Sattva Varthur Road vs Prestige Evergreen
Anyone weighing Sattva Varthur Road is likely to be pointed towards Prestige Evergreen too, since both are big, family-oriented schemes on the Varthur side of east Bengaluru. What separates them first is stage. Sattva Varthur Road is in pre-launch, with expression-of-interest pricing and, as at 16 September 2026, no Karnataka RERA registration; Prestige Evergreen was registered on 1 January 2026 and is under construction. Written from the Sattva side, this guide shows what Evergreen's registration has already settled, where Sattva's guidance can still move, and how to compare the two without setting a guided number against a filed one.
At a glance: Sattva Varthur Road vs Prestige Evergreen
| Factor | Sattva Varthur Road | Prestige Evergreen |
|---|---|---|
| Stage | Pre-launch, taking expressions of interest | Registered, under construction and in sub-structure |
| Karnataka RERA | No registration as at 16 September 2026 | PRM/KA/RERA/1251/446/PR/010126/008374, approved 1 January 2026 |
| Developer | Sattva Group | Prestige Estates Projects Ltd, the promoter of record |
| Completion | March 2031, as guided | 30 June 2030, filed and unrevised |
| Land | About 16 acres | 24.74 acres |
| Towers | 8, each of 3 basements + ground + 33 floors | 14, each of 3 basements + ground + 19 floors |
| Homes | 1,363 | 2,000, with 1,171 booked at 30 June 2026 |
| Home types | 1, 2, 3 and 4 BHK | 2, 3 and 4 BHK now offered, including 3 BHK + Study |
| Sizes, super built-up | 600 to 2,310 sq ft | 1,174 to 2,492 sq ft across the types offered |
| Price figure | ₹11,200 per sq ft expression-of-interest guidance, about ₹67 lakh to ₹2.59 Cr | From about ₹1.80 Cr (the developer's published starting price, September 2026; the basis is not stated) |
| Setting | On the SH-35 frontage near Dommasandra Circle | Inland parcel at Varthur, with no highway frontage |
What an expression of interest in Sattva Varthur Road does and does not secure
Sattva Varthur Road is collecting expressions of interest ahead of launch. As at 16 September 2026 it has no Karnataka RERA registration, which means there is no registration number, no promoter entity of record and no completion date filed with the regulator. A project of this size cannot take a booking or sell a home until it is registered, so what an expression of interest buys is a place in the queue for the launch. It does not reserve a particular flat.
That is a normal step for a large Bengaluru launch, and it is no reason on its own to walk away. It does mean the terms in front of you are still open. When the filing is made, the unit mix, the sizes, the tower plan and the completion date can all come out differently from the guidance, and the guided rate is not a price anyone is bound to honour.
Prestige Evergreen passed that point in January. Registration PRM/KA/RERA/1251/446/PR/010126/008374 names Prestige Estates Projects Ltd as promoter and fixes completion at 30 June 2030. Since approval that date has not been revised, no extension order has been made and no complaint has been recorded against the project. The Evergreen project overview lays out what the registration covers.
If you register interest in Sattva Varthur Road, get four answers in writing before paying anything: whether the amount comes back in full, and how fast; whether the guided rate will be honoured at launch; what happens if your preferred unit changes size or drops out of the filed mix; and which company will be named as promoter. For Evergreen, documents that already exist answer the same four questions.
Reading ₹11,200 per sq ft beside ₹1.80 Cr
The two figures a buyer meets first are different kinds of number. Sattva Varthur Road's expression-of-interest guidance is ₹11,200 per square foot of super built-up area. At that rate the one-bedroom home comes to about ₹67 lakh and the largest four-bedroom home to about ₹2.59 Cr. The project's launch guidance is higher, at around ₹12,300, so treat the lower figure as an early-queue rate that may not carry through to the rate card.
For Evergreen, Prestige publishes one figure: from about ₹1.80 Cr (the developer's published starting price, September 2026; the basis is not stated). There is no published rate per square foot, no price for any individual home type and no rate in the registration. The figure does not say which home it buys or whether parking, club membership and GST sit inside it.
That rules out the quick calculation of dividing ₹1.80 Cr by a size you have guessed and setting the answer against ₹11,200. The result would pit a guided rate against a headline with no known basis, and most of the difference it showed would come from your own guess about area.
Starting from your budget works better. With a ceiling of ₹1.50 Cr, Sattva's guidance reaches into its two-toilet three-bedroom range, while Evergreen's published starting figure is already above that ceiling. Beyond ₹1.80 Cr the two can overlap, and the only sound test is an itemised cost sheet from each developer for the actual homes you would buy, naming the area basis and every charge. The Evergreen price page is explicit about what its single published figure does not tell you.
