Sattva Aaranya

Sattva Aaranya stands at 13, Kenchenhalli, in Rajarajeshwari Nagar, pincode 560026. Most people call the area RR Nagar, and it lies off Mysore Road on the south-west side of Bengaluru. It is a settled residential part of town, so schools, clinics and shops are already part of the neighbourhood rather than a promise for later.

The developer has not published distances to offices, stations, schools or hospitals, and we do not quote any here. Your commute depends on where you work. Before you book, drive from Kenchenhalli to your office at your normal hour and back again in the evening, and try the school run too if you have children.

Keep the timeline in mind as well. Handover is planned from December 2031, and the roads and transport around the site may look quite different by then. Ask what civic work is planned nearby, but base your decision on what exists today. Three towers of 31 floors will also add a good deal of traffic to the local lanes, so ask where the gates will be and how wide the approach road is.

Sattva Aaranya has three home types, all quoted as built-up area. The three-bedroom is about 2,117 sq ft from Rs. 3.29 Crore, or about Rs. 15,500 per sq ft. The 3.5 BHK adds a smaller extra room and measures about 2,529 sq ft, from Rs. 3.72 Crore, about Rs. 14,700 per sq ft. The four-bedroom is about 2,944 sq ft from Rs. 4.53 Crore, about Rs. 15,400 per sq ft.

These are starting figures. In a 31-floor tower, the same plan on a high floor or with a better view will cost more, so ask for the exact price of the unit you want. Carpet areas have not been published yet.

As the project is under construction, GST is charged on the price. Stamp duty and registration are payable at the time of registration. Ask for a cost sheet that shows:

• Base rate and the area it applies to
• Floor-rise and view premiums
• Car parking and the number of bays
• Clubhouse membership and the maintenance deposit
• GST as a separate line
• Stamp duty and registration charges
• The payment schedule linked to construction

Sattva Aaranya has no RERA registration number published for this project yet. A new launch in Karnataka must be registered before homes are sold, so ask Sattva Group for the number and check it on the Karnataka RERA portal, rera.karnataka.gov.in. The entry will show the declared completion date and the approvals filed.

At this early stage, ask to see:

• The RERA registration certificate
• Title documents and an encumbrance certificate for the land
• Land conversion order for residential use
• Sanctioned building plan for your tower
• Environmental clearance, given the size of the project
• Fire and airport height clearances for a 31-floor building
• A draft agreement for sale

With handover planned from December 2031, the agreement matters a great deal. It should fix the completion date, link each payment to a construction stage and state the compensation if the date slips. Have a property lawyer read it before you sign.

At handover, collect the occupancy certificate for your tower, the registered sale deed and the khata in your name.

Sattva Aaranya plans three towers of 31 floors on 6.52 acres, and the developer says 75% of the site will be open or garden space. With the buildings taking up only a quarter of the ground, most of what you see from the lower floors should be green. The images shown today are renders as planned by the developer, since construction has only just begun.

A typical morning might start with a session in the yoga and activities area or a few rounds of the jogging track. The clubhouse holds the gym and the swimming pool for those who prefer to train indoors. Children have play areas of their own, and the sports courts are there for games after school.

Later in the day, the indoor games area and the mini theatre are the places to unwind, and the spa, salon and jacuzzi cover a slower afternoon. The multipurpose party area can host a birthday or a small family function without booking a hall outside. Ask the developer which facilities will open with the first tower and which will follow, since a long build often completes amenities in phases. Also ask how many lifts serve each tower.