The Roots Sadahalli Price

The rate, dated and sourced

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.

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The statutory layer the cost sheet excludes

The cost sheet contains no stamp duty and no registration fee. That is normal — they are the buyer's charges, paid to the state, not to the developer. It is also the single largest number missing from every published figure for this project.

Karnataka's structure, as it stands in 2026:

Worked on the cost sheet's own pre-GST basic price:

A home quoted at ₹13,000 per sq ft costs about ₹15,763 to ₹15,841 per sq ft by the time the keys change hands — roughly 21 per cent above the quoted rate. On the smaller home that is ₹4.89 crore against an advertised ₹4.03 crore basic cost.

Note also that the registration fee doubled on 31 August 2025. Any total-statutory figure of 6.6 per cent still circulating for this corridor predates that change and is wrong by a full percentage point.

Three things about that calculation that are not settled

1. Which base the sub-registrar uses. We have taken the pre-GST basic price of the row house. Whether the sub-registrar computes duty on that or on the GST-inclusive sale value is not established, and it changes the number. Nor is it established whether this project registers as one composite sale deed or as a land sale deed plus a separate construction agreement — that second question changes the base materially. Ask the developer which structure it uses, in writing, before you sign anything.
2. Rural or urban surcharge. The 3 per cent rural surcharge applies to panchayat and non-urban local bodies, and this parcel sits on a gram panchayat khata. But the determination is made by the sub-registrar against the local body, and parcels inside the BIAAPA planning area are occasionally treated as urban, which would make the totals 5.60 per cent and 7.60 per cent. Confirm it at the sub-registrar.
3. Duty on the agreement to sell is a separate, earlier layer. Cost-sheet note 1 makes stamp duty on the agreement the purchaser's charge, payable before execution, and it is not in any figure on this page. It is governed by Article 5(e) of the Karnataka Stamp Act, and the earlier ₹20,000 cap was removed by the Karnataka Stamp (Amendment) Act 2023 with effect from 3 February
4. We are publishing the structure and not a rate, because the current rate is not something we can evidence. Confirm the Article 5(e) rate with the sub-registrar; duty paid on the agreement is reported to be adjustable against the conveyance duty, and that too should be confirmed at registration.

One further unknown that a buyer should price in. Stamp duty is charged on the consideration or the guidance value, whichever is higher. The guidance value at these survey numbers is not established here, and only the Karnataka government's Kaveri portal can settle it. Look it up against survey numbers 107, 108/1 and 110/1, Sadahalli village, Kasaba hobli, before you budget.

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The payment schedule

The sheet carries a construction-linked schedule drawn against the sale value including GST, with the other charges collected at possession.

The last row before the total is the generator, clubhouse, advance maintenance, corpus and legal charges collected together at handover.

Three further conditions, all from the sheet itself: the agreement for sale must be executed within 30 days of booking; the balance to 10 per cent is taken as a post-dated cheque at booking; and all payments are made favouring "SRK Infra Projects Pvt Ltd", payable at Bangalore — which is the promoter company, not the SVAM Realty brand on the hoarding.

One arithmetic point worth checking yourself: the schedule's percentages run against the GST-inclusive sale value, and the eight construction stages from basement to possession account for 80 per cent of it. A buyer paying on time will have released four-fifths of the sale value before handover on a project whose filed completion date is 30 July 2030.

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Where ₹13,000 per sq ft sits in the market

Everything in this section is market-sourced and named. None of it is the developer's rate.

Against the one genuine like-for-like, The Roots is below market. SOBHA Oakshire is about 3.5 km away in the same hobli at the same PIN, registered with Karnataka RERA under the same sub-type, Row Houses. Sobha publishes "Starting from INR 5.3 Cr" on sobha.com for row houses of 3,441 to 3,467 sq ft, which works out at roughly ₹15,400 per sq ft on our arithmetic. The Roots asks ₹13,000 basic, ₹14,723 to ₹14,795 all-in on the cost sheet.

Against the wider city, it is well above. Knight Frank puts the Bengaluru city average at ₹9,354 per sq ft in the first half of 2026, up 9 per cent year on year. The Roots' basic rate is roughly 40 per cent above that. That is what a low-density row-villa product in the airport corridor costs, and a buyer should see the comparison rather than have it hidden.

The segment argument runs both ways, and both halves are true. ANAROCK's data shows that only 7 per cent of Devanahalli's residential supply between 2016 and 2023 was priced above ₹1.5 crore — but 16 per cent of 2023's supply alone was, so the segment is thickening quickly. Knight Frank records the ₹2 crore to ₹5 crore bracket growing sales 39 per cent year on year in the first half of 2026, the fastest-growing segment in Bengaluru. The Roots sits squarely inside that bracket.

And the part that is not priced in. The Roots' filed completion date is 30 July 2030. SOBHA Oakshire's three phases are filed for handover between December 2026 and December 2027. A buyer here pays a near-Sobha rate for a home three to four years further out, on a project that was 24 per cent complete at the promoter's quarterly report of 15 July 2026. Both those dates come from the same public registry. Whether the discount compensates for the wait is the buyer's call, not ours — but it should be made with the dates in front of you.

We publish no forecast, no appreciation projection and no CAGR for this address. There is no methodology behind any of the ones circulating, and the market history above is backward-looking on purpose.

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