The bedroom ladder, seen from the Sattva side
Sattva Varthur Road guides five home types, all measured as super built-up area: a 600 sq ft one-bedroom home; two-bedroom homes of 1,080 to 1,210 sq ft; a two-toilet three-bedroom home of 1,310 to 1,420 sq ft; a three-toilet three-bedroom home of 1,532 to 1,800 sq ft; and a four-bedroom home with a servant's room of 2,040 to 2,310 sq ft.
Evergreen's ladder begins a rung higher. It filed 182 one-bedroom homes, but that type was 93% booked at 30 June 2026 and is no longer among the configurations the developer offers. On offer now are two-bedroom homes from 1,174 sq ft, three-bedroom homes in four forms and four-bedroom homes with a maid's room at 2,271 to 2,492 sq ft. The three-bedroom forms are a two-toilet type at 1,461 to 1,486 sq ft, a three-toilet type at 1,647 to 1,825 sq ft, a larger three-toilet type at 1,884 to 1,951 sq ft and a three-bedroom with study at 1,991 to 2,037 sq ft. Evergreen's floor plans page sets out each one.
Put next to each other, the ladders show three things. A buyer after a one-bedroom home in this corridor has a choice at Sattva and effectively none at Evergreen. At two and three bedrooms Sattva's guided sizes tend to sit below Evergreen's, so compare the rooms rather than the bedroom count. And at the top, Evergreen has a three-bedroom with study that Sattva has not guided, plus four-bedroom plates up to 2,492 sq ft against Sattva's 2,310.
Both developers quote super built-up area, yet the share of it that ends up inside your walls varies between projects. Ask each for the carpet area of the exact unit, in writing. At Sattva that number becomes binding only once the project registers; at Evergreen, check it against the registered plan before you sign.
Dommasandra Circle or inland Varthur
Sattva Varthur Road sits on the SH-35 frontage near Dommasandra Circle, behind Greenwood High School, at the Sarjapur Road end of the corridor. Its daily orbit is Dommasandra, the workplaces along Sarjapur Road and the Wipro offices at Kodathi. For a family with children at Greenwood High, the school run is about as short as it gets.
Prestige Evergreen lies further north at Varthur, and it has no highway frontage. The site is reached from State Highway 35 by an internal approach, drainage channels run along its northern and southern edges, and Varthur Lake lies to the south-west. People living there will mostly head north to Whitefield and its metro station, or west to the offices along the Outer Ring Road. The Evergreen location page explains the approach and its limits.
Neither site is on a metro line today. Evergreen is the nearer of the two to the Purple Line at Whitefield, while any rail link at the Sarjapur end is still a proposal rather than a running service.
Straight-line distances mislead around Varthur, where water and drainage channels limit the crossings, so do not choose between the two on a map. Drive from each site to the office you actually use, on a weekday, at the time you would travel. A household split between Whitefield and Sarjapur Road should make both trips from both sites.
Thirty-three storeys or nineteen, and the ground around them
Sattva Varthur Road's plan puts 1,363 homes into eight towers of three basements, ground and 33 upper floors on about 16 acres, which works out at roughly 85 homes an acre and 170 a tower. Evergreen puts 2,000 homes into 14 towers of three basements, ground and 19 upper floors, each 64.20 metres tall, on 24.74 acres: roughly 81 homes an acre and 143 a tower.
So the acreage arithmetic is close while the buildings are not. Sattva's towers rise 14 floors higher, which puts more households on each lift core and more homes at height, with consequences for views and for floor-rise charges. Ask Sattva how many lifts each tower will have, at what rated speed, and how many car parks each home gets, since none of that is fixed before registration.
Evergreen's filing already settles those basics. Of its 100,100 sq m site, 70,297 sq m is open ground, and it provides 3,154 covered and 103 open parking bays. The clubhouse is 7,666.94 sq m, about 82,500 sq ft. Outdoors, the filed schedule runs from a lagoon with its own pavilion and a water play area to a pet park, cabanas, a lookout point, a padel court and a cricket practice pitch. The Evergreen amenities page goes through the whole schedule, and its master plan page sets out how the 14 towers fall into seven building groups.
Sattva's amenity plan is built around a clubhouse and a central amenity deck, with a three-level basement keeping cars off the landscape. Until registration it remains a plan. Once both schedules are fixed, compare them item by item, and ask each developer for the expected monthly maintenance charge: a large programme shared by many homes and a smaller one shared by fewer can cost a household very different sums.
