Sattva City: Luxury Apartments in Chikkajala, North Bangalore
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Apartment
Project Type
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₹ 1.82 Crore *
Starting Price
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Newly Launched Project (February 2026)
Project Status
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50+ Acres
Land Area
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Sattva Group
Builder
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2, 3 & 4 BHK
Unit Type
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3000+ Units
Total Units
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1319 - 2975 Sq Ft
Unit Sizes
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2B+G+21 Floors
No of Floors
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February 2032
Possession Time
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13 Towers
No of Towers
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PR/270226/008494
Rera No
A 50-acre nature-themed township on Bengaluru's airport road
Sattva City is a newly launched township by Sattva Group at Meenakunte Hosur, Doddajala — on NH-44, positioned before the Yerthiganahalli Toll Plaza and roughly 10 km from Kempegowda International Airport. The development covers 50 acres, dedicates more than 84% to open space, and houses 3,000+ apartments across 13 towers. Configurations are 2, 3 and 4 BHK (1,319–2,975 sq ft) starting at ₹1.82 Crore. RERA: PR/270226/008494. Possession: February 2032.
What actually distinguishes this project
The toll plaza sits past the project, not before it. Most pre-launches on this corridor are deeper into the airport zone, which means residents pay daily toll charges on the way in and out. Sitting before the plaza saves a Hebbal or Manyata commuter roughly ₹35,000–₹40,000 a year — small per trip, meaningful over a hold period.
The format is 50 acres on a corridor where most new launches are 5–15. That difference is what enables 84% open space, internal greens deep enough to actually use, and tower spacing that doesn't feel transactional. It's the part of the pitch that's hardest to replicate later, and it's why the math on lake-facing units sits at a 10–12% premium to comparable airport-corridor inventory.
The Doddajala Blue Line stop is the deferred upside. Once operational (best-case late 2026/early 2027, BMRCL-dependent), it removes the NH-44 peak-hour bottleneck and pulls Hebbal/Manyata commutes into a different bracket. Modelling the project without the metro gives you a more honest base case than the marketing copy.
The fit, risk and trade-off framework that determines whether this project makes sense for your specific situation is broken down further below — see Who this is for, Risk and reward, and Format comparison.
Quick facts
| Detail | Specification |
|---|---|
| Project Type | Apartment |
| Total Land Area | 50 acres |
| Location | Meenakunte Hosur, Doddajala, North Bangalore |
| Key Landmark | Before Yerthiganahalli Toll Plaza; near Doddajala Lake |
| Metro Access | Upcoming Doddajala Metro Station (Blue Line / Airport Metro) |
| Unit Variants | 2, 3 & 4 BHK |
| Unit Sizes | 1,319 – 2,975 sq ft |
| Starting Price | ₹1.82 Crore onwards* |
| Total Units | 3,000+ apartments |
| Towers & Floors | 13 high-rise towers (2B + G + 16 to 2B + G + 21) |
| RERA Number | PR/270226/008494 |
| Possession | February 2032 |
Project Highlights
Sattva City: A futuristic 50-acre mixed-use destination in North Bengaluru.
Configurations, sizes and pricing
| Configuration | Carpet range | Starting price | Best suited to |
|---|---|---|---|
| 2 BHK | 1,319 – 2,135 sq ft | ₹1.82 Cr | Couples and first-time buyers entering the airport corridor |
| 3 BHK | 1,812 – 2,238 sq ft | ₹2.48 Cr | Families; also the most rented configuration in this catchment |
| 4 BHK | 2,623 – 2,975 sq ft | ₹3.50 Cr | Multi-generational end-users, not yield-led investors |
Timeline and approvals
- Pre-launch: 29 December 2025 · Launch: 27 February 2026 · Possession: February 2032
- RERA: PR/270226/008494 (approved 27 Feb 2026) · Statutory clearances in place with BDA, BBMP and BMRDC
- Payment schedule: construction-linked — 10% at booking, 10% on allotment, 80% staged against verified construction milestones
- Bookings: EOIs open; EOI holders are prioritised in unit allocation
Apartment Types & Price Table
The Sattva City Price ranges from ₹1.82 Crore to ₹3.5 Cr, depending on the unit type and size. It is the indicative pre-launch price as the project is in the pre-launch stage. The prelaunch price is at ₹13,936 per Sq.ft (Approx.) The table below shows unit-wise cost breakdown below, including unit type, super built-up area, and all-inclusive pricing.
| Unit Type | Size (Approx. SqFt) | Starting Price* |
|---|---|---|
| 2 BHK | 1319 - 1352 SqFt | Rs. 1.82 Crores |
| 2.5 BHK | 1599 - 1699 Sqft | On Request |
| 3 BHK | 1813 - 2002 Sqft | Rs. 2.48 Crores |
| 3.5 BHK | 2244 - 2412 Sqft | On Request |
| 4 BHK | 2711 - 2975 Sqft | Rs. 3.5 Crores | Penthouse | 6266 - 7174 Sqft | On Request |
**Above prices are indicative prices subject to Change. Final pricing may vary based on floor rise, tower location, unit facing, and applicable launch offers.
The Sattva City pricing structure is strategically designed to offer an amazing early-bird advantage within the high-growth North Bangalore corridor, as one of the most anticipated integrated townships on Airport Road (NH-44). By securing a unit during the prelaunch phase, buyers can benefit from flexible and construction linked payment plans. As the area nears the completion of major infrastructure projects such as the Blue Line Metro, early investors are positioned for significant capital appreciation.
