The Roots Sadahalli

The Roots Sadahalli Overview and Project Highlights

One design decision separates this scheme from everything else in the belt, and it is a filed fact rather than a marketing claim: every home sits over its own private basement, with a lift serving all five of its levels and a car-free ground plane above. Karnataka RERA records one basement for each of the 15 blocks, four floors above it and a building height of 12.0 metres. The nearest directly comparable scheme in the same hobli — SOBHA Oakshire, about 3.5 km away, registered under the same Karnataka RERA sub-type of Row Houses — declares no basement at all, G+1, and 6.95 metres, in its own filing with the same regulator. TVS Emerald Altura keeps the wider Bengaluru context in view, especially when buyers are weighing format, commute patience, and how much certainty they need before shortlisting.

This microsite is written for the buyer who is about to commit four and a half to five crore rupees, and for the person that buyer asks to check the paperwork. Every number on it comes from a signed filing, a government order, or the developer's own dated document, and where two of those disagree we print both and say which is which.

The Roots Sadahalli Master Plan, Density and the Private Basement

The basement is yours, not the building's

In almost every gated scheme in Bengaluru the basement belongs to the community: a shared parking deck under a podium, entered by a common ramp and managed by the association. Here it belongs to the house. Karnataka RERA's block-by-block record shows one basement for each of the 15 blocks, and the developer describes a private basement per home holding the car parking, a store and the lift lobby, with the lift then running up through ground, first and second floors to the terrace. Two covered bays are recorded per home, 210 across the project.

The practical consequences are ordinary and large. Cars never appear at ground level, so the ground plane is landscaped and walkable rather than parked on. Groceries, luggage and a suitcase after a 6 a.m. flight travel by lift from the car to the kitchen. And an owner who cannot manage stairs is not excluded from the upper floors of their own home. The developer's specification also puts a 15 amp EV-charging socket provision in each private basement, and the environmental clearance separately binds the project to EV charging at 25 per cent of parking.

The programme is dense, and saying so is more useful than pretending otherwise

The brochure sells serenity. The filing describes a project using FAR 1.93 against a permissible 2.0 — very nearly the whole envelope the plot is allowed. One hundred homes on 5.478 acres is roughly 18 homes per acre. That is not a low-density villa estate, and no page should tell you it is.

What it actually is, is a scheme that has spent its permitted floor area on the houses rather than on more of them: 15 blocks of one to sixteen homes each, a filed total carpet area of 24,518 sq m across 100 homes, and per-home carpet running from 227.44 sq m (2,448 sq ft) to 346.41 sq m (3,729 sq ft). The land use recorded in the environmental clearance sets aside 7,153.05 sq m as green belt on mother earth — about 32 per cent of the plot as green belt as filed — alongside 3,851.65 sq m of internal roads, 1,109 sq m of civic amenities and 1,109 sq m of visitors' parking. The developer publishes no open-space percentage of its own, and we do not attribute one to it.

Three bedrooms are sanctioned. The fourth is a terrace room.

The Roots Sadahalli is marketed as a 4 BHK row villa. In the promoter's Karnataka RERA filing every one of the 100 homes is declared as a 3 BHK. The brochure explains the difference: the home has three bedrooms on the first and second floors, and a terrace-level multipurpose room of 13'0" × 21'2" that the developer says "can be used as a home studio, lounge, or a fourth bedroom". So the fourth room is a flexible terrace room, not a sanctioned fourth bedroom.

It is a genuinely good room — 13 feet by 21 feet, opening onto a private terrace with its own balcony, toilet, skylight and water body. It is simply not a bedroom on the sanctioned plan, and every published page that says "4 BHK" without saying that is leaving the buyer to discover it at the agreement stage.

A commercial building that appears in one filing and not the other

The environmental clearance covers 100 residential units in 15 buildings plus one commercial building, Block 1, of 2B+GF+3UF. The Karnataka RERA registration covers 15 towers and 100 units only — Block 1 does not appear in it. So the commercial block is environmentally cleared but is not part of the registered real-estate project. Separately, the brochure's masterplan legend carries an Experience Centre, an Experience Centre access and The ORO Resort as numbered plan elements. What occupies Block 1, and whether it is any of those, is not established, and we will not join those documents up for you. No other published page on this project mentions the commercial block at all.

The environmental conditions are enforceable, which marketing promises are not

The clearance signed by the state environmental authority on 21 April 2025 binds the promoter to a 100 KLD SBR sewage treatment plant with tertiary treatment and zero discharge to any municipal drain, 82 KLD of treated-water reuse (34 KLD flushing, 48 KLD landscape), a 60 cu m rainwater sump with 21 groundwater recharge pits, 280 trees planted before construction starts, a 50 kg per day organic waste converter, minimum 25 per cent energy savings, at least 50 per cent of roof area given to solar generation, EV charging at 25 per cent of parking, and smart water meters per unit. It also carries a corporate environment responsibility obligation to the government primary and high school and the government hospital in Sadahalli village, and to recharging community borewells nearby.

