Considering Sattva Aaranya on Mysore Road? See the checks, and what to ask for the full cost, before you pay a token.
No fee for buyers.No spam calls.
- Status
- Approved, 24 Dec 2025
- Homes in the filing
- 418
- Completion filed for
- 23 Jan 2031
- Complaints on this project
- None
- 418homes in the RERA filing (the brochure says 480)
- 31floors in each of 3 towers, over 3 basements
- 6.5acres of land (26,406 sq m)
- 17%built, per the builder's October 2026 RERA update
Sattva Aaranya is a Sattva Group apartment project in Kenchenahalli (spelt Kenchanahalli in the land records), Rajarajeshwari Nagar (RR Nagar), on Mysore Road in West Bengaluru. Sattva places it opposite Jnanabharathi metro station on the Purple Line. Its Karnataka RERA registration, PRM/KA/RERA/1251/310/
Configurations
3, 3.5 and 4 BHK3.5 BHK is sold as 3 BHK plus staff room
Sizes
2,117 to 2,944 sq ftSuper built-up, Sattva's brochure
Scale
418 homes, 3 towersRERA filing; the brochure says 480
RERA
Approved 24 Dec 2025Completion filed for 23 Jan 2031
Artist’s impressions from Sattva’s website. The finished homes may differ from them.
What the RERA filing says.
We read the builder's own filing on the Karnataka RERA site, not the brochure. Where the two differ, we show both and say which is which.
On the RERA site, search registered projects for this number. RERA checked on the Karnataka RERA site. Not a legal title check.
- Status
- Approved on 24 Dec 2025 Checked by S2O
- Promoter on record
- Sattva Resi Private Limited Checked by S2O
- Building plan
- Sanctioned by BBMP on 18 Oct 2025 Checked by S2O
- Homes
- 418: Tower A 138, Tower B 140, Tower C 140Sattva's brochure says 480. Ask which plan the home you are offered belongs to. Checked by S2O
- Floors
- 31 in each tower, over 3 basementsThe brochure says 30 floors; the count may treat the ground floor differently. Checked by S2O
- Land
- 26,406 sq m, about 6.5 acres Checked by S2O
- Completion
- Proposed for 23 Jan 2031 in the builder's RERA filingPossession date: to confirm with Sattva in writing. Checked by S2O
- Progress
- 17% complete in the update filed on 15 Oct 202613% in April 2026, 14% in July 2026. Checked by S2O
- Project bank account
- YES BankPay only into the account your agreement names. Checked by S2O
- Complaints on RERA
- None against this projectTwo against the promoter, across its projects. Checked by S2O
- Commencement and occupancy certificates
- Not confirmed to us in writing yet Not shared yet
The filing declares two pending court cases on the land
- A partition suit filed in 2016 in the Bengaluru City Civil Court, over a share of part of the land (survey number 15/2, Kenchanahalli).
- An appeal filed in 2023 before the Debts Recovery Appellate Tribunal, Chennai, about a bank's sale notice of July 2022 under the SARFAESI Act.
RERA asks every builder to declare cases like these, and a pending case is not by itself a finding against the project. What it means for your purchase is a question for a lawyer's title check, which we do not do. Ask Sattva for its advocate's note on both cases before you pay a token.
What the price includes, line by line.
Sattva's general cost sheet adds seven lines to the basic price before registration. We can't publish Sattva's figures until Sattva allows it, so here is every line to ask for, in writing, at the visit.
- Basic pricePer sq ft of super built-up area; one covered car park includedOn the sheet
- GST on the basic price5%, the rate for a home under construction5%
- Development and infrastructurePer sq ftOn the sheet
- One-time corpus fundPer sq ft, handed to the residents' associationOn the sheet
- One year's advance maintenancePer sq ft, plus 18% GSTOn the sheet
- Amenities and facilitiesA fixed sumOn the sheet
- Generator and gas pipingA fixed sumOn the sheet
- Legal and facility feesA fixed sumOn the sheet
Not in that total
- Floor rise, charged per sq ft for every floor from the 3rd floor up.
- Preferential location charge for views or corners, per sq ft.
- Terrace area, for the few homes with a terrace, charged by its size.
- Stamp duty and registration, at actuals. Work it out
- 1% TDS, which you deduct and deposit on each payment (Section 194-IA of the Income Tax Act).