Easily estimate your monthly home loan payments for this Sattva City new launch housing project by Sattva Group in Doddajala, North Bangalore, using our EMI Calculator. Just enter your loan amount, annual interest rate, and loan tenure to plan your budget.
Floor Plan
The Sattva City floor plan offers smartly planned 2, 3 & 4 BHK apartments to cater to every family’s needs and lifestyle.
The unit sizes range from 1306sq. ft. to 2975. This gives buyers options to choose from compact homes and spacious luxury residences.
2, 3 & 4 BHK apartments in Meenakunte Hosur, Bangalore
An apartment, also referred to as a flat in India, is a self contained home within a larger complex, complete with bedrooms, kitchen, and bathrooms. In Bangalore, these options are the most popular housing choice due to rising land prices and the convenience of community living. Modern apartments come with amenities like pools, gyms, landscaped gardens, and advanced security systems.
The development spans 2, 3 and 4 BHK configurations across 3,000+ units. Floor plans are designed to be Vaastu-compliant where tower orientation permits, with sizes ranging 1,319–2,975 sq ft and entry pricing at ₹1.82 Crore.
Core Design: Vastu & Space Utilization
The main aspect of the Sattva City Doddajala township is the Vastu aspects. Every unit is carefully planned to invite positive energy. The entrances face East and West, along with well-placed kitchens, and vaastu-compliant bedrooms. This commitment to traditional principles ensures a harmonious living environment for all residents.
The project also excels in smart space usage. The layout does not have any long, narrow corridors and dead corners. This design makes sure every square foot is utilized. When comparing Carpet Area vs. SBA (Super Built-up Area), Sattva City maintains an industry-leading value. This efficient design philosophy allows for larger living rooms and more practical utility areas compared to standard high-rise developments in North Bangalore.
Best Units for End-Use
Potential buyers should note that the higher-floor units are the best units for end-use. These units offer the view of Bangalore skyline and surrounding greenery. As the floor increases, there is a reduction of noise levels, perfect for a retreat after a day at work.
2 BHK Floor Plan
- SBA: 1306 - 2135 sq. ft.
- Rooms Layout: These units offer a smart foyer entry leading to a spacious living-dining area. The 2 BHK variant includes a versatile room that can be used as a home office and study.
- Balcony Count: 2 Balconies
- Ideal For: This configuration is ideal for small families or remote workers who need a dedicated workspace without compromising on bedroom comfort.
3 BHK Floor Plan
- SBA: 1812 - 2238 sq. ft.
- Rooms Layout: A grander family-centric layout featuring three spacious bedrooms. The 3 BHK variant is a standout, offering an extra utility room.
- Utility + Balcony Details: Includes a wide living area and a private balcony for the Master Suite. The kitchen features a separate utility zone.
- Ideal For: Modern urban families seeking a balance between social entertaining spaces and private retreats.
4 BHK Floor Plan
The 4 BHK residences at Sattva City represent luxury in the North Bangalore corridor. These units are placed on higher floors to offer unobstructed 180-degree panoramic views of the Doddajala Lake and the city skyline.
- SBA: 2623 - 2975 sq. ft.
- Room Layout: This layout features four massive bedrooms, a grand entry foyer, and an oversized living hall. Every bedroom is positioned to ensure maximum cross-ventilation and natural light.
- Balcony Count: 3 to 4 Balconies, including a massive balcony for outdoor lounging and a private balcony for the master suite.
- Ideal For: Large multi-generational families or high-profile professionals.
Model Apartments: A Preview of Life at Sattva City
Model apartments will be available for viewing after the project is launched. These model apartments feature 2, 3 and 4 BHK configurations.
These model units help buyers visualize the Vaastu-compliant layouts and the efficient space usage. Visitors can walk through the living areas and inspect the finishing quality before possession. Key highlights include:
- Interior Inspiration: Professionally staged interiors demonstrate how to optimize the extra room in the 2 BHK and 3 BHK.
- Finishing Standards: It shows vitrified flooring, high-end modular kitchen features, and branded sanitary ware.
- Views & Ventilation: While the actual towers rise to 2B+G+16 to 2B + G + 21 floors, the model units show how much sunlight each tower would receive and the peaceful environment offered at Sattva City.
Master Plan
The Sattva City master plan gives detailed information of the 50 acre site. It has 13 high-rise towers, reaching up from 2B + G + 16 to 2B + G + 21 floors. The development houses 3,000+ apartments, anchored by a 50,000+ sq ft clubhouse.
Sattva City Bangalore has a dedicated 84% open space for landscaped gardens, eco-pond, and senior citizen relaxation courts.
Master Plan Layout With Zone Identification
| Zone Number | Feature / Amenity | Description |
|---|---|---|
| 01 | Grand Entrance Plaza | An entry/exit gateway at Meenakunte Hosur featuring a 24/7 security, CCTV surveillance, and digital visitor management. |
| 02 | Signature Clubhouse | A state-of-the-art 50,000+ sq. ft. lifestyle hub featuring indoor heated pool, squash courts, mini-theater, and a modern gym. |
| 03 | The Green Sanctuary | Internal roads lined with trees, dedicated green space for relaxation and socializing. |
| 04 | Residential Clusters | 13 Iconic High-Rise Blocks reaching up from 2B + G + 16 to 2B + G + 21 Floors, strategically spaced to ensure 100% privacy and panoramic views for every unit. |
| 05 | Sports Arena | Dedicated zone for Tennis courts, Basketball courts, a Cricket practice pitch, and a squash court. |
| 06 | Wellness & Leisure Zone | Features swimming pools, yoga areas, jogging & Cycling track. |
Towers and Blocks Key plan features of Sattva City:
Entry/Exit Gates:
- Main Entrance: Located directly on the NH-44 at Meenakunte Hosur.
