The Roots Sadahalli occupies 5.478 acres, or 22,173.765 sq m, at Survey Numbers 107, 108/1 and 110/1 in Sadahalli village, Kasaba hobli, Devanahalli taluk. On that parcel sit 15 residential blocks holding 100 row villas, each home stacked over its own private basement to a uniform filed height of 12.0 metres, with a lift serving every floor and no cars at ground level. This page uses only the land-use figures recorded in the environmental clearance and the block-by-block record filed with Karnataka RERA. Where the brochure's masterplan shows something the filings do not quantify, that is said rather than estimated.
How the Land Is Used
The environmental clearance breaks the site into six land-use lines. They are worth reading as a set, because they are the only quantified description of this masterplan that exists in a signed document.
| Land use, as filed in the environmental clearance | Area |
|---|---|
| Ground coverage | 8,653.46 sq m |
| Green belt on mother earth | 7,153.05 sq m |
| Internal roads | 3,851.65 sq m |
| Civic amenities | 1,109 sq m |
| Visitors' parking | 1,109 sq m |
| Road widening | 297.6 sq m |
| Total plot area | 22,173.765 sq m, being 5.478 acres |
Those six lines add back to the filed plot area exactly, which is a small but useful sign that the land-use statement is complete rather than indicative. Ground coverage is the largest single line and green belt is the second — the green belt on mother earth works out to about 32 per cent of the plot as green belt as filed. That phrasing matters: it is the clearance's own category, measured on natural ground rather than over a podium or a basement slab, and it is not the same thing as a marketing "open space" percentage. The developer publishes no open-space figure of its own, and none is attributed to it here.
Two of the smaller lines tell you something the brochure does not. Visitors' parking is a separate 1,109 sq m land-use line, because resident parking is not on this plan at all — it is underground, inside each home's own basement. And 297.6 sq m is given up to road widening, land surrendered off the parcel's edge to widen the abutting public road rather than built on.
The one number that is not settled
The environmental clearance records the site as 22,173.765 sq m, matching the land area in the promoter's own environmental application. The Karnataka RERA filing records 21,168 sq m, split as 6,365 sq m open and 14,803 sq m covered. The 1,005.765 sq m difference includes the 297.6 sq m of road widening, but the full reconciliation is not established. This site publishes 5.478 acres, from the signed environmental clearance, and prints the other figure rather than hiding it.
Built and Open
The scheme proposes a floor area ratio of 1.93 against a permissible 2.0 — all but the last sliver of the envelope the plot is allowed. That is the honest headline of this masterplan. A hundred homes on 5.478 acres is roughly 18 homes per acre, and this is not a sparse estate of detached villas on generous plots.
What the plan does instead is spend that permitted floor area on the houses rather than on more of them. The filed total carpet area is 24,518 sq m across 100 homes, with per-home carpet running from 227.44 sq m (2,448 sq ft) to 346.41 sq m (3,729 sq ft). Total plinth area is 8,224 sq m. Project-wide, exclusive balconies and verandahs come to 1,057 sq m and exclusive open terraces to a further 1,101 sq m, all of it attached to individual houses rather than pooled as common area. A buyer choosing between this and a genuinely low-density villa scheme should choose on those grounds and not on an adjective.
The 15 Blocks
Karnataka RERA records the project block by block. The figures below are that record in full, and the home count sums to exactly 100.
