 1,500 sq ft: 85 plots
- 30 x 40 ft plots of 1,200 sq ft: 37 plots
- 40 x 60 ft plots of 2,400 sq ft: 16 plots
- 30 x 55 ft plots of 1,650 sq ft: 8 plots
- Odd-shaped plots of varying sizes: 45 plots
The plan keeps five parks with a combined area of about 1.35 acres and two civic amenity sites. The shared facilities are built around an island theme, with a clubhouse, a swimming pool, a gym, an amphitheatre, a basketball court and a sand volleyball court. The services listed for the layout are concrete roads, underground power lines, water connections, an overhead tank, a sewage treatment plant, LED street lights and rainwater harvesting.
Prices and the Full Cost
Guru Punvaanii Etasha plot prices start at Rs. 59.4 Lakhs for a 1,200 sq ft plot, which is about Rs. 4,950 per sq ft. The larger sizes follow the same rate:
- 1,500 sq ft: from Rs. 74.3 Lakhs
- 2,400 sq ft: from Rs. 1.19 Crore
Land carries no GST, but other costs are added to the plot price. Stamp duty above Rs. 45 Lakhs is 5%, which becomes 5.6% with cess and surcharge, and registration is 2%. On a Rs. 59.4 Lakhs plot the two come to about Rs. 4.51 Lakhs. Corner premiums, clubhouse charges, the maintenance deposit and legal fees are extra, so ask for one written figure that includes them all.
Banks lend a smaller share on a plot than on a flat, and the term is usually shorter. The EMI calculator gives a quick view of the monthly outgo. Maintenance is payable on the plot from handover, whether or not a house is built on it.
RERA, Approvals and Stage of Work
The Karnataka RERA registration number of Guru Punvaanii Etasha is PRM/KA/RERA/1251/309/PR/220424/006817, granted on 22 April 2024. The promoter is Guru Punvaanii Properties. The layout plan was approved by the local planning authority on 8 December 2023, and the land carries a residential conversion order.
Work started on 1 April 2024, and the registered completion date is 31 December 2026. The filed schedule places the services in this order:
- Roads and footpaths: by June 2025
- Water supply and sewage lines: by September 2025
- Power supply and transformer: by December 2025
- Storm water drains: by March 2026
- Street lighting and landscaping: by September 2026
- Sewage treatment plant: by November 2026
The layout is therefore in its last stretch of work in October 2026. Ask for the completion certificate and the release order for the plot before registering it. The water supply planned for the layout is from borewells and the gram panchayat, so ask how water will be managed once owners begin to build.
About the Developer
Guru Punvaanii Properties is a Bangalore developer with its head office in Seshadripuram. Its work is mostly plotted layouts, in Anekal, Attibele, Bidadi and off Magadi Road, with projects in Kolar and Mysuru as well. A visit to one of its handed-over layouts shows how the roads, drains and parks look after a few years of use.
Checks Before Booking
A plot purchase depends on the paperwork more than the brochure. These checks cover the main points:
- Match the RERA number, the promoter name, the plot count and the completion date on the Karnataka RERA portal
- Find the exact plot on the approved, numbered layout and note its dimensions and the road in front of it
- Walk the plot and confirm that roads, drains, water and power have reached it
- Ask for the conversion order, the layout approval and the release order that covers the plot
- Have a lawyer read the title papers and the encumbrance certificate for the survey numbers under the plot
- Confirm the khata the plot will receive and who issues it
- Get the clubhouse handover date, the maintenance charge and its start date in writing
Buyers comparing land on this side of the city can also look at other plots for sale on Tumkur Road. Ask us for the plots open today at Guru Punvaanii Etasha and the latest price sheet.