- Airport Access: Situated just 10.9 km (18 minutes) from the Kempegowda International Airport. Best for frequent travellers.
- Secondary Access: The upcoming Doddajala Metro Station (Blue Line), along with the STRR access, will improve commute.
Tower Placement:
- Clustered Layout: The 13 high-rise towers are organized in strategic clusters across the 50-acre expanse for proper ventilation and ample sunlight.
- Privacy & Vistas: By spacing the towers wide apart, the layout ensures that every apartment enjoys privacy along with an unobstructed view of the Doddajala Lake, or the Bangalore North skyline.
- Structure: Each tower features a 2 Basement + Ground + 16 / 21 Upper Floors configuration.
Clubhouse Location:
- Integrated Hub: The project features a grand, multi-level clubhouse spanning over 50,000 sq. ft.
- Strategic Positioning: The clubhouse is located at the heart of the community, serving as a social bridge between the residential clusters and the active sports zones.
Open Spaces %:
- 84% Open Area: Only 20% of the massive 50-acre land parcel is utilized for the building footprint, leaving the rest for nature.
Parking Layout:
- Subterranean Parking: 2 levels of expansive basement parking, enhancing safety and air quality.
- Drop-off Zones: Each tower features a dedicated drop-off lobby at the ground level for residents and cabs.
Internal Roads & Pathways:
- Pedestrian-First Podium: The pedestrian-only pathway creates a safe space for children and senior citizens.
- Peripheral Loop Road: A wide, paved internal perimeter road allows for seamless movement of emergency vehicles and service traffic without intersecting pedestrian paths.
- Active Commute Tracks: A dedicated jogging, cycling, and walking track through the green zones.
Location & Connectivity
The micro-market in plain terms
Doddajala sits at the inflection point of three corridors that don't usually overlap: the airport-led growth zone, the established North Bengaluru residential belt, and the early Aerospace SEZ industrial cluster. That overlap is what's pulled in office tenants, school operators, and infrastructure spend over the last five years. The road network gives the site direct NH-44 access, with the STRR and PRR extending the catchment outward to Hoskote and Doddaballapur without forcing a city-centre detour.
- Micro-market: Doddajala – Devanahalli, the active growth zone of the North Bengaluru airport corridor
- Employment proximity: KIADB Aerospace Park, Devanahalli Business Park, IFCI Financial City, Manyata Tech Park
- Highway access: NH-44 direct; Satellite Town Ring Road and Peripheral Ring Road in build-out
- Transit upside: Doddajala Station on the upcoming Blue Line (Airport Metro), connecting through to the CBD and ORR
Project Address
Sattva City,
Meenakunte Hosur, Doddajala,
Bangalore Urban - North,
Karnataka-562157
Landmarks and Map Details
Landmark: Situated just before the Yerthiganahalli Toll Plaza
Coordinates: 13.1850° N, 77.6425° E
Google Plus Code: 5J4F+2X5 Bengaluru,
Karnataka
What daily life looks like from here
The trade-off the airport corridor usually forces is density versus access. Sit closer to the city and you take on traffic; move further out and you lose connectivity. This pocket avoids that choice because Doddajala Lake on one side and the NH-44 frontage on the other create a low-density buffer with a fast highway exit. Mornings tend to feel residential rather than transactional — the kind of distance from arterial traffic that's hard to design back in once the corridor builds out further.
- 2 mins from NH-44 (Bellary Road) and the Yerthiganahalli Toll Plaza
- Quick commute to KIADB Aerospace Park (12 km) and Manyata Tech Park
- Close to the upcoming Devanahalli Business Park and IFCI Financial City
- Schools Nearby: MVM School, Embassy Academy, and Vidyashilpa Academy
- Hospitals Nearby: NRV Hospital, Sri Sathya Sai Hospital, and Aster CMI Hospital
- Malls Nearby: Galleria Mall, Esteem Mall, and the upcoming Phoenix Mall of Asia
Connectivity Snapshot
| Key Infrastructure | Distance / Travel Time |
|---|---|
| KempeGowda International Airport (KIAL) | 10.8 km | 15 mins* |
| Doddajala Railway Station | 1 km | 3 mins* |
| Doddajala Metro Station | 2.6 km | 7 mins* |
| KIADB Aerospace Park | 12.4 km | 23 mins* |
* Travel time may vary based on traffic and route conditions.
The commute picture, by destination
Three destinations matter here, and they behave differently. The airport is the most reliable — under 25 minutes door-to-door in normal conditions, with shuttle and cab availability at every hour. The Aerospace SEZ and nearby office parks sit inside a 30-minute drive; the absence of city traffic is what keeps that consistent. The Hebbal–Manyata stretch is the variable: 30 minutes off-peak, up to an hour at rush — and the reason the Doddajala Blue Line stop matters more than the marketing implies.
