Mana Jardin Neo in Kodathi: Buyer's Guide (October 2026)
Mana Jardin Neo is a luxury apartment project by Mana Projects in Kodathi, off Sarjapur Main Road near the Wipro campus in East Bangalore. Construction is under way on two towers that hold only 82 large homes between them. This guide explains the registered facts, the home sizes, the price level, the progress on site in October 2026 and the points to settle before booking.
The Project in Brief
Mana Jardin Neo is planned as a small community of very large homes. Each tower has just two apartments to a floor, so every home opens on three sides and shares its lift lobby with one neighbour. The project is registered with Karnataka RERA, and the promoter on the registration is Mana Constructions LLP, a partnership of D Kishore Reddy and Mana Projects Pvt Ltd.
The key registered facts are these:
- RERA number: PRM/KA/RERA/1251/446/PR/181223/006500, granted on 18 December 2023
- Address: Survey Nos. 194/3 and 195/3, Kodathi village, Varthur hobli, Bangalore East taluk, PIN 560037
- Land: 9,611 sq m, about 2.37 acres
- Towers: two, with two basements, a ground floor and up to 21 upper floors
- Homes: 82, with 42 in Tower A and 40 in Tower B
- Parking: 250 covered and 10 open spaces
- Building plan: approved by the Bangalore Development Authority on 16 October 2023
- Registered completion date: 30 December 2032
Location and Connectivity
The site is in Kodathi, just off Sarjapur Main Road, with a railway line along its western edge. Wipro's corporate office is 2 km away and RGA Tech Park is 2.5 km away. Harvest International School, at 1.5 km, and Belenus Champion Hospital, at 1.6 km, are the nearest school and hospital of note.
Sarjapur Road carries the daily commute, and it is slow at office hours. The planned Red Line of Namma Metro (Phase 3A, Sarjapur to Hebbal) is designed to pass along this corridor. It remains a proposal, so a weekday drive to the workplace is the honest test of the address. Buyers who are sensitive to noise should also visit when a train passes.
Homes and Sizes
Mana Jardin Neo offers 3 BHK and 4 BHK apartments and a few duplex penthouses with four or five bedrooms. Tower A is mainly 4 BHK and Tower B is mainly 3 BHK. The table sets the marketed built-up sizes beside the RERA carpet areas.
| Home Type | Built-up Area | RERA Carpet Area |
|---|---|---|
| 3 BHK | 2,764 sq ft | about 1,365 to 1,560 sq ft |
| 4 BHK | 3,384 sq ft | about 1,970 to 2,070 sq ft |
| 4 BHK penthouse | 5,544 to 5,697 sq ft | about 2,830 to 2,870 sq ft |
| 5 BHK penthouse | 6,517 to 7,162 sq ft | about 3,500 to 3,800 sq ft |
The gap between the two columns is wide, because the built-up figure adds walls, balconies, lobbies and a share of the common areas. Each home also has a large private balcony that is recorded separately from the carpet area. The price per sq ft of carpet area is the figure to compare with other luxury projects.
Price and Total Cost
Mana Jardin Neo prices start at Rs. 4.4 Crore. Penthouses cost considerably more, and the price of each home changes with the tower, the floor and the view. We share the current price list and cost sheet for a chosen home on request.
The base price is one part of the outlay. A full budget adds these items:
- GST of 5% on an under-construction home
- Stamp duty, which works out to 5.6% with cess and surcharge on homes above Rs. 45 Lakhs
- Registration at 2%
- Floor rise and any premium for a preferred view
- Club membership, maintenance advance and corpus fund
- Electricity and water connection deposits
Only 82 households will share the running costs of the clubhouse, lifts and staff. The monthly maintenance per home is therefore likely to be higher than in a large township, and it is fair to ask for an estimate in writing. The EMI calculator helps to test the loan against monthly income.
Amenities
Amenities at Mana Jardin Neo are set on a landscaped podium between the towers. The registration records a club house of 1,135 sq m, which is about 12,200 sq ft, along with a swimming pool, a gym, indoor sports space and parks.
The planned features include the following:
- An infinity pool and water bodies
- A sky deck
- Outdoor working pods and seating areas
- An amphitheatre and a bonfire court
- An outdoor gym and a children's play area
RERA Status and Construction Progress
Mana Jardin Neo is under construction. Work began on 2 January 2024, and the quarterly update filed with Karnataka RERA on 15 July 2026 put overall completion at 45%. The earlier updates showed 39% in February 2026 and 42% in June 2026, so progress has been steady.
The registered completion date is 30 December 2032, which is later than the handover dates often quoted in the market. The date that binds the developer is the one in the agreement for sale. Any earlier handover promised at booking should be written into that agreement. The registration showed no complaints against the project in October 2026.
About the Developer
Mana Projects was founded in 2000 by D. Kishore Reddy, its chairman and managing director. Most of its work is in the Sarjapur Road belt, where it has registered projects such as Mana Tropicale, Uber Verdant, Mana Capitol and Mana Dale. The land for Jardin Neo is held under a joint development agreement, and the landowner's share is recorded as 30% on the registration.
A joint development matters at the unit level. A home from the landowner's share is bought from the landowner, with the developer as a confirming party. The cost sheet should state clearly which share the chosen home belongs to.
Who Mana Jardin Neo Suits
The project suits families who want the floor space of a villa in an apartment, with few neighbours and a short drive to the Wipro and RGA campuses. Penthouse buyers get duplex layouts with private decks. It is less suited to buyers who need a home within a year or two, or who want a compact 2 BHK or 3 BHK at a lower budget.
Checks Before Booking
A high-value purchase in a small project deserves a careful reading of the papers. These checks cover the main points:
- Match the unit number, floor and carpet area on the cost sheet with the RERA registration
- Confirm the possession date and the delay compensation clause in the agreement for sale
- Ask whether the home is from the developer's share or the landowner's share
- Get the expected monthly maintenance and the corpus amount in writing
- Check that every payment goes to the RERA-designated project account
- Ask which banks have approved the project for home loans
- Visit a completed Mana community to judge finish and upkeep
Buyers comparing other luxury projects on Sarjapura Road can apply the same list to each of them. A property lawyer is the right person to set the documents side by side.
