Sattva Aaranya on Mysore Road: Buyer's Guide (October 2026)
Sattva Aaranya is a new launch apartment project by Sattva Group at Kenchanahalli, on Mysore Road in Rajarajeshwari Nagar, West Bangalore. It has 418 large homes in three towers of 31 floors on 6.52 acres, most of them 3 and 4 BHK apartments. This guide covers who the project suits, the location, the homes and prices, the RERA position and the checks before booking.
Who the Project Suits
Sattva Aaranya is planned for families who need space and already live or work in the west of the city. The main homes start at 2,117 sq ft, and prices start at Rs. 3.29 Crore. A buyer moving up from a 2 BHK in Rajarajeshwari Nagar, Vijayanagar or Kengeri is the natural fit.
The project asks for a long wait. Work started in January 2026 and the registered completion date is 23 January 2031. A buyer who needs a home within two or three years, or whose budget is under Rs. 3 Crore, will be better served by a ready or smaller home in the same area.
Location and Connectivity
The exact location of Sattva Aaranya is Survey Nos. 15/2, 15/3 and 16/1, Kenchanahalli village, Kengeri Hobli, Bangalore South Taluk, pincode 560026. Mysore Road runs along the northern edge of the land, and the Vrishabhavathi valley is to the south. The site is next to Jnanabharathi station on the Purple Line of Namma Metro, and the Bangalore University campus is beside it.
The Purple Line runs from Challaghatta through Majestic and MG Road to Whitefield, so a large part of the city is reachable without a car. By road, Mysore Road leads to Rajarajeshwari Nagar and Kengeri on one side and to the city centre on the other. NICE Road, further out on Mysore Road, links the area to Kanakapura Road, Electronic City and Tumkur Road.
The distances from the project are listed below:
- Jnanabharathi Metro Station: 1 minute
- Gopalan Arcade Mall: 1 km, 5 minutes
- Vijaya Hospital, Kengeri: 3 km, 5 minutes
- BGS Gleneagles Hospital: 5 km, 12 minutes
Mysore Road is a busy arterial road, and the Vrishabhavathi valley carries the city's waste water. Visit the site at the morning peak and again in the evening, and look at which towers and floors face the road and which face the valley.
Towers and Homes
Sattva Aaranya has three towers, named A, B and C, each with three basements and 31 floors, and a height of about 110 metres. Tower A has 138 homes and Towers B and C have 140 each. That works out to about 64 homes an acre, which is moderate for towers of this height. The parking plan has 1,385 car spaces, of which 1,325 are covered, or more than three for each home.
The registered home types and their carpet areas are shown in the table, with the saleable sizes and starting prices.
| Home Type | Homes | Carpet area (sq ft) | Saleable area from (sq ft) | Starting price |
|---|---|---|---|---|
| 3 BHK | 162 | About 1,320 | 2,117 | Rs. 3.29 Crore |
| 3 BHK with staff room (3.5 BHK) | 166 | 1,540 to 1,560 | 2,529 | Rs. 3.72 Crore |
| 4 BHK with staff room | 82 | About 1,860 | 2,944 | Rs. 4.53 Crore |
The registration also has eight 2 BHK homes of about 980 sq ft carpet area. Carpet area is the space inside the walls of the home, and the saleable area adds balconies and a share of the common areas. At Sattva Aaranya the carpet area is about 62% of the saleable area, so compare projects on carpet area and not on the headline size.
Amenities at Sattva Aaranya centre on a clubhouse and a podium with a swimming pool. The plan also has an amphitheatre, a party lawn, an outdoor gym, a badminton court, indoor games, a yoga room, a children's play area and a temple.
Prices and Other Costs
Sattva Aaranya prices start at Rs. 3.29 Crore for a 3 BHK and go up to Rs. 4.53 Crore for a 4 BHK. The price per sq ft is about Rs. 14,700 to Rs. 15,500 on saleable area. The figure for a given home changes with the tower, the floor and the view.
A buyer of a home under construction pays these costs over the agreement value:
- GST on the agreement value
- Stamp duty and registration (in Karnataka, stamp duty above Rs. 45 Lakhs is 5% plus cess and surcharge, and registration is 2%)
- Floor-rise and view premiums
- Clubhouse charges, the maintenance deposit and any extra car park
On a Rs. 3.29 Crore home, stamp duty and registration come to about Rs. 25 Lakhs. As an illustration, a loan for 75% of that price, the limit for a loan above Rs. 75 Lakhs, has an instalment of about Rs. 2.14 Lakhs a month at 8.5% a year over 20 years. Our EMI calculator works this out for any price and down payment.
RERA, Possession and Stage of Work
Sattva Aaranya RERA registration number is PRM/KA/RERA/1251/310/PR/241225/008358, granted on 24 December 2025 to Sattva Resi Private Limited, a Sattva Group company. The BBMP approved the building plan on 18 October 2025. The number can be checked on the Karnataka RERA portal under the registered name, Sattva Aaranya.
The registered start date is 1 January 2026 and the registered completion date is 23 January 2031. The quarterly update filed in July 2026 put overall progress at 14%, with 78 of the 418 homes booked. The registered completion date is the one that binds the seller, whatever date a sales team quotes.
Two court matters are declared in the registration, and both deserve a question before booking. A partition suit from 2016 over a share in part of the land is pending before the City Civil Court in Bangalore. An appeal linked to a bank's sale notice is pending before the Debts Recovery Appellate Tribunal in Chennai. Water is planned from the BWSSB supply and borewells.
About the Developer
Sattva Group, earlier known as Salarpuria Sattva, is a Bangalore developer that has been building since 1993. Its work covers apartments, plotted layouts, office parks and malls. On the western side of the city it has also built Sattva SimpliCity in Rajarajeshwari Nagar and Sattva Ashraya in Bidadi, so buyers have finished projects of its to walk through.
Checks Before Booking
A five-year wait and a price above Rs. 3 Crore reward a careful start. These checks cover the main points for Sattva Aaranya:
- Match the tower and the flat number to the RERA registration on the Karnataka RERA portal
- Ask for the carpet area, the balcony area and the saleable area of the exact home in writing
- Ask for the latest order sheets of both court matters and the lawyer's title opinion
- Check which side the home faces: the road, the university campus or the valley
- Walk from the gate to the metro platform and time it
- Get a full cost sheet with GST, premiums, parking and maintenance shown separately
- Pay only into the project account named in the RERA registration
Availability changes by tower and floor as bookings progress. Ask us for the homes open at Sattva Aaranya and the latest price sheet.