Distance reference
| Key Location | Distance / Travel Time |
|---|---|
| NH-44 (Bellary Road) | 2 km ( 7 min) |
| MVM School (CBSE) | 7.4 km (12 min) |
| Embassy Academy | 9 km (17 min) |
| NRV Hospital | 2.9 km (5 min) |
| Sri Sathya Sai Hospital | 2.3 km (4 min) |
| Yelankaha | 9.9 km (13 min) |
| Devanhalli | 14.2 km (22 min) |
| Manyata Tech Park | 20 km (32 min) |
| Doddajala Metro Station | 1 km ( 3 min) |
| Devanhalli Fort | 14 km (21 min) |
| Galleria Mall | 14 km (16 min) |
| Kempegowda International Airport (KIAL) | 12.4 km (23 min) |
Important road links
- Doddajala-NH-44 / Bellary Road - Devanahalli (Direct access toward the Airport and North IT corridor)
- Satellite Town Ring Road (STRR) & Peripheral Ring Road (PRR) access
- KIADB Aerospace & Hardware Park access (Emerging commercial/industrial zone)
Upcoming improvements
- Doddajala upcoming metro (as announced/proposed)
- Proposed PRR service road expansion
Overall, the location has good road connectivity now and could improve even more with upcoming infrastructure and transit projects.
Market Comparison of Doddajala with Devanahalli
| Feature | Devanahalli (Core) | Doddajala (Growth) |
|---|---|---|
| Market Phase | Saturated / Mature | High-Growth |
| Avg. Price (2026) | ₹ 10,000 sq ft | ₹ 8,400 sq ft |
| Open Space | <20% | Up to 84% (in townships) |
| Best For | Stable Rent | High Capital Gains + Lifestyle |
The demand backdrop, in three numbers
- Employment growth: 1–3 lakh jobs in catchment by 2030. The airport-adjacent zone is being shaped for offices, hospitality and aviation services; Doddajala sits one ring out — close enough to absorb the residential spillover, far enough to keep the density profile residential rather than commercial. Public estimates put corridor employment at 1–3 lakh additional jobs over the rest of the decade, with the wide range reflecting how dependent the timeline is on SEZ build-out pace.
- Price action: ₹4,500 → ₹6,500–₹14,000 per sq ft in five years. Realised pricing in Doddajala has moved meaningfully since 2021, with the spread reflecting project quality and NH-44 proximity. The forward base case for the next 3–5 years is 10–12% annual appreciation, conditional on the Blue Line opening on time and SEZ employment continuing to track. Higher-end forecasts of 15–20% should be read as upside scenarios, not base cases.
- The serviceability gap that's narrowing. Premium schools (Stonehill International, Vidyashilp Academy, Canadian International) and tertiary healthcare (Aster CMI, upcoming multispeciality facilities in the Aerospace zone) sit 15–25 minutes by road — meaningful for catchment, not for walk-out access. This is the dimension where the corridor still lags East Bengaluru, and the one most likely to close over the next five years as institutional operators follow the residential build-out.
Educational Hub: Schools Near Sattva City
| School Name | Distance/ Time | Key Highlights (2026) |
|---|---|---|
| StoneHill International School | 7 km | 15 min | International Baccalaureate (IB) |
| Embassy Academy | 7.8 km | 19 min | Experiential learning, STEM, and holistic development |
| Vidyashilp Academy | 13 km | 20 min | Focusing on the "4 C's": Critical Thinking, Creativity, Communication, and Collaboration |
| Delhi Public School | 12 km | 20 min | Focused on holistic development, critical thinking, and experiential learning |
| Sterling English School | 14 km | 30 min | Incorporates Vedic Mathematics |
| Akash International School | 16 km | 28 min | Cambridge Lower Secondary Programme |
Healthcare Infrastructure Near Sattva City
| Hospital Name | Distance | Time | Highlights (2026) |
|---|---|---|
| NRV Hospital | 2.9 km| 5 min | Patient-centered care and is equipped with modern tools. |
| Akash Medical Hospital | 14 km | 23 min | 600-950 bedded multi-specialty teaching hospital |
| Sri Shirdi Sai Hospital | 13.9 km | 23 min | 100-bed multispecialty facility |
| Ramaiah Leena Hospital | 13 km | 23 min | 24/7 emergency, inpatient, and outpatient services |
| Aster CMI Hospital | 18 km | 26 min | Premier 500-bed quaternary care multispecialty hospital part of Aster DM Healthcare |
Proximity to employment is the most defensible part of the location pitch here. The site serves the 3,000-acre KIADB Aerospace Park, Devanahalli Business Park, and Manyata Tech Park, plus a tier of mid-size office parks (Northgate, Ecopolis, Prestige Tech Cloud) that cumulatively form the rental catchment. The five hubs below are the ones most likely to anchor tenant demand.
Major employment hubs in catchment
| Business Hub | Distance / Time | 2026 Status |
|---|---|---|
| KIADB Aerospace & Hardware Park | 12 km| 24 min | The hub is expected to create over 1.5 lakh direct jobs by 2027. |
| Prestige Tech Cloud | 4.5 km | 10 min | Targets Fortune 500 companies and high-end GCCs |
| Devanahalli Business Park | 11.8 km | 24 min | Host top-tier banks, insurance firms, and R&D centers. |
| North Gate Office Park & Ecopolis SEZ | 9.9 km | 14 min | Home to firms like Infosys and various deep-tech startups |
| Bangalore Signature Business Park | 10.6 km | 22 min | Integrated business hub |
Shopping and entertainment are a 20–30 minute drive rather than walking distance — the trade-off of a low-density location. The destinations below cover the realistic options residents will use for weekend trips and dining, with Phoenix Mall of Asia at Hebbal being the largest in the catchment.
