Sattva Varthur Road Price
Indicative ₹10,300 – ₹11,500 per sq.ft, all-inclusive — from ₹62 lakh for a 600 sq.ft 1 BHK to ₹2.65 Crore for a 4 BHK. This page benchmarks the Sattva Varthur Road price against Sarjapur Road property rates, works through the full all-in cost stack, and evaluates the investment case. When the budget line starts driving the decision, Sattva Whitefield keeps the discussion inside the same Bengaluru market, where final cost, payment timing, and exclusions matter more than headline rate.
Sattva Varthur Road is positioned at an indicative ₹10,300 – ₹11,500 per sq.ft (all-inclusive), with ticket sizes running from ₹62 lakh for a compact 600 sq.ft 1 BHK to ₹2.65 Crore for a 4 BHK. This page sets the Sattva Varthur Road price against prevailing Sarjapur Road apartments price benchmarks and Sarjapur Road property rates, works through the complete all-in cost stack for a 3 BHK in Sarjapur Road, and then evaluates the investment case on rental yield, capital appreciation and alternative asset classes. Sattva Group (formerly Salarpuria Sattva Group) brings a CRISIL AA-rated balance sheet and 69M+ sq.ft delivered to a Dommasandra micro-market that is still re-rating upward, which is the central pricing thesis of this pre-launch. Sattva Springs keeps the sattva-group shortlist grounded in the local basics: commute, configuration, usable amenities, and the documents a buyer should verify.
The project sits on SH-35 at Dommasandra Circle, spans roughly 16 acres, 8 towers and 1,363 apartments, with launch targeted for Q3 2026 and possession around March 2031. RERA registration has been applied and is awaited; buyers should confirm the number on rera.karnataka.gov.in before booking. The indicative pricing below is derived from live micro-market comparables — the definitive rate card is finalised at launch.
Sarjapur Road and Dommasandra property rates
The Sarjapur Road corridor is one of the most consistent appreciation stories in Bengaluru, and Sattva Varthur Road's pricing has to be read against it. The core Sarjapur Road belt now transacts at roughly ₹12,000 per sq.ft, having compounded at +15.7% year-on-year, +84% over three years and +113% over five years. Dommasandra — the specific pocket this project occupies, at the Varthur–Sarjapur junction — is the affordable end of that corridor, with an unbranded area average of ₹6,500 – ₹8,500 per sq.ft and an even steeper ~99% three-year appreciation as infrastructure and employment migrate outward along SH-35.
| Corridor / micro-market | Indicative rate (₹/sq.ft) | Recent appreciation |
|---|---|---|
| Sarjapur Road (core belt) | ₹11,200 – ₹12,500 (avg ~₹12,000) | +15.7% YoY · +84% 3-yr · +113% 5-yr |
| Nambiar District 25 (Dommasandra, branded peer) | ~₹10,700 | Premium branded high-rise |
| Sattva Varthur Road (this project) | ₹10,300 – ₹11,500 | Pre-launch, Q3 2026 |
| Dommasandra (area average, unbranded stock) | ₹6,500 – ₹8,500 | ~99% over 3 years |
The most instructive comparable is Nambiar District 25, a branded Dommasandra high-rise (796 units, 6 towers, 2–4 BHK across 786–1,604 sq.ft) that averages ~₹10,700 per sq.ft, with 2 BHK from ~₹1.57 Cr, 3 BHK from ~₹1.86 Cr and 4 BHK from ~₹3.27 Cr. Against that reference, Sattva Varthur Road's ₹10,300 – ₹11,500 band is defensible and, at the entry end, competitive: it sits above the raw Dommasandra average — the premium justified by the Sattva brand, high-rise product and new-launch specification — while remaining in line with the established branded peer next door.
The strategic read is a catch-up trade: Dommasandra's unbranded average (₹6,500–8,500) trails the core Sarjapur belt (~₹12,000) by 30–45%, and every catalyst that closes that gap — branded supply, the proposed metro, and continued IT job creation — accrues to an early buyer at today's indicative rate.
