The Roots Sadahalli Overview

The Developer and the Promoter Entity of Record

The entity a buyer contracts with is SRK Infra Projects Private Limited. That is the name on the RERA certificate, the name on the Karnataka RERA project record, and the name payments are made to on the developer's cost sheet, payable at Bangalore. SVAM Realty is the brand; SRKP Group is the parent badge; the company is the counterparty. The group's origins are in Visakhapatnam, where its registered office still sits in its own building, and it describes itself as operating across multiple Indian states. It also operates a hospitality wing, ORO Hospitality, which the brochure describes as the premium hospitality arm of SVAM Realty.

One fact belongs here rather than buried on a builder page, because it is checkable and it bears on delivery risk: The Roots is the group's first built-form residential project in Karnataka. The promoter holds seven Karnataka RERA project registrations; the other six are plotted developments. Selling serviced land and delivering 100 finished houses with private basements, lifts, a clubhouse and a sewage treatment plant by 2030 are materially different undertakings. That observation sits alongside, not against, the zero-complaint record — both are drawn from the same registry.

The Programme as Filed

At 100 homes on 5.478 acres the density is roughly 18 homes per acre. The green belt as filed in the environmental clearance is about 32 per cent of the plot; the developer itself publishes no open-space percentage and we do not attribute one to it.

Bedrooms, exactly as the documents have it

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.

The brochure's own body copy is the source of that reconciliation. It describes "three spacious bedrooms, with generous walk-in wardrobes, private balconies, and a study overlooking the double-height living area", and separately describes the third floor as featuring "a private terrace with a multipurpose room" which "can be used as a home studio, lounge, or a fourth bedroom". Nothing has been inferred here, and nothing has been reconciled in our own voice: the developer wrote both sentences.

The commercial block

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. The commercial building is therefore environmentally cleared but is not part of the registered real-estate project, and nothing about it is protected by the RERA registration a buyer relies on.

Separately, the brochure's masterplan legend carries three numbered plan elements — "Experience Centre Access", "The ORO Resort" and "Experience Centre". Whether Block 1 is any of them is not established, and this site will not connect those documents. Each says what it says. No other published page on this project mentions the commercial block at all.

Four filed differences worth knowing before you sign

1. Land area. The environmental clearance records 22,173.765 sq m (5.478 acres), matched by the application filed for it. Karnataka RERA records 21,168 sq m (5.230 acres), split as 6,365 sq m open and 14,803 sq m covered. The 1,005.765 sq m gap includes the 297.6 sq m of road widening; the exact reconciliation is not established. We publish 5.478 acres and print the other figure here.
2. Built-up area. The environmental clearance records 60,789.445 sq m, which counts basements and parking for environmental-appraisal purposes. Karnataka RERA records 29,069 sq m. The two use different definitions and the reconciliation is not established, so this site publishes neither as a bare "built-up area" and uses the unambiguous carpet figures instead.
3. Basements. The environmental clearance's block string reads "2B". The Karnataka RERA block table records No. of Basement: 1 for every one of the 15 blocks, and the brochure describes one private basement per home. We publish one private basement per home and flag the difference.
4. Project cost. Three figures on three bases, set out below.

Design and Construction

The specification below is the developer's own, quoted from its brochure and attributed as such. It has not been independently verified, and a buyer should check each line against the agreement for sale.

