Mana Capitol on Sarjapur Road: Buyer's Guide (October 2026)
Mana Capitol is a mixed-use apartment project by Mana Projects on Sarjapur Main Road at Chikkakannalli, near Carmelaram in East Bangalore. Two of its five residential towers are complete and the other three are in the final stage of work. The developer has sold every home type, so this guide is written for resale buyers: what is registered, how the homes are sized, where the project is in October 2026 and what to check.
The Project in Brief
Mana Capitol combines homes with office and retail space on one campus of about 7 acres. The residential part holds 691 homes in five towers of 17 or 18 floors, each over two basements. It is registered with Karnataka RERA in two parts, and the building plan was approved by the Bangalore Development Authority.
The main registered facts are listed below.
- Promoter: D Kishore Reddy, the founder of Mana Projects
- Towers 1 and 2: PRM/KA/RERA/1251/446/PR/200109/003144, granted on 9 January 2020
- Towers 3, 4 and 5: PRM/KA/RERA/1251/446/PR/200113/003154, granted on 13 January 2020
- Address: Survey No. 31/1, Chikkakannalli, Varthur hobli, Bangalore East taluk, PIN 560035
- Land under the two residential registrations: 19,222 sq m, about 4.75 acres
- Project type: mixed development of residential and commercial space
Location and Connectivity
The campus is on the Marathahalli-Sarjapur Road stretch at Carmelaram, in the Sarjapura Road belt. RGA Tech Park is next to the site, and Wipro's Sarjapur Road campus is a short drive away. The Outer Ring Road offices at Bellandur and Kadubeesanahalli are further north on the same road, and Carmelaram railway station is close by.
Daily travel depends on Sarjapur Road, which is crowded at office hours. The planned Red Line of Namma Metro (Phase 3A, Sarjapur to Hebbal) is designed to run along this road. It is a proposal at this stage, so the commute should be judged on the road as it is today.
Homes and Sizes
Mana Capitol offers 1, 2 and 3 BHK apartments, along with a few duplex homes on the upper floors. The table shows the marketed built-up sizes next to the RERA carpet areas.
| Home Type | Built-up Area | RERA Carpet Area |
|---|---|---|
| 1 BHK | 699 sq ft | about 432 sq ft |
| 2 BHK | 1,061 to 1,135 sq ft | about 640 to 720 sq ft |
| 3 BHK | 1,447 to 1,558 sq ft | about 915 to 1,115 sq ft |
| Duplex | On request | about 1,945 to 1,985 sq ft |
Carpet area is the floor space inside the walls of the home, so it is the fairer figure for comparing two flats. Each home also has its own balcony, which is recorded separately. A resale buyer should ask the seller for the carpet area in the sale agreement and match it with the registered figure for that unit.
Construction and RERA Status
Towers 1 and 2 were reported 100% complete in the update filed with Karnataka RERA on 20 February 2026. Their registration ran until 30 September 2026 after a Covid extension. Towers 3, 4 and 5 were at 99% in the update filed on 15 July 2026, and their registered completion date is 30 March 2027.
A modified plan for Towers 3, 4 and 5, which uses transferable development rights, was approved on 3 May 2024. Buyers in these towers should confirm that the floor of their unit is covered by the occupancy certificate. One complaint is recorded against Towers 1 and 2 on the RERA portal, filed in August 2025 over construction defects.
Amenities
Amenities at Mana Capitol include a clubhouse, a swimming pool, a gym, indoor and outdoor sports areas and parks, all recorded on the RERA registrations. The shops and offices within the campus keep daily needs within walking distance. With 691 households sharing these spaces, an evening visit shows how the pool, the gym and the lifts cope with peak use.
Prices and Resale Costs
Homes at Mana Capitol now change hands between owners. Prices are set by each seller and vary with the tower, floor, facing and interiors. Recent registered sales of the same plan in the same tower are the best guide.
A resale budget should include these costs:
- Stamp duty, which works out to 5.6% with cess and surcharge on homes above Rs. 45 Lakhs
- Registration at 2%
- Any transfer fee charged by the developer or the owners' association
- Maintenance dues, corpus contribution and pending property tax
- Loan processing and legal fees
GST is not charged on a completed home that is sold after its occupancy certificate. The EMI calculator shows the monthly loan cost before an offer is made.
Who Mana Capitol Suits
The range of sizes makes the project useful to different buyers. A 1 BHK works for a single professional employed in the tech parks nearby, and the 2 and 3 BHK plans suit families who want a finished home on this road. Investors look at it for rental demand from the offices around Carmelaram and the Outer Ring Road.
The project is less suited to buyers who want a small, quiet community or a payment plan spread over the construction period. A resale purchase needs most of the money at registration. It also depends on the condition in which the present owner has kept the flat.
About the Developer
Mana Projects was founded in 2000 by D. Kishore Reddy, who is its chairman and managing director. The company builds mainly in the Sarjapur Road belt, where its registered projects include Mana Tropicale, Uber Verdant, Mana Dale and Mana Jardin Neo. A visit to one of its older communities shows how the buildings and common areas hold up after handover.
Checks Before Buying
A resale purchase in a newly finished project needs careful paperwork. These checks cover the main points:
- Ask for the occupancy certificate and confirm that it covers the tower and floor of the unit
- Match the unit number, carpet area and parking slot with the RERA registration for that tower
- Read the sale deed or agreement in the seller's name, the khata and the tax receipts
- Get an encumbrance certificate to confirm that any earlier loan on the flat is closed
- Ask the owners' association for a no-dues letter and the current maintenance rate
- Inspect the flat for seepage, cracks and finish quality, and check the water supply
- Read the status of the complaint filed on the RERA portal
The same checks apply to any finished apartment on this corridor. A property lawyer should go through the documents of a shortlisted flat before a token amount is paid.