Lifestyle and entertainment destinations
| Destination | Distance / Time | Top Attraction (2026) |
|---|---|---|
| Bhartiya Mall of Bengaluru (Bhartiya City) | 15 km | 27 min | Open-air, and pet-friendly lifestyle destination |
| The Galleria Mall (Yelahanka) | 11.9 km | 19 min | Mid-week shopping or catching the latest blockbuster. |
| Esteem Mall (Hebbal) | 16 km | 25 min | Entertainment zones across 125,000 sq ft |
| Phoenix Mall of Asia (Hebbal) | 16 km | 24 min | The Oasis"—an upscale multi-level dining zone |
| DRV Plaza (Devanahalli) | 14 km | 23 min | Mix of multi-brand retail shops, cafes, and amenities |
Doddajala
Doddajala is a fast-growing residential area in North Bengaluru. It is located between the Hebbal-Yelahanka zone and Kempegowda International Airport, making it part of the "Airport influence zone." By 2026, it will have grown from a quiet suburb into a modern urban area, popular with expatriates, airline staff, and tech professionals who want open, low-density living while staying well connected.
Devanahalli
Devanahalli is an important part of the Bengaluru Metropolitan Region and acts as a gateway to the city’s future. Once famous for its historic fort, it has grown rapidly in the last decade into a global business hub. Large investments in the KIADB Aerospace Park and Bengaluru Airport City have made Devanahalli a key driver of North Bengaluru’s economy.
Proximity Highlights
Doddajala and Devanahalli connect seamlessly to Bengaluru's economic nerve centers:
- Yelahanka Hub – ~10 km
- KIADB Aerospace Park – ~12 km
- Hebbal Flyover – ~20 km
- Manyata Tech Park – ~19 km
- Kempegowda International Airport – ~8 to 11 km
Why this corridor suits township-format living
The corridor's shift from agricultural land to a modern residential belt happened in two phases — the 2008 airport relocation triggered the first wave of NH-44 upgrades, and the post-2020 build-out of the KIADB Aerospace SEZ drove the second. The road, transit, and employment infrastructure now in place (or in build) is what makes large-format townships viable here rather than the high-density vertical layouts more common closer to the city.
Strategic location advantages
- NH-44 Expressway: Main road for traffic-free travel to the city center and airport.
- Satellite Town Ring Road (STRR): Connects Devanahalli to nearby industrial areas like Doddaballapur and Hoskote, avoiding city traffic.
- Peripheral Ring Road (PRR): Future connection to IT hubs like Whitefield and Sarjapur.
- Blue Line Metro (Phase 2B): Direct metro access to the airport, Hebbal, and Outer Ring Road.
IT & Industrial Hubs near Doddajala/Devanahalli
- KIADB Aerospace Park – ~12 km (Home to Boeing, Shell, and Airbus)
- Prestige Tech Cloud – ~4.8 km
- Manyata Embassy Business Park – ~19 km
- IFCI Financial City – ~10 km
- Ecopolis (Yelahanka) – ~8 km
Why People Prefer this Zone
- Lower Density: More open space and cleaner air compared to the city center or East Bengaluru.
- Premium Infrastructure: Close to top schools like Stonehill and Vidyashilp, and hospitals like Aster CMI and Manipal.
- Retail Options: Near Phoenix Mall of Asia and the upcoming Airport City shopping areas.
- High Returns: Strong potential for property value growth due to Airport City and Foxconn developments.
Major Projects Nearby
- Sattva Lumina (Yelahanka)
- Sattva Park Cubix (Devanahalli)
- Sattva Vasanta Skye (Bellary Road)
- Sattva Aeropolis (Airport Road)
- Sattva Northland (Hennur Road)
Forward growth indicators — beyond connectivity
Distance numbers and metro maps tell half the story. The other half is which sectors are committing capital to this pocket, what social infrastructure is following them, and how comparable airport corridors elsewhere have priced in similar shifts. Three indicators worth tracking before committing capital here.
1. The employment mix is skewing toward higher-yield tenants
The KIADB Aerospace SEZ already hosts Boeing, Airbus, Safran, Collins Aerospace and ThyssenKrupp, with current build-out targeting ~1.5 lakh direct jobs by 2027. Around it, Northgate Office Park and Ecopolis SEZ have absorbed GCC capacity that historically clustered in East Bengaluru — back-office, engineering and analytics teams from hyperscaler-class firms. Aviation services, hotel chains and aerospace ancillaries fill the gap between.
Why this matters for buyers: the average salary band in this corridor sits higher than the typical IT-services profile, which structurally favours 3 and 4 BHK rental absorption. The flip side — 2 BHK rental demand here is shallower than in Whitefield or Sarjapur — is useful to know if you're buying for yield rather than end-use.
2. Social infrastructure is the lagging indicator that's about to catch up
Premium school capacity in the catchment expanded roughly 40% over 2022–2025 as Stonehill International, Canadian International and Vidyashilp added seats. Tertiary healthcare lags — Aster CMI (Hebbal) is the closest 500-bed multispeciality today; expansion approvals from Manipal and Narayana are in process, with operational targets tracking 2027–2029. Phoenix Mall of Asia at Hebbal anchors retail; sub-anchor formats closer to Doddajala are in the approval pipeline.