Sattva Varthur Road price by configuration
The defining feature of Sattva Varthur Road's pricing is its range. The project runs a full 1-to-4 BHK ladder, including a 600 sq.ft 1 BHK — the widest affordability spread available on this micro-market, and the reason the value story leads with the entry band. All figures below are the indicative all-inclusive consideration (inclusive of floor-rise/PLC and covered car parking); statutory taxes and incidentals are additional and are itemised in the next section.
| Configuration | Super built-up (sq.ft) | Indicative all-in price | Implied ₹/sq.ft | Buyer profile |
|---|---|---|---|---|
| 1 BHK | 600 | from ~₹62 lakh | ~₹10,300 | Young professionals, first home, investors |
| 2 BHK | 1,080 – 1,210 | ₹1.12 – ₹1.36 Cr | ₹10,370 – 11,240 | Nuclear families, upgraders |
| 3 BHK (2 toilet) | 1,310 – 1,420 | ₹1.36 – ₹1.62 Cr | ₹10,380 – 11,410 | Core family segment |
| 3 BHK (3 toilet) | 1,532 – 1,800 | ₹1.60 – ₹2.06 Cr | ₹10,440 – 11,440 | Premium families, work-from-home |
| 4 BHK + Servant | 2,040 – 2,310 | ₹2.14 – ₹2.65 Cr | ₹10,490 – 11,470 | Large / joint families, top-end |
The 1 BHK at ~₹62 lakh is the corridor's rare branded entry ticket — a genuine differentiator, since most Sarjapur Road launches start at 2 BHK. The 3 BHK (2 toilet) at ₹1.36 – ₹1.62 Cr is the core, highest-search-volume configuration and the segment most buyers benchmark when they search for a 3 BHK in Sarjapur Road. Where a specific unit lands inside each band is driven mainly by floor-rise and preferential-location charges (₹75 – ₹250 per sq.ft): lower floors sit near the ₹10,300 floor of the range, higher floors and premium-view stacks toward ₹11,500.
All-in cost breakdown — a 3 BHK
The headline price is the consideration value; the true door-open cost adds GST, Karnataka stamp duty and registration, statutory deposits, and one-time society charges. Below is a fully worked example for a mid-band 3 BHK (2 toilet), 1,365 sq.ft, taken at a representative ₹10,900 per sq.ft all-inclusive rate.
| Component | Basis | Amount |
|---|---|---|
| Base consideration (all-inclusive) | 1,365 sq.ft × ₹10,900 | ₹1,48,78,500 |
| GST | 5% on consideration (under-construction) | ₹7,43,925 |
| Karnataka stamp duty | 5% of consideration | ₹7,43,925 |
| Registration charges | 1% of consideration | ₹1,48,785 |
| Legal & documentation | Fixed | ₹40,000 |
| Khata / BESCOM / BWSSB deposits | Statutory connection deposits | ₹1,75,000 |
| Maintenance advance | ~₹4/sq.ft/month × 1,365 × 12 months | ₹65,520 |
| One-time corpus / sinking fund | ~₹75/sq.ft × 1,365 | ₹1,02,375 |
| Total door-open cost (excl. fit-out) | ₹1,68,98,030 | |
| Optional interior fit-out | 3 BHK, spec-dependent | ₹8,00,000 – ₹15,00,000 |
| Move-in-ready cost | ₹1.77 – ₹1.84 Cr |
Two takeaways. First, the statutory and incidental load — GST 5% + stamp duty 5% + registration 1% plus deposits, corpus and maintenance advance — adds roughly ₹20.2 lakh, or about 13.6%, on top of the ₹1.49 Cr consideration. Any price quoted for a 3 BHK in Sarjapur Road should be mentally grossed up by this factor. Second, the post-handover monthly maintenance runs ~₹5,460 for this unit (₹4/sq.ft/month), a recurring cost that belongs in every affordability calculation.
The same stack scales predictably: for the ₹62 lakh 1 BHK the statutory-plus-incidentals load is roughly ₹8.5 – ₹9 lakh, taking the realistic door-open cost to about ₹70 – ₹71 lakh before fit-out; for a ₹2.14 Cr 4 BHK it is roughly ₹29 lakh, landing near ₹2.43 Cr before fit-out.