| Block | Homes | Floors | Basements | Parking bays | Height | Carpet per home |
|---|---|---|---|---|---|---|
| Block 2 | 13 | 4 | 1 | 26 | 12.0 m | 227.44 sq m / 2,448 sq ft |
| Block 3A | 5 | 4 | 1 | 10 | 12.0 m | 243.38 sq m / 2,620 sq ft |
| Block 3B | 5 | 4 | 1 | 10 | 12.0 m | 252.62 sq m / 2,719 sq ft |
| Block 3C | 5 | 4 | 1 | 10 | 12.0 m | 243.38 sq m / 2,620 sq ft |
| Block 3D | 5 | 4 | 1 | 10 | 12.0 m | 252.62 sq m / 2,719 sq ft |
| Block 3E | 5 | 4 | 1 | 10 | 12.0 m | 243.38 sq m / 2,620 sq ft |
| Block 3F | 5 | 4 | 1 | 10 | 12.0 m | 253.13 sq m / 2,725 sq ft |
| Block 4 | 5 | 4 | 1 | 10 | 12.0 m | 283.82 sq m / 3,055 sq ft |
| Block 5A | 11 | 4 | 1 | 22 | 12.0 m | 266.35 sq m / 2,867 sq ft |
| Block 5B | 1 | 4 | 1 | 2 | 12.0 m | 346.41 sq m / 3,729 sq ft |
| Block 6 | 16 | 4 | 1 | 32 | 12.0 m | 246.66 sq m / 2,655 sq ft |
| Block 7A | 6 | 4 | 1 | 12 | 12.0 m | 228.55 sq m / 2,460 sq ft |
| Block 7B | 6 | 4 | 1 | 12 | 12.0 m | 227.75 sq m / 2,451 sq ft |
| Block 7C | 6 | 4 | 1 | 12 | 12.0 m | 228.55 sq m / 2,460 sq ft |
| Block 7D | 6 | 4 | 1 | 12 | 12.0 m | 228.01 sq m / 2,454 sq ft |
| Total | 100 | 200 | 24,518 sq m |
Read across the table and the shape of the masterplan appears. Blocks run from a single home in Block 5B to sixteen in Block 6, so this is not a repeating grid — it is a set of terraces of different lengths fitted to the parcel. Carpet area varies by block rather than by unit type, which means the block a buyer is allotted determines the size of the home. Every block is four floors over one basement at exactly 12.0 metres, so no block overlooks another from a greater height; the entire scheme sits on one height plane.
On parking, the block table records 200 bays at two per home, while the project-wide figure on the same Karnataka RERA record is 210 covered spaces; the environmental clearance separately records 100 equivalent car spaces on its own basis. What can be said without straining any of them is what the plan actually delivers: two covered parking bays for every home, inside that home's own basement, with no open or garage parking on the project at all.
There is no Block 1 in this table
The block numbering begins at 2, and that is not an error. Block 1 is a commercial building that appears in the environmental clearance — one commercial building of 2B+GF+3UF, alongside the 100 residential units in 15 buildings — and does not appear in the Karnataka RERA registration at all. It is therefore environmentally cleared but sits outside the registered real-estate project.
The brochure's masterplan legend separately carries "Experience Centre Access", "The ORO Resort" and "Experience Centre" as numbered plan elements. Whether Block 1 is any of those is not established. Each document is reported here as it stands, and they are not joined up. It is a fair question to put to the developer in writing before booking, because a commercial building on the parcel that is outside the RERA registration is outside the protections a buyer's registration relies on.
Circulation and the Road Hierarchy
The site has one road out. An unnamed estate road leaves the parcel onto Poojenahalli Road after 0.37 km, and Poojenahalli Road meets NH-44, the Ballari Road, 1.74 km from the site. There is no second arterial link and no eastward road toward the airport, which is why the terminal sits about 6 km away in a straight line and 11 to 13 km by road. The filed boundaries confirm the access geometry: road to the north alongside Survey No. 106, road to the east, Survey No. 108/2 to the south and Survey No. 103 to the west. The parcel is a two-road corner, with neighbouring survey land on the other two sides.
Inside the gate the masterplan legend names a main approach road, a resident entry and a separate resident exit, a pedestrian entry and exit, an entry and exit ramp, a security block at the entrance, and a separate Experience Centre access. The ramp is the hinge of the whole layout: vehicles arrive, drop down the ramp and travel underground to each home's private basement, which is why the ground plane is car-free and why the plan can carry walking paths, stop nodes and gardens through the space that would otherwise be a driveway and a visitors' aisle.
No internal road width and no setback dimension is published in any document held for this project. What is filed is the aggregate: 3,851.65 sq m of internal roads and 7,153.05 sq m of green belt on mother earth. A buyer who wants a driveway width, a distance between facing terraces, or the setback at a specific block should ask for the sanctioned BIAAPA plan under BIAAPA/TP/CC-546/2024-25/2025-26 and read it at the site visit. This site will not estimate those numbers, and any page that quotes them without citing that sanction is guessing.