The closing gap between "in catchment" and "walkable" is the most consistently overlooked appreciation driver in airport-corridor pockets. It is also why the next 36–48 months matter — this is the window in which the corridor either confirms its growth thesis or signals the timeline is slipping.
3. Comparable corridors elsewhere give context, not certainty
Hyderabad's Shamshabad belt around RGIA traded at ₹2,000–3,500/sq ft when the airport opened in 2008; comparable inventory in the same micro-market today trades at ₹12,000–18,000 — a 5–7x move over a 15-year cycle, with the steepest leg in years 8–12 as social infra finally caught up. Delhi NCR's Dwarka Expressway runs a similar pattern over a slightly shorter timeline. Bengaluru's airport corridor will follow its own cycle for its own reasons; the broad pattern worth holding in mind is that airport corridors tend to see step-function appreciation when the third infrastructure layer lands (metro, SEZ, or expressway). Two of those three are already in place here. The metro is the third.
Amenities
The community lifestyle at Sattva City Doddajala is vibrant, built around nature and modern lifestyle. Spread across 50 acres, the township reserves 84% of its land to open spaces, landscaped gardens, and green zones. Residents will enjoy multiple clubhouses, swimming pools, gyms, indoor and outdoor sports courts, jogging tracks, yoga decks, and dedicated kids’ play areas. With over 250 premium amenities, the design fosters community bonding, relaxation, and an active lifestyle for all age groups.
Planned as a self-sustained gated township in North Bangalore, Sattva City focuses on both convenience and safety. Future amenities may include on-site shopping zones, healthcare, and education facilities to make everyday life hassle free. The community has 24/7 security with CCTV surveillance, along with eco-friendly features like rainwater harvesting and waste management. Together, these create a secure, sustainable, and integrated lifestyle where everything residents need is within reach.
Key Amenities
Some of the main amenities in Sattva City Bangalore include:
- Amphitheater
- Swimming Pool
- Cycling Tracks
- Basketball Court
- Children’s Play Area
- Car Parking
- Power Back-up
- Lifts
- Wi-Fi Connectivity
These features help make residents' daily lifestyle smooth, comfortable and fun along with ensuring safety and convenience.
Sattva City is perfect for people who desire premium living with every need met within the gated community.
Lifestyle & Wellness
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Outdoor Swimming Pools
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Outdoor Exercising
Decks
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Community Gardens
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Pet Park
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Cricket Practice Net
Sports & Recreation
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Squash Court
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Dance Studio & Aerobics Studio
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Table Tennis
Room
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Basketball
Court
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Volleyball Court
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Badminton Court
Kids & Family Zones
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Mini Theatre
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Party Hall & Banquet Hall
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Children
Play Area
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Amphitheatre
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Landscaped Gardens
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Senior Citizen Area
Convenience & Utilities
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Car Parking
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Lifts
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Power Backup
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Wi-fi Connectivity
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Waste
Disposal
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Maintenance
Staff
Safety & Security
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24/7 Security
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CCTV Surveillance
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Fire
Safety Systems
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Accessed Entry
State-of-the-Art Lifestyle
The amenities at Sattva City are designed for daily comfort, holistic fitness, and premium social engagement. With over 84% open green space, the township offers a "Nature-First" lifestyle that balances urban luxury with ecological serenity.
Key Lifestyle Amenities
- Grand 50,000+ sq. ft. Clubhouse: A multi-level leisure hub featuring a grand lobby, banquet halls, a luxury spa, and a dedicated mini-theatre.
- Extensive Fitness Tracks: Tree-lined jogging and cycling tracks in a strictly vehicle-free zone.
- Indoor Sports Arena: Courts for badminton, squash, and table tennis.
- Grand Multipurpose Hall: A high-capacity venue equipped for community celebrations.
- Outdoor Leisure Zones: Dedicated BBQ pits and dining pavilions for weekend social gatherings.
- Elite Gym: A fully equipped fitness center with cardio stations and strength training machines.
- Themed Eco-Parks: Featuring green open areas for quiet retreats and tree lined roads.
- Adventure Play Zone: Innovative kids' play area featuring rock climbing walls and a skating rink.
- Security System: 24/7 CCTV surveillance with monitored access.
- Sustainable Infrastructure: Integrated rainwater harvesting, an on-site sewage treatment plant
RERA, Approvals & Legal Documentation
RERA (Real Estate Regulatory Authority) protects the buyer’s property investment by ensuring transparency in construction schedules, fund utilization, and overall build quality.
- Secure Investment: Under RERA guidelines, developers must deposit 70% of the collected project funds into a separate escrow account, ensuring the money is used exclusively for the construction and development of that particular project.
- Bank Financing: Both public and private banks provide home loans only for projects that possess a valid RERA registration number along with clear and approved land titles.
RERA registration number: PR/270226/008494
Sattva City is now RERA approved (27th February 2026). Bookings are officially open.
- Official RERA Link: Karnataka RERA Portal.
- Project Phase Details: The development is designed as a single-phase, fully integrated township project.