Payment plan options
Being a pre-launch, Sattva Varthur Road will offer a menu of payment structures at launch. Expect the following, in line with Sattva's standard practice:
- Construction-Linked Plan (CLP): the default and most buyer-friendly route. Cash outflow is spread across ~4–5 years of construction milestones (agreement, foundation, successive slab castings through the 33rd floor, flooring, fittings, registration). This aligns with home-loan disbursement, since banks release tranches against the same milestones — the buyer funds only their equity portion at each stage.
- Down-Payment Plan (rebate): pay 90–95% upfront within a defined window for a price rebate (typically 6–10% of consideration). Best for cash-rich buyers seeking the lowest entry price and willing to carry construction risk against a RERA-registered project.
- Possession-Linked / Flexi Plan: a larger share of the consideration is deferred to possession (often 20–30% at handover). This lowers the carrying cost during construction and suits buyers who want to minimise pre-possession outflow, usually at a modest price premium over CLP.
- Subvention (if offered): where the developer services loan interest until a defined milestone or possession. Availability depends on the bank tie-up finalised at launch.
For most loan-funded buyers the CLP is optimal, because it minimises early capital lock-in and matches the disbursement schedule. Banks typically fund up to 80% of the consideration (excluding GST), leaving a 20% equity contribution phased across the build.
Home loan and EMI guidance
Indicative EMIs at prevailing 2026 home-loan rates (8.5% – 9.0% per annum, 20-year tenure). Loan amounts below correspond to ~80% funding across the configuration ladder.
| Loan amount | Applicable configuration (80% LTV) | EMI @ 8.5% | EMI @ 9.0% |
|---|---|---|---|
| ₹50 lakh | 1 BHK (~₹62 L) | ₹43,400 | ₹44,950 |
| ₹80 lakh | Entry 2 BHK | ₹69,400 | ₹71,900 |
| ₹1.00 Cr | Upper 2 BHK / entry 3 BHK-2T | ₹86,800 | ₹89,900 |
| ₹1.20 Cr | 3 BHK (2 toilet) | ₹1,04,200 | ₹1,07,900 |
| ₹1.50 Cr | 3 BHK (3 toilet) | ₹1,30,200 | ₹1,34,850 |
| ₹2.00 Cr | 4 BHK + Servant | ₹1,73,600 | ₹1,79,800 |
A buyer taking a ₹1.20 Cr loan against the worked-example 3 BHK carries an EMI of ₹1.04 – ₹1.08 lakh. Adding the ~₹5,460 monthly maintenance, total monthly outflow lands near ₹1.10 – ₹1.13 lakh — a level that maps to a combined household income of roughly ₹3.7 – ₹4.0 lakh per month under standard bank affordability ratios. The 1 BHK, by contrast, opens Sarjapur Road corridor ownership at a ~₹43,400 EMI on a ₹50 lakh loan, comparable to a mid-range rent in the same catchment.
Rental yield analysis
Sarjapur Road's rental market is anchored by the adjacent Sarjapur–Dommasandra IT/industrial cluster (40,000+ jobs) and the wider ORR/Whitefield employment base within a 12–15 km radius. Corridor gross yields run 3.5 – 4.5%. Indicative achievable rents and gross yields by configuration (computed on the entry consideration for each type):
| Configuration | Purchase price | Conservative → yield | Moderate → yield | Optimistic → yield |
|---|---|---|---|---|
| 1 BHK | ₹62 L | ₹18,000 → 3.48% | ₹21,000 → 4.06% | ₹24,000 → 4.65% |
| 2 BHK | ₹1.12 Cr | ₹26,000 → 2.79% | ₹30,000 → 3.21% | ₹34,000 → 3.64% |
| 3 BHK (2T) | ₹1.36 Cr | ₹38,000 → 3.35% | ₹45,000 → 3.97% | ₹52,000 → 4.59% |
| 4 BHK + Servant | ₹2.14 Cr | ₹60,000 → 3.36% | ₹70,000 → 3.93% | ₹80,000 → 4.49% |
The compact 1 BHK and the well-priced 3 BHK (2 toilet) cluster at the top of the corridor yield band (4%+ at moderate rents), which is exactly why the entry and core configurations are the strongest pure-income plays here. Larger-format 2 BHK and 4 BHK units trend toward the mid-3s — typical of higher-ticket homes, where absolute rent rises more slowly than capital value. The moderate scenario, at 3.9 – 4.1% for the yield-optimal configurations, is the realistic steady-state after possession, and it should improve as the corridor's daytime employment density and the proposed metro mature.