Where the Amenities Sit
The brochure's masterplan legend places the shared amenity programme as: clubhouse, swimming pool, outdoor amphitheatre, cricket lawn, perimeter garden, forest garden, private gardens, sensory garden, meditation garden, kitchen garden, walking garden, walking path with stop nodes, a pergola, a half basketball and pickle-ball court, a sand pit and a kids' play area. The gardens are not a single central park but a series of named landscape rooms threaded along the walking path — the plan's organising idea is a circuit rather than a centre.
Two cautions belong on this page.
No clubhouse area is published anywhere. Not in the brochure, not on the cost sheet, not in the environmental clearance and not on the Karnataka RERA record. A clubhouse plainly exists — it is on the legend and the cost sheet carries a clubhouse charge of ₹5,90,000 per home — but its square footage is unpublished, and this site prints no figure for it. Ask for it in writing.
The ORO Resort is on the legend, and the brochure's own distance table places ORO Resorts 28 km away. Both statements come from the same document, and they cannot both describe an on-site facility, so the position is not established. The on-site space the brochure actually describes is the Infinity Pavilion, which it says is managed under ORO Hospitality for gatherings, events and celebrations, with ORO described as a brand extending "doorstep service" to the site. That is the distinction this site draws, and it is the developer's own wording on both sides of it.
Phasing
There is none on the filings. The Roots Sadahalli is registered with Karnataka RERA as a single project under one registration number, covering all 15 blocks and all 100 homes, with one completion date of 30 July 2030. That is a meaningful contrast with the way row-house schemes in this taluk are often structured — the nearest comparable, SOBHA Oakshire about 3.5 km away, is registered in three phases under three separate registrations with three completion dates between December 2026 and December 2027.
A single registration cuts both ways for a buyer. It means no home in the project is contractually protected by an earlier phase date, and every buyer shares the same 2030 obligation; it also means no buyer is left holding a later phase whose registration has not yet been filed.
What exists instead of phasing is a construction sequence, and the promoter's quarterly progress report of 15 July 2026 records where it has reached: the project is 24 per cent complete overall — 20 per cent in January 2026, 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 are all recorded at zero. Block-level completion runs 10 to 20 per cent, with Block 2, the 13-home terrace, furthest along at 20 per cent. In plain terms, the masterplan today is a basement excavation across 5.478 acres; none of the landscape described above has been begun.
Orientation and Which Positions Are Premium
The parcel sits at roughly 13.2134° N, 77.6523° E, with public road along its northern and eastern edges. Beyond that, the filings do not record the compass orientation of individual homes, and neither the Karnataka RERA record nor the environmental clearance labels any block as east-facing, corner or garden-facing. Any page that tells you which homes face east is reading a brochure rendering, not a document.
Three things about position can be said from the filings, and they are the ones that would move a decision.
- Size is decided by block, not by choice of unit type. The whole project is one product — three bedrooms plus a terrace multipurpose room — and the carpet area is fixed per block, from 227.44 sq m in Block 2 to 346.41 sq m in Block 5B. Block 5B is the single largest home in the scheme and the only home in its block, at 3,729 sq ft carpet against 2,448 sq ft in the smallest. Block 4, at 3,055 sq ft, is the next largest. If size matters, the block allotted is the negotiation.
- End positions are structurally different in a row-villa terrace. A home at the end of a terrace has an additional exposed elevation, and therefore more daylight and cross-ventilation, than one between two neighbours. In a scheme of 15 terraces from 1 to 16 homes long, that geometry varies block to block. The filed table does not identify which homes are end units, so this has to be resolved on the sanctioned plan at the site visit.
- A preferential location charge exists and is not explained. The developer's sample cost sheet dated 7 January 2026 adds ₹500 per sq ft of preferential location charge to a ₹12,500 per sq ft basic rate, and quotes both of its sample sizes — 3,100 and 3,300 sq ft — at the resulting ₹13,000 per sq ft. The sheet does not say which positions attract the charge, or whether any home is sold without it. On a home of this size a charge of ₹500 per sq ft is a substantial line, so ask for the position-wise price schedule before choosing a block.
One more feature of the layout is worth weighing, because it is a benefit that arrives with a cost. The backyard landscape charge on the cost sheet is not proportional to floor area — it runs ₹8,36,550 on the 3,100 sq ft sample and ₹12,22,650 on the 3,300 sq ft sample — because backyard sizes differ home to home. That is a direct signal that the plan gives different homes materially different private ground, and it is charged for separately. A buyer comparing two homes in this project should compare backyards as carefully as carpet areas.