• Structure. A seismic-zone-compliant monolithic box-frame structure with all walls in RCC, stage-wise anti-termite treatment, 10 ft finished floor to finished floor, and a dual-skin façade.
• Doors and windows. An 8 ft engineered-wood main door in veneer finish with premium hardware and provision for an electrical door lock; UPVC double-glazed toughened-glass windows; 8 ft internal doors; water-resistant toilet shutters.
• Flooring. Imported marble to the foyer, living, dining, kitchen and all floor lobbies; granite or equivalent to the staircase; wooden flooring to the master bedroom; vitrified tiles to the other bedrooms; matt vitrified to balcony and utility; Tandur or granite matt to the open terrace; VDF flooring to the basement and car parking.
• Bathrooms. Grohe or Kohler-equivalent CP and sanitary ware, wall-mounted soft-close EWCs, dadoing to false ceiling with overhead exhaust, and toughened-glass shower partitions in every bathroom.
• Plumbing. Hydro-pneumatic supply, an eco-friendly dual-piping and treated-water system, provisions for washing machine, dishwasher, water purifier and gas cylinder, a premium stainless sink with drainboard, and a water supply provision in the balconies.
• Electrical. FRLS conduiting and wiring, Schneider or Legrand-equivalent switchgear, 9 kW EB supply with 100 per cent DG backup at 0.5 diversity factor, 15 A points for hob, hood and air-conditioning in all rooms, and a 15 A EV-charging socket provision in the private basement.
• Common utilities. A water treatment plant for softening, a sewage treatment plant, an organic waste converter, CCTV surveillance of common areas, all landscape maintained on recycled water, visitor and access management, vehicle-free pathways, rainwater harvesting and groundwater recharge, and energy-efficient common-area lighting.
• Railings. Toughened glass with powder-coated MS channel.

The vertical arrangement of one home, as the brochure describes it, is: private basement with parking, storage and lift lobby; ground floor with double-height living, dining, kitchen, utility, powder room, deck and backyard; first floor with the master bedroom, walk-in wardrobe, balcony and a study overlooking the double-height living; second floor with two further bedrooms, a walk-in wardrobe and a pooja area; and the terrace with its multipurpose room, balcony, toilet, skylight and water body. A lift serves every floor, and the ground level is car-free.

Utilities and the environmental conditions

Water comes from borewells. There is no municipal piped supply at this address and BWSSB has no service area in Devanahalli taluk. The environmental clearance records an operational requirement of 101 KLD, being 67 KLD fresh and 34 KLD recycled, against wastewater generation of 91 KLD, and binds the promoter to a 100 KLD SBR sewage treatment plant with tertiary treatment, a footprint of about 100 sq m and zero discharge to any municipal drain. 82 KLD of treated water is reused — 34 KLD for flushing, 48 KLD for landscape. Rainwater harvesting runs to a 60 cu m storage sump and 21 groundwater recharge pits; there is a 50 kg per day organic waste converter; 280 trees are to be planted before construction starts; the project is bound to minimum 25 per cent energy savings, at least 50 per cent of roof area for solar generation, EV charging at 25 per cent of parking, and smart water meters per unit. Total power requirement is 1,080 kW with two 500 kVA DG sets carrying catalytic converters and a dual-fuel option; the distributor is BESCOM. There is no municipal underground drainage at this address, so the project is self-contained on its own plant, bound to the Manual on Sewerage and Sewage Treatment Systems, 2013.

These are enforceable conditions of a signed government order rather than marketing commitments, and they read differently once the local hydrology is on the page: the Central Ground Water Board's 2024 report on the dynamic groundwater resources of Karnataka classifies Devanahalli taluk as "Over Exploited", with a stage of extraction of 169.13 per cent and net groundwater availability for future use of 0.0. Neighbouring Doddaballapura sits at 153.45 per cent, and Bengaluru Rural shows the region's deepest average water table at 45.65 m below ground level. Cauvery Stage VI, a 500 MLD proposal costing around ₹6,939 crore that would extend supply to Devanahalli, Hoskote and Anekal, was described by the BWSSB chairman on 20 January 2025 as completable in three years from the date of government approval — and it was still awaiting that approval.

The clearance also carries a corporate environment responsibility obligation: tables, chairs, smart classrooms, toilets, RO plants and rainwater harvesting for the government primary and high school at Sadahalli village; equipment, beds and medicine for the government hospital at Sadahalli village; and the recharging of community borewells in the vicinity.

Timeline

Construction stage

At the July 2026 report the physical position was: basement 35 per cent, staircases 3 per cent, and every other work head at zero — internal and external infrastructure, amenities, clubhouse, sewage treatment plant and landscaping all at 0 per cent. Block-level completion runs 10 to 20 per cent, with Block 2, the 13-home block, furthest along at 20 per cent. The quarterly progress reports are public on the Karnataka RERA portal and are the right place to check this before booking; the status here is under construction, and the only possession date this site publishes is the filed one of 30 July 2030.