Yield comparison against alternatives
Real estate is a hybrid asset — modest rental yield plus capital appreciation plus, for end-users, the use-value of not paying rent. Set against the liquid alternatives buyers typically weigh (fixed deposits, equity, REITs):
| Asset class | Indicative return (income + growth) | Liquidity | Tax treatment |
|---|---|---|---|
| Sattva Varthur Road (est. end-to-end) | 11 – 15% | Low (3–6 month exit) | LTCG @ 12.5% |
| Bengaluru REITs (Embassy / Mindspace) | 8 – 12% | High (intraday) | LTCG @ 12.5%; distribution taxed |
| Listed equity (Nifty 50) | 11 – 14% | High | LTCG @ 12.5% above ₹1.25 L |
| Bank fixed deposit | 6.5 – 7.25% (pre-tax) | Medium | Taxed at slab |
The property case is not a pure-yield case: rental income alone (mid-3% to mid-4% gross, less after tax and vacancy) trails an equity or REIT allocation and sits close to a post-tax FD. What tips the balance is the capital-appreciation leg on a re-rating corridor plus, for the owner-occupier, the conversion of ₹38,000 – ₹52,000 of monthly rent into equity build. A buyer optimising purely for liquid, hands-off yield is better served by REITs or equity; a buyer who wants a hard asset on an appreciating corridor, with rental support and end-use optionality, is the natural fit for Sattva Varthur Road.
Capital appreciation potential — the five-year view
The investment thesis rests on capital appreciation between the 2026 launch and ~2031 possession, driven by three structural catalysts:
- Metro Phase 3A (Red Line, Sarjapur–Hebbal): a proposed 28-station corridor with the planned Sarjapur terminus near Dommasandra. Work is anticipated around 2027–28 with targeted completion 2032–33. It is future infrastructure, not operational today — but proposed-metro corridors in Bengaluru have historically pre-priced 10–15% of the eventual uplift well ahead of commissioning.
- IT job growth: the adjacent Sarjapur–Dommasandra cluster (40,000+ jobs) plus the ORR office belt (RMZ Ecoworld, Embassy Tech Village, Prestige Tech Park — 80,000+ jobs within 12–15 km) continue to expand daytime employment density, deepening both the sale and rental pools.
- Dommasandra catch-up: the 30–45% gap between the unbranded Dommasandra average and the core Sarjapur belt is the single largest source of upside; branded high-rise product is precisely the vehicle that closes it.
On a base case of 10 – 13% annual compounding for branded stock (below the corridor's raw +15.7% YoY, because the branded-launch premium is already partly captured in the entry rate), cumulative appreciation of roughly 50 – 70% by possession is realistic. For the worked-example 3 BHK bought at ₹1.49 Cr, that implies a resale value of approximately ₹2.24 – ₹2.53 Cr around 2031. The upside case — metro tender awarded on schedule and office absorption accelerating — pushes toward ₹2.6 Cr; the near-term risk to monitor is high new-launch supply across Dommasandra, which can moderate price momentum in the 12–24 months immediately after launch. The corridor's five-year track record (+113% on core Sarjapur, ~99% three-year on Dommasandra) frames these as measured, not aggressive, projections.
Investor profiles — who should buy
1. The first-home / entry buyer (1 BHK). At ~₹62 lakh with a ~₹43,400 EMI on a ₹50 lakh loan, the 600 sq.ft 1 BHK is the corridor's rare branded entry ticket. It converts rent into equity for a young professional working the Sarjapur–ORR belt, and — at 4%+ gross yield — doubles as the project's strongest pure-income unit if let out.