Project Status & Possession Timeline
| Milestone | Details / Timeline |
|---|---|
| Current Status | Launched (27th February 2026) |
| Expected Possession Date | February 2032 |
| OC Date (Expected) | February 2032 |
| RERA Validity | 2026 – 2032 |
| Final Handover | February 2032 |
Bank Approvals & Home Loan Partners
Formal bank tie-ups are now confirmed following RERA registration. The strong credit standing of Sattva Group gives confidence that major banks will provide home loans for the project. Homebuyers can expect flexible repayment plans from leading banks.
Construction Status
Construction progress typically begins with land clearance, site preparation, and getting approvals. This is followed by foundation and stage wise development of approved layout and timeline. Finishing works, and quality inspections are carried out toward the final stages before project handover.
Sattva City Construction Update – March 2026
As of March 2026, Sattva City has officially moved from the pre-launch phase to the construction phase after receiving RERA approval. Initial groundwork and site preparation activities have begun at the 50-acre site in Doddajala.
- Site leveling and boundary development completed.
- Initial piling and foundation preparation scheduled.
- Sales office and marketing suites operational.
- Infrastructure planning for internal roads and drainage underway.
With the project now officially launched, construction is expected to progress in phases across the 13 residential towers, with completion scheduled around February 2032.
Market view and rental economics
The three lenses buyers should run this through before signing
Who's actually buying
Walk-in inquiries lean end-use first, investment second — families relocating from Hebbal and Yelahanka, NRIs anchoring a Bengaluru base, and senior tech professionals downsizing the school commute.
3 BHK is the dominant book, followed by 4 BHK from multi-generational households. 2 BHK demand is mostly investor-led.
Primary profile: end-use familiesHow the pricing benchmarks
Headline pricing here is ~₹13,000/sq ft. Comparable airport-corridor inventory trades at ₹14,000–₹16,000, established East Bengaluru micro-markets at ₹12,000–₹18,000 depending on age and amenity load.
Per-sq-ft, this lands as fair value with a low-density premium — not cheap, not stretched.
Verdict: fair, not cheapLiquidity at handover
With 3,000+ units delivering together, expect 18–24 months of elevated resale supply post-2032. The 3 BHK book absorbs fastest; 2 BHK and lake-facing premium stock historically clear first.
Investors should plan exit timing around that supply window, not assume immediate liquidity at handover.
Plan: stagger exits 2032–34Indicative rental ranges (post-metro)
The bands below assume the Doddajala Blue Line stop is operational and the surrounding office footprint is at typical occupancy. Pre-metro rents will sit at the lower end or below — model both scenarios.
| Configuration | Monthly rent (est.) | Gross yield | Net yield (after costs) |
|---|---|---|---|
| 2 BHK | ₹45,000 – ₹55,000 | 3.5% – 4.0% | ~2.7% – 3.2% |
| 3 BHK | ₹60,000 – ₹75,000 | 3.8% – 4.2% | ~3.0% – 3.4% |
| 4 BHK | ₹85,000 – ₹1,10,000 | 3.8% – 4.2% | ~3.0% – 3.4% |
Net yields reflect maintenance, property tax and 30–45 days of vacancy per cycle. The 3 BHK leases fastest in this catchment; 4 BHKs see longer vacancy gaps.
How this stacks up against East Bengaluru
Established IT corridors like Whitefield and Sarjapur offer day-one tenant liquidity, walkable retail, and lower execution risk — the trade-off is higher density, older inventory, and a slower appreciation profile. The Doddajala–Devanahalli pocket is the inverse trade: lower density, faster infrastructure rollout, larger integrated formats, but a longer ramp before the rental market matures. The right answer depends on which trade you want to make.
Who this project is actually for
A buyer-fit framework. Most homepages list features and leave you to self-select; this is the inverse.
Strong fit
- NRI and HNI families with a 7–10 year horizon. Institutional-grade developer, an inherent dollar-rupee hedge in INR real assets, and end-use optionality at handover make this a sensible long-hold base.
- Senior tech and aerospace professionals working the airport corridor. Toll-saving and metro upside both compound for daily commuters; school catchment is already in place; 3–4 BHK pricing maps to the salary band typical here.
- Multi-generational households. The 4 BHK floor plates suit the use case, the low-density layout supports senior mobility, and the healthcare catchment is appropriate for the demographic.
- Portfolio buyers diversifying out of mature East Bengaluru. Different growth cycle, different tenant profile — useful exposure for anyone already concentrated in Whitefield or Sarjapur inventory.
- Self-use buyers who weight low-density living over walkable retail. The layout enables this; the trade-off is conscious and worth the premium for the right buyer.
Poor fit
- Investors with a sub-3-year horizon. The six-year possession window alone disqualifies; pre-handover resale liquidity is thin and discounted.
- Yield-only buyers. Gross yield at 3.5–4.2% post-metro is fair, not standout — completed East Bengaluru inventory yields more today with less infrastructure risk.
- Buyers who need walkable retail or café culture today. The corridor will get there; "today" is not when.
- Cash-flow-constrained buyers underwriting on post-handover rent. Six years of EMI or capital deployment without offsetting rental income is unforgiving on stretched balance sheets.
- Households with strict Vaastu requirements across all sub-options. Adherence varies by tower and entrance; review unit-specific plans before booking rather than assuming.
- Buyers underwriting deal economics with the metro running on schedule. Model without it. If the base case still works, you're honest. If not, the deal is metro-dependent, not project-dependent.