Those are conditions of a government order, not brochure copy. They matter here more than they would elsewhere, because the water comes from borewells — there is no municipal piped supply at this address — in a taluk the Central Ground Water Board's 2024 report classifies "Over Exploited", at 169.13 per cent extraction with zero net groundwater available for future use.

The Roots Sadahalli Gallery

Every image on this page is an artistic impression. The project stood at 24 per cent complete at the promoter's quarterly progress report of 15 July 2026, with basements at 35 per cent, staircases at 3 per cent, and amenities, the clubhouse, landscaping, the sewage treatment plant and internal infrastructure all recorded at 0 per cent. Nothing shown below has been built yet, and none of these are photographs of a finished home.

The source collateral says the same thing in its own words. The developer's brochure of October 2025 states that "the plans, layouts, designs, and images shown in this brochure are for illustrative purposes only and are subject to change", that "the actual constructed product may have slight variations in area, dimensions, design, and specifications", and that all dimensions are approximate. We repeat that here rather than leaving it in small print.

What these images are good for is understanding the arrangement of the scheme — where the cars go, what the ground plane is used for, how the levels stack. Those things are on the filings and can be checked. What they are not good for is judging finish, planting maturity, sky, or how full the pool will be.

The Roots Sadahalli Price and What a Home Actually Costs

Written out in full, the way it should always be quoted: ₹12,500 per sq ft basic plus ₹500 per sq ft preferential location charge — ₹13,000 per sq ft — from the developer's sample cost sheet dated 7 January 2026.

The sheet prices two saleable sizes, 3,100 sq ft and 3,300 sq ft. Those are the only two sizes in the project with a published price attached. The developer's own website separately describes a built-up range of 3,100 to 3,800 sq ft, but no price exists anywhere for the 3,800 sq ft upper bound.

The cost sheet total is not the cheque. Stamp duty and registration are excluded from it entirely. On the Karnataka structure in force since 31 August 2025 — 5 per cent duty, a cess of 10 per cent of the duty, a rural surcharge of 3 per cent of the duty, and a registration fee of 2 per cent, doubled that day in the first revision since 2003 — the statutory layer is about 7.65 per cent. That takes a 3,100 sq ft home to roughly ₹4.89 Cr and a 3,300 sq ft home to roughly ₹5.23 Cr: an effective ₹15,763 to ₹15,841 per sq ft against a quoted ₹13,000, about 21 per cent more. Whether the sub-registrar computes duty on the pre-GST basic price or the GST-inclusive sale value, and whether this registers as one composite deed or a land deed plus a construction agreement, are both unresolved and both change the base. Confirm them at the sub-registrar.

It is also worth knowing that nine third-party sources publish a price for these same 100 homes, and they disagree by ₹3.3 crore — from about ₹3.88 crore to ₹7.18 crore, an 85 per cent spread. Exactly one of them matches the developer's own document. The price page works through the full charge stack, the construction-linked payment schedule and the statutory layer in detail. The cost sheet is a dated sample, not a current price list; its own notes say pricing is subject to change, and the developer publishes no price on its website.

SVAM Realty, the Developer Behind The Roots Sadahalli

The Roots at Sadahalli is marketed under the SVAM Realty brand, with SRKP Group as the parent badge. The entity that signs the sale deed, holds the RERA registration and receives your money is SRK Infra Projects Private Limited. Those three names are not interchangeable, and a buyer should know which one appears on the agreement.

This page sets out what the registries, the courts and the developer's own dated documents show — and separates the two. Where a claim exists only in the developer's marketing, it is attributed rather than asserted. Where sources disagree, that is said.

The registration is a project-class Karnataka number and the holder is verified as SRK Infra Projects Private Limited for this parcel. The registry status is Approved, with no COVID extension and no Section 6 extension on record. Karnataka RERA shows zero complaints against this promoter, across all seven of its Karnataka project registrations, and zero against this project. The parcel carries a panchayat khata, PID 150300200401202316, under BIAAPA — it is not BBMP, not a Greater Bengaluru corporation, and it is not an A-khata property. Litigation on the land, the property and the khata is declared as none, with a non-litigation affidavit on the file. TDR is not applicable. A revenue cart track that crossed the parcel has been rerouted, on the promoter's own declaration.

What must be said with equal plainness: the project is not fully approved. The promoter's own quarterly progress report of 15 July 2026 declares nine further clearances as "To Be Applied" — water supply and sewage board, KSPCB and MoEF, PWD for completion of development works, KPTCL and BESCOM, Horticulture, Fire and Safety, Labour and Education, the Airport Authority of India, and BSNL and telecom. That is normal for a project at 24 per cent with a 2030 completion date, and for a 12 metre building the airport height clearance is a formality. It is still outstanding, and no page should imply otherwise.

At that same report the project stood at 24 per cent complete — 20 per cent in January 2026 and 23 per cent in April — with the basement at 35 per cent and staircases at 3 per cent. Internal and external infrastructure, amenities, the clubhouse, the sewage treatment plant and landscaping were all recorded at zero. Block-level completion runs 10 to 20 per cent, with Block 2 furthest along.