2. The IT-professional end-user (3 BHK). The core ₹1.36 – ₹1.62 Cr 3 BHK (2 toilet) suits dual-income households commuting to the Sarjapur cluster, ORR parks or Whitefield via Varthur. Rent-versus-buy math favours ownership for anyone planning 7+ years in Bengaluru, with Greenwood High and TISB-tier schooling adjacent.
3. The long-hold investor (5–8 year horizon). This is the profile the pricing is built for. Holding through the metro and job-growth cycle captures the Dommasandra catch-up re-rating, while the construction-linked payment plan keeps upfront capital lock-in low and defers most of the outlay to milestone calls that align with loan disbursement.
4. The yield-focused compact investor. Buyers optimising for rental income should concentrate on the 1 BHK and smaller 3 BHK (2 toilet) stacks, which top the corridor yield band, rather than the larger 2 BHK and 4 BHK formats.
The project is less optimal for sub-3-year flippers — the construction timeline absorbs most near-term appreciation — and for buyers with a daily commute to north or central Bengaluru, where the ~50 km airport distance and the ORR–Sarjapur peak bottlenecks (45–75 minutes to the ORR parks) weigh against the address.
Get the Sattva Varthur Road cost sheet
As a pre-launch, Sattva Varthur Road is at the expression-of-interest and priority-allotment stage ahead of the Q3 2026 launch. Early registration typically secures preferential floor and tower choice and the launch-phase price. Register for the official rate card and unit availability.
Sattva Varthur Road Price - Frequently Asked Questions
Indicative pre-launch pricing runs at a blended ₹10,300–11,500 per square foot (all-inclusive), with the entry 1 BHK from about ₹62 lakh. By configuration, indicative all-in prices are roughly ₹1.12–1.36 Crore for a 2 BHK, ₹1.36–1.62 Crore for a 3 BHK (2-toilet), ₹1.60–2.06 Crore for a 3 BHK (3-toilet), and ₹2.14–2.65 Crore for a 4 BHK-plus-servant. These are indicative pre-launch guidance derived from micro-market comparables; the official rate card is confirmed at launch.
Core Sarjapur Road averages around ₹12,000 per square foot (typically ₹11,200–12,500), having appreciated about 15.7% over the past year and roughly 113% over five years. The Dommasandra pocket itself is the corridor's affordable end at an area average of about ₹6,500–8,500 per square foot, though branded high-rise launches such as Nambiar District 25 (~₹10,700) sit well above that base. Sattva Varthur Road's indicative ₹10,300–11,500 band is consistent with new branded product while sitting below core Sarjapur Road rates.
Sarjapur Road is one of Bengaluru's strongest end-user and investment corridors, driven by adjacency to major IT employment, and the Dommasandra pocket has shown roughly 99% appreciation over three years off a lower base. The case rests on continued office absorption, the widening 1-to-4 BHK buyer pool, and the proposed Phase 3A metro as long-term upside. Honest counterweights: BWSSB water is not yet extended this far out, ORR-bound peak traffic is heavy, and a high volume of near-term new-launch supply can moderate prices short term.
Gross rental yields on this corridor typically run 3.5–4.5%, in line with Bengaluru norms. Indicative monthly rents after possession are approximately ₹18,000–24,000 for a 1 BHK, ₹26,000–34,000 for a 2 BHK, ₹38,000–52,000 for a 3 BHK, and ₹60,000-plus for a 4 BHK. The compact 1 BHK is generally the most rentable and liquid unit type given the large nearby working population.
Beyond the base cost (super built-up area × rate), budget for floor-rise/preferential-location charges (roughly ₹75–250 per sq ft), car parking, GST at 5% on the under-construction consideration, Karnataka stamp duty at 5% plus 1% registration, legal charges of about ₹25,000–50,000, statutory Khata/BESCOM/BWSSB deposits, a maintenance advance (about ₹4 per sq ft per month) and a one-time corpus (about ₹75 per sq ft).
Yes — and it is a defining feature of the project. The 600 sq ft 1 BHK, indicatively from about ₹62 lakh, is the entry point to the range and is comparatively rare among branded high-rise launches on this corridor, most of which start at 2 BHK. It opens the project to first-time buyers, young professionals and investors seeking the most liquid, most rentable unit type in the micro-market.