Mana Sarjapur Orchards

Mana Sarjapur Orchards has its address at No. 60, Kodathi Village Road, in the Sarjapura area of east Bengaluru, pincode 560035. Kodathi is a village pocket that has been drawn into the city's growth along the Sarjapur corridor, so you should expect a mix of new towers, older village streets and open land around you.

The developer has not published distances to offices, schools, hospitals or stations, so we do not quote any here. The honest way to judge the location is to test it yourself. Drive from the site to your workplace at the hour you would really leave, then make the return trip in the evening rush. Do the school run at 8 in the morning if you have children.

A few things are worth checking on a site visit. See how wide Kodathi Village Road is at the gate and how it copes when traffic builds. Find the nearest grocery, pharmacy and clinic, and note how far each one is. With 682 homes arriving on one road, ask how many entry and exit points the campus will have and where visitor parking goes. Finally, ask whether water will come from a municipal line, borewells or tankers, since that shapes the maintenance bill.

Mana Sarjapur Orchards offers four plans, all quoted as built-up area. The three-bedroom homes, each with three toilets, measure about 1,566, 1,575 and 1,791 sq ft, starting at Rs. 1.43 Crore, Rs. 1.44 Crore and Rs. 1.63 Crore. The four-bedroom home with four toilets is about 2,100 sq ft from Rs. 1.90 Crore. Carpet areas have not been published, so ask for them.

At the entry price, the smallest home costs about Rs. 9,100 per sq ft, and the four-bedroom plan about Rs. 9,000. These are opening numbers; a higher floor or a better facing will raise them.

Since the homes are under construction, GST applies on top of the price. Stamp duty and registration are extra too. Ask for a cost sheet that shows:

• Base rate and the area it is charged on
• Floor-rise and facing premiums
• Car parking and the number of bays
• Clubhouse fee and maintenance deposit
• GST as a separate line
• Stamp duty and registration
• The construction-linked payment schedule

Mana Sarjapur Orchards has no RERA registration number published by Mana Projects. Ask for it in writing and look it up on the Karnataka RERA website, rera.karnataka.gov.in. The entry should list the approved plan, the number of homes and the completion date the developer has committed to, which you can hold against the 2027 promise.

At this under-construction stage, collect these before you book:

• The RERA registration certificate
• Sanctioned building plan for your block
• Title documents and an encumbrance certificate for the land
• Commencement certificate for the construction
• A draft agreement for sale with the handover date and penalty clause
• The payment schedule tied to construction milestones

Keep every receipt and the allotment letter. Before each instalment, check that the stage it is linked to has been reached on site. At handover, ask for the occupancy certificate, then register the sale deed and have the khata moved into your name.

Mana Sarjapur Orchards has four blocks of 29 floors on 6.39 acres, with shared facilities in between. The developer has not published the share of the land kept open, so ask for the sanctioned site plan and see how much of the ground is garden rather than driveway. Any images you are shown are renders as planned by the developer until the sales team confirms a space is finished.

A weekday could begin on the jogging track or in the meditation and yoga zone, followed by a session in the gymnasium or a swim. Children get a play area and several sports courts for after school. On a rainy afternoon, the indoor games room keeps them busy, while you book the spa and salon for yourself.

Weekends lean towards the clubhouse and the landscaped gardens. Birthdays and family functions can go to the multipurpose hall and its lawn, and the amphitheatre suits community events. With 682 households sharing one set of facilities, ask how the clubhouse will be sized for that crowd and what the monthly charge will be. Also ask which amenities will open with the first block and which only once the last one is handed over.