A filed 2030 against a guided 2031
Sattva Varthur Road expects to launch in the third quarter of 2026 and guides completion for March 2031. Both stay targets until the registration is granted. At that point a completion date is filed that the promoter must answer for, and it need not match the guidance.
Evergreen's date is on the record already: 30 June 2030. Its quarterly return shows where the work stood at 30 June 2026. Levelling and earth work had reached 94%, footings 50% and the retaining wall 4%, and the concrete frame, not yet begun, was scheduled to start on 20 August 2026. The promoter's filed completion figure for the quarter ended 30 June 2026 was 8%. That figure measures spending against the certified cost estimate, not how much of the building stands.
Sales are reported the same way. By 30 June 2026, 1,171 of Evergreen's 2,000 homes were booked, against 841 three months earlier. For a Sattva buyer thinking about a larger home, the split matters: 284 of Evergreen's 334 four-bedroom homes were still unbooked at that date, while two-bedroom and three-bedroom homes had gone faster, with 299 of 418 and 652 of 1,066 booked.
Sattva's later timetable cuts both ways. Payments build up later, and an early expression of interest is meant to come with a lower guided rate. Against that, completion is about nine months later on current guidance, which means a longer stretch of rent or an existing loan running alongside the new commitment, and a longer wait before the terms become binding at all.
When Sattva Varthur Road is the better fit, and when Evergreen is
Sattva Varthur Road fits a buyer whose working week points towards Sarjapur Road, Dommasandra or Kodathi, who wants a one-bedroom or a compact two-bedroom home, or whose budget sits below Evergreen's published starting figure. It fits someone happy to wait for the registration before committing more than a refundable sum, and who accepts that the guided rate and sizes may shift at launch.
Prestige Evergreen fits a buyer who commutes towards Whitefield or the Outer Ring Road, who wants the terms on the register before paying, or who needs a three-bedroom with study or a four-bedroom plate larger than Sattva's biggest. It asks more of you on price, because its one published figure has no stated basis, and it still means waiting until mid-2030. Prestige's delivery record is set out on Evergreen's builder page.
If you cannot choose yet, you do not have to. Ask Prestige for an itemised quote on a named Evergreen unit, keep anything paid to Sattva to a sum you can take back, and return to the decision once Sattva's registration and rate card exist. At that point both projects can be judged on filed terms: the carpet area you get, what it costs in full and when you get the keys.
Comparing Sattva Varthur Road and Prestige Evergreen? Talk to us.
Our team can take you through Sattva Varthur Road's current guidance, explain what its registration will settle, and help you weigh it against Prestige Evergreen's filed terms before you commit any money.
Talk to a Sales ConsultantSattva Varthur Road vs Prestige Evergreen - Frequently Asked Questions
Can I book Sattva Varthur Road the way I can book Prestige Evergreen?
Not yet. As at 16 September 2026 Sattva Varthur Road has no Karnataka RERA registration, so what it can offer is an expression of interest rather than a booking. Prestige Evergreen has been registered since 1 January 2026 under PRM/KA/RERA/1251/446/PR/010126/008374 and is taking bookings.
Why can't I set Sattva's ₹11,200 per sq ft against Evergreen's price?
Because Prestige publishes no rate per square foot for Evergreen. Its only published figure is a starting price of about ₹1.80 Cr with no stated basis. Ask both developers for itemised cost sheets on comparable homes, each naming its area basis.
Does Prestige Evergreen offer one-bedroom homes like Sattva Varthur Road?
Not now. Evergreen filed 182 one-bedroom homes; the type was 93% booked at 30 June 2026 and is no longer among the configurations the developer offers. Sattva Varthur Road guides a 600 sq ft one-bedroom home.
Which project suits a Whitefield commute, and which suits Sarjapur Road?
Prestige Evergreen, at Varthur, sits on the Whitefield side and looks towards Whitefield and the Outer Ring Road. Sattva Varthur Road, near Dommasandra Circle, sits towards Sarjapur Road and Kodathi. Drive both routes at peak hour before deciding.
How far has construction gone at Prestige Evergreen?
At 30 June 2026 it was in sub-structure: earth work and levelling at 94%, foundation footings at 50% and the retaining wall at 4%, with the concrete frame scheduled from 20 August 2026. Its filed completion date is 30 June 2030.
What should I check when Sattva Varthur Road registers?
The promoter named on the registration, the filed completion date, the unit schedule with carpet areas, and whether the expression-of-interest rate carries into the rate card. Those are the terms to set against Prestige Evergreen's.