Tell us the size you are looking at. Your RM goes through the current sheet with you, line by line, subject to Sattva's confirmation.
| Home | Super built-up (Sattva's brochure) | Carpet (RERA filing) | Carpet share | Homes in the filing | Ask |
|---|---|---|---|---|---|
| 3 BHK | 2,117 sq ft | 1,324 sq ft | 63% | 162 | Ask about 3 BHK |
| 3.5 BHK 3 BHK plus staff room | 2,529 sq ft | 1,541 to 1,560 sq ft | 61% | 166 | Ask about 3.5 BHK |
| 4 BHK plus staff room | 2,944 sq ft | 1,864 sq ft | 63% | 82 | Ask about 4 BHK |
| 2 BHK refuge floors 17 and 26 | 1,584 to 1,588 sq ft | 977 to 982 sq ft | 62% | 8 |
Carpet is the floor inside your walls, as filed on Karnataka RERA and converted from square metres; balconies are extra. Super built-up adds a share of walls, lobbies and amenities, and is what the price per sq ft is charged on. The carpet share is our arithmetic. The 3 BHK count includes 6 homes with a terrace and 2 with a slightly smaller carpet of 1,281 sq ft; 21 of the 4 BHK homes have a terrace.
Mysore Road, across from the metro.
Where the site is, which claims are the builder's, and what we will time for you before you visit.
- Challaghattaline ends
- Kengeri
- Kengeri Bus Terminal
- Pattanagere
- JnanabharathiSattva Aaranya across the road, as Sattva states
- Rajarajeshwari Nagar
- Nayandahalli
- Majestic and on to Whitefieldtowards the city
| What | Detail | Source |
|---|---|---|
| Site address | Kenchanahalli village, Kengeri hobli, Mysore Road, 560026 | RERA filing |
| Water | Borewell and BWSSB supply | RERA filing |
| Metro | Opposite Jnanabharathi station, Purple Line | As stated by the builder |
| Views | Green on three sides, over the Bangalore University campus | As stated by the builder |
| Road | Access to the Bengaluru–Mysuru expressway | As stated by the builder |
| Nearby | RR Nagar, Kengeri, Global Village Tech Park | As stated by the builder |
| Amenities | 35 m infinity pool, tennis and squash courts, a sky club in each tower, 70% green cover | As stated by the builder |
Before you rely on a borewell, read our water check. For Mysore Road as a whole, see the West Bengaluru buyer's guide.
Where do you work?
We have not published our own office-hour drive times for this site yet. Tell us where you work, and your RM times the drive at your office hours and sends it to you with the cost sheet.
What we have not checked.
A check is only useful if you know where it stops.
- The titleWe have not checked the title. The filing declares two pending cases on the land; a lawyer's title check is the step that covers them.
- 418 homes or 480The RERA filing says 418, the brochure 480. Until Sattva explains the difference in writing, treat the filing as the record.
- The figuresSattva has not yet allowed us to publish its cost sheet. Ask for every line in writing, with the sheet's date.
- Approvals and possessionSattva has not confirmed its commencement and occupancy certificate status to us in writing. The filing proposes completion by 23 Jan 2031; possession is to confirm.
- The commuteOur own office-hour drive times for this site are not published yet. Ask, and we will time yours.
- The builder's claimsViews, the pool, the courts and the green cover are Sattva's claims. See them for yourself at the visit.
Tell us what you need.
Three short steps. Your RM uses your answers to prepare the visit: the right size, the current cost sheet and the drive from your office.
- RERA filing read, not just the brochure
- Every cost line named
- Carpet compared with super built-up
- No fee for buyers
Questions buyers ask about Sattva Aaranya.
What is the all-in price of Sattva Aaranya?
Sattva's general cost sheet adds seven lines to the basic price before registration, and floor rise, preferential location, stamp duty and registration come on top. We can't publish Sattva's figures until Sattva permits it. Ask us, or Sattva at the visit, for the sheet in writing with its date.
Is Sattva Aaranya RERA registered?
Yes. Its Karnataka RERA registration is PRM/KA/RERA/1251/310/
When is possession?
Sattva has not given us a possession date in writing. The builder's RERA filing proposes completion by 23 January 2031. Ask for the possession date to be written into your agreement.
Where exactly is it?
In Kenchenahalli (Kenchanahalli in the land records), Rajarajeshwari Nagar, off Mysore Road, pin code 560026. Sattva says it is opposite Jnanabharathi metro station on the Purple Line.
How many homes are there, 418 or 480?
The RERA filing lists 418 homes in three towers: 138, 140 and 140. Sattva's brochure says 480. Ask Sattva which plan the home you are offered belongs to, and check its tower and unit against the filing.
Are there court cases on the land?
The RERA filing declares two pending cases: a 2016 partition suit over a share of part of the land, and a 2023 appeal before the Debts Recovery Appellate Tribunal, Chennai, about a bank's 2022 sale notice. Ask Sattva for its advocate's note, and have your own lawyer check the title.
Do I pay S2O anything?
No. There is no fee for buyers.
Will the builder call me?
Only if you tick "Also share my details with Sattva". Otherwise your RM at S2O Advisors is the only person who calls.
Checked by the S2O Advisors team. First checked 4 Nov 2026 · Last checked 4 Nov 2026.
4 Nov 2026: read the Karnataka RERA filing (registration, homes, floors, land, court cases, quarterly updates, complaints) and Sattva's brochure for sizes. Next check after the builder's next quarterly RERA update, due in January 2027.