The single question that resolves most decisions here: if the Blue Line metro opens two years late and the SEZ employment ramp comes in at the bottom of its projected range, does this still make sense for your specific use case? If yes, the project is a fit. If no, the upside cases are doing too much work in your thesis.
Risk and reward, side by side
Marketing copy lists rewards without naming risks. This is the inverse — both, with rough magnitude estimates so you can stress-test the deal.
Reward side
| Driver | Magnitude | Confidence |
|---|---|---|
| Capital appreciation (base case, 6yr hold) | ~75–105% cumulative | Medium-high |
| Lake / view-facing premium | +10–12% over base unit | Medium |
| Toll-free recurring saving | ₹35–40K per year | High (immediate) |
| Gross rental yield (post-metro) | 3.5–4.2% | Medium (metro-dependent) |
| Developer counterparty quality | Lower delivery / stall risk | High |
| Low-density layout (hard to replicate at this price later) | Compounding premium | Medium-high |
Risk side
| Risk | Impact | Likelihood |
|---|---|---|
| Blue Line metro delayed > 2 years | −10 to −15% on base appreciation; rental ramp shifts to 2028+ | Medium |
| Heavy resale supply at 2032 handover | 18–24 month gap before resale pricing stabilises | High |
| SEZ employment ramp slower than projected | −3 to −5% on appreciation; thinner rental absorption | Low-medium |
| Interest rate cycle through build period | EMI sensitivity (~50–100 bps swing realistic) | Medium |
| Construction quality drift across a 6-year build | Unit-specific; inspect through build | Low |
| Macro property cycle correction | −10 to −20% peak-to-trough on entry | Low-medium |
Practical takeaway: the math works for buyers who underwrite the base case without the metro opening on time, plan staggered exits across 2032–2034 rather than expecting day-one liquidity, and treat the upside cases as upside — not as a baseline they need to break even. Most disappointing real-estate outcomes come from the inverse: pricing the upside into the entry and counting on the base case to ratify it later.
How this format compares to other options at this budget
A ₹1.8–3.5 Cr budget in Bengaluru buys four meaningfully different property types. Each makes a different trade-off — none is universally better.
| Format | What you get | What you give up | When to pick this |
|---|---|---|---|
| Large integrated airport-corridor township (this project's format) | 50+ acre site, low density, full amenity programme, infrastructure-led appreciation profile, institutional developer. | Six-year build, metro-timing exposure, heavier resale supply at handover. | 7–10 year horizon, want appreciation plus end-use option, value low density over immediate access. |
| Smaller 5–15 acre vertical project on the same corridor | 3–4 year build, similar geographic upside, faster possession. | Higher density (often 60–70% buildable), lighter amenities, comparable or higher per-sq-ft pricing, no internal scale to soften traffic congestion. | Want the geography but need keys faster; willing to accept the density trade-off. |
| Completed apartments in mature East Bengaluru (Whitefield, Sarjapur, ORR) | Ready inventory, day-one rental yield (typically 4–5%), walkable retail, established tenant market. | Older spec, denser neighbourhoods, slower appreciation curve, traffic already priced in. | Yield-led buyers, immediate-possession need, want zero construction risk. |
| Plotted or villa community (Devanahalli belt or off-corridor) | Land ownership, custom build, lowest density, no shared maintenance burden from neighbours. | Limited rental market, self-managed security, longer transaction cycles, smaller appreciation universe in the resale market. | End-use only, prefer land over apartment, ₹3 Cr+ budget, willing to take management overhead. |
| Resale apartments in established North Bengaluru (Yelahanka, Hebbal) | Immediate possession, walkable neighbourhoods, established social infra, easier financing. | 5–10 year old buildings, dated amenities, smaller carpet-to-super-built ratios, no fresh-project upside. | End-use, want established neighbourhood today, accept older inventory and slower price growth. |
The right answer depends on whether you're optimising for yield, appreciation, immediate possession, or a specific lifestyle. The choice isn't between projects — it's between trade-offs.
The developer behind the project
Three decades of delivered inventory across residential, commercial and hospitality
33+
Years of Excellence
142+
Projects Completed
80M+
Sq. Ft. Delivered
CRISIL AA/Stable
Rating
Sattva Group has delivered across Bengaluru, Hyderabad, Pune, Mumbai and Goa since 1993 — a diversified portfolio that spans residential towers, IT parks, retail, and hospitality. The relevant detail for buyers underwriting a 2032 possession is the group's funding profile: an investment-grade balance sheet with institutional banking lines, which is what insulates a project of this scale from the cash-flow stalls that have hit smaller developers on the airport corridor.
- Delivery cadence: 142+ projects completed, ~80 million sq ft handed over — useful as a base rate for timeline credibility.
- In-house engineering and quality systems: ISO 9001:2015 certified processes across active sites, which is what keeps spec consistency at scale.
- Resale liquidity in delivered stock: Sattva-delivered inventory has historically held secondary-market interest, which matters when you're modelling an exit at handover.
Winner of the 15th Realty+ Excellence Awards, with recurring recognition across CREDAI and Times Real Estate Awards for design and delivery quality.
Other Sattva projects in Bangalore
Worth referencing if you're comparing options across the developer's current portfolio.
Ongoing / under construction
- Sattva La Vita
- Sattva Forest Ridge
- Sattva Aqua Vista
Delivered (selected)
- Sattva Anugraha
- Sattva Opus
- Sattva Orchid
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