What the Masterplan Delivers, in One Paragraph
A dense but well-organised parcel: 100 houses in 15 terraces on one uniform 12-metre height plane, cars removed from the ground entirely into 100 private basements, roughly a third of the site filed as green belt on natural ground, a landscape circuit rather than a single park, one road in and out onto Poojenahalli Road and NH-44, a clubhouse whose size nobody has published, and a commercial block that exists in one filing and not the other. The parts that are filed are unusually well documented for a scheme this size. The parts that are not filed — road widths, setbacks, clubhouse area, orientation, which positions carry the preferential location charge — are the questions to take to the site visit with the sanctioned BIAAPA plan in hand.
Enquire About The Roots Sadahalli Masterplan
No internal road width, setback dimension or clubhouse area is published in any document held for this project. Ask for the sanctioned plan under BIAAPA/TP/CC-546/2024-25/2025-26 and read those figures off it at the site visit.
Request the Cost SheetFrequently Asked Questions
Master Plan - The Roots Sadahalli FAQs
100 row villas across 15 residential blocks on 5.478 acres — roughly 18 homes per acre. The blocks are numbered 2, 3A to 3F, 4, 5A, 5B, 6 and 7A to 7D, holding 13, 5, 5, 5, 5, 5, 5, 5, 11, 1, 16, 6, 6, 6 and 6 homes respectively. The environmental clearance additionally covers one commercial building, Block 1, which does not appear in the RERA registration at all.
Not established, and we will not guess. The environmental clearance covers 100 residential units in 15 buildings plus one commercial building, Block 1, built to the same 2B plus ground plus three upper floors. The Karnataka RERA registration covers the 15 residential towers and 100 units only. So the commercial building is environmentally cleared but is not part of the registered real estate project. Separately, the brochure's masterplan legend carries an Experience Centre and an Experience Centre access as numbered plan elements. Whether Block 1 is any of those is not established, and no document connects them. Ask the developer directly what will occupy it and whether it is being sold.
The basement, yes, on the filings; the lift is the brochure's. The Karnataka RERA block table records one basement for every one of the 15 blocks, four floors above ground and a filed height of 12.0 m, and the brochure describes a private basement per home with a lift serving every floor. Parking sits in that basement — two covered bays per home, 210 bays project-wide — which is what makes the ground level car-free. The nearest directly comparable row-house scheme in the same hobli declares no basement at all in its own RERA filing, at G plus 1 and 6.95 m. This is the clearest thing that distinguishes the project, and it is checkable on the state portal.
Not published anywhere. A clubhouse exists — it is on the masterplan legend and a clubhouse charge of ₹5,90,000 appears on the cost sheet — but no square footage for it appears in the brochure, the cost sheet, the environmental clearance or the Karnataka RERA record. We publish none. If a clubhouse size is quoted to you, ask which document it came from.
It is a panchayat khata, number 279/107-279/108-1-279/110-1, PID 150300200401202316, as recorded on the Karnataka RERA certificate. It is not an A-khata property. The parcel sits outside BBMP and the Greater Bengaluru corporations, in Devanahalli taluk, where the civic body is a gram panchayat. This is normal for the belt and it is not a defect, but it is different from what a buyer used to city product expects, and your lawyer should check it directly.
The planning authority is BIAAPA, the Bengaluru International Airport Area Planning Authority, which sanctioned the building plan under commencement certificate BIAAPA/TP/CC-546/2024-25/2025-26 dated 18 July 2025. Not BBMP, not BMRDA. The project also holds an environmental clearance from the state environmental authority dated 21 April 2025, Category B2 under Schedule 8(a). Ask to see both documents.
The developer's cost 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 lists a built-up range of 3,100 to 3,800 sq ft, but the 3,800 upper bound appears nowhere in the cost sheet and no price exists for it.
Carpet area is a different and smaller basis. The Karnataka RERA filing records carpet area per home by block, running from 227.44 to 346.41 sq m — that is 2,448 to 3,729 sq ft — with a total of 24,518 sq m across all 100 homes. How the marketed 3,100 and 3,300 sq ft map onto the filed carpet figures is not established, and we publish no loading factor for this project because none is published anywhere. Ask for the carpet area of your specific unit in writing; RERA requires it in the agreement.