Aditri Tulips Review: 91 Sarjapura Plots, K-RERA Registered 2026

There are two plotted layouts called Aditri Tulips in the same village. One was registered in 2018 by Aditri Projects LLP at Survey No 63, approved by BMRDA and completed in January 2020 with 101 plots. The other was registered on 29 September 2026 by a partnership firm at Survey Nos 46/2, 46/4 and 47/2, with 91 plots and a declared completion date of December 2027. They are different legal entities, and the new one's K-RERA record states the promoter has no previous projects. If you are searching for this name online, that distinction is the single most important thing to get right before you speak to anyone.

Short answer: Aditri Tulips is a K-RERA registered plotted layout of 91 residential sites on about 4.97 acres at Chikkadasarahalli, Sarjapura Hobli, Anekal Taluk, PIN 562125, registered under PRM/KA/RERA/1251/308/PR/290926/008977, with a declared completion of 15 December 2027 and 21 percent of development recorded as done. It suits a buyer who wants a regular 30 by 40 or 30 by 50 site in the Sarjapura belt. The biggest trade-off is a first-time promoter entity with no prior project record.

What is Aditri Tulips, and who does it suit?

It is a compact, planning authority sanctioned layout with a two year build window. The project page records 20,133 sq m of layout area, about 4.97 acres, holding 91 residential plots plus two parks and one civic amenity site, with the Anekal Planning Authority sanction ADA/LAO/39/2025-26 dated 31 October 2025. Work started on 15 December 2025 and the declared completion is 15 December 2027. It suits a buyer who wants to build an independent house on a conventional site in the Sarjapura belt and is comfortable waiting about fifteen months for the layout to finish. It does not suit anyone who needs a completed, registrable plot today, or a buyer unwilling to do their own diligence on a promoter with no delivery history.

Why does the promoter question matter so much here?

Because the name carries a track record that this entity does not own. The 2026 registration is filed by a partnership firm registered as FLG.No.261/2024-25, and its own K-RERA record states that this promoter has no previous projects. The older Aditri Tulips at Survey No 63, completed in January 2020, was promoted by Aditri Projects LLP, a different entity, and a link between the two firms is not established on the public record. Most resale listings tagged Aditri Tulips refer to the older layout. So when an agent tells you the developer has delivered before, ask which legal entity delivered, and match it against the promoter name on PRM/KA/RERA/1251/308/PR/290926/008977 on the Karnataka RERA portal. This is not a reason to walk away. It is a reason to weight the paperwork heavily and the brand not at all.

What does the paperwork actually show?

More than most small layouts disclose, which is genuinely to the project's credit. The K-RERA record carries Deputy Commissioner conversion orders for all three survey numbers, registered joint development agreements, survey-wise legal opinions, a declared project cost of Rs 22.55 crore and a dated work schedule, with 21 percent of development recorded as complete. Each of those is a verifiable item rather than a claim. The conversion orders confirm the land is legally residential. The JDAs tell you the land is not owned outright by the promoter, so establish the landowner and promoter share split and confirm which party has the right to convey your specific plot. The work schedule and the 21 percent figure give you a benchmark to test against what you see on site. Walk the layout and compare.

How good is the Chikkadasarahalli location?

It is the outer Sarjapura belt, and it lives or dies on the ring road. The site sits at 12.887981 N, 77.789047 E, on Survey Nos 46/2, 46/4 and 47/2 of Chikkadasarahalli Village, Sarjapura Hobli, in South East Bengaluru. This is beyond the Sarjapur Road employment corridor rather than inside it, which is why plots here are priced well below Sarjapur Road proper. The change that matters is the Satellite Town Ring Road: the northern arc is open and tolled, the Doddaballapura to Hoskote section was at about 99.2 percent progress in July 2026, and the eastern Hoskote to Hosur stretch is completing final bridge work for a 2026 opening, per Infracapitalist. Sarjapur has reported price growth of about 15.7 percent over the past year on that expectation. Buy the corridor thesis with clear eyes: appreciation here is a five to seven year proposition, not a two year one.

What do the plot sizes look like?

The mix is better than most layouts of this size. Twenty six plots are 30 by 40 ft at about 1,200 sq ft, thirty four are 30 by 50 ft at about 1,500 sq ft, and thirty one are odd dimension sites ranging from about 727 sq ft to about 1,964 sq ft. That means roughly two thirds of the layout is a regular, conventional site in one of the two formats most Bengaluru independent house plans are drawn for, which matters for build efficiency, for bank valuation and for resale. Internal roads are 9 m. The 31 odd dimension sites are where care is needed: a 727 sq ft plot is small for a family house once setbacks are applied, and an irregular boundary constrains what an architect can do. Ask for the individual plot schedule and compare actual dimensions rather than the size band.

What will a plot cost, and what sits on top?

No price has been published, so this is a negotiation. The declared project cost of Rs 22.55 crore is a developer cost base, not an asking rate, and should not be read as a price signal. Build your own benchmark from recent registered transactions in Chikkadasarahalli and the wider Sarjapura belt. On top of whatever you agree, budget stamp duty and registration on the higher of agreed value or guidance value, with Karnataka's registration fee having doubled from 1 percent to 2 percent on 31 August 2025, taking the total above Rs 45 lakh to roughly 7.5 percent. Check the guidance value for these three survey numbers on Kaveri 2.0, because a February 2026 revision lifted Bengaluru urban values by 6 to 15 percent. Then add construction, which usually exceeds the land cost.

How does it compare with other plotted options in the belt?

It is mid-sized, mid-stage and unpriced, which puts it between the finished layouts and the large branded ones.

If finished paperwork matters more than location, Spectra Mira near Gunjur is already complete with a BDA release order. Ekamara Signature Plots sits closer in on Sarjapur Road at a published indicative price, which gives you an anchor Aditri Tulips does not.

What are the honest risks?

Three. First, promoter inexperience. A first project by a new partnership firm carries execution risk that no amount of sanctioned paperwork removes, particularly on roads, drainage and electrification, which is where small layouts most often stall. Second, the JDA structure. Land held under joint development agreements means the conveyance chain runs through the landowners, so a title opinion on your specific plot is essential rather than optional. Third, the name collision. Two layouts with the same name in the same village, one completed in 2020 and one under development in 2026, is a recipe for confusion in listings, in agent conversations and potentially in documentation. Insist that every document names the survey numbers 46/2, 46/4 and 47/2 and the 2026 registration number.

What should you check before booking?

Seven checks, in this order.

Verdict: is Aditri Tulips worth buying?

Worth considering, with your diligence budget spent on the promoter rather than the plan. The documentation here is unusually visible for a layout this size: conversion orders for every survey number, registered JDAs, survey-wise legal opinions, a declared cost and a dated work schedule against which progress can be measured. Two thirds of the sites are regular 30 by 40 or 30 by 50 formats, which is the right product for this market. What you are underwriting is a first-time partnership firm's ability to finish roads, drains and power by December 2027, and a ring road driven appreciation story that needs five years or more to play out. If you buy, buy on the paperwork, tie payments to the RERA work schedule, and never let the older layout's completion record be used to sell you this one.

Four questions come up repeatedly from buyers.

Is Aditri Tulips RERA registered?

Yes. The 2026 layout is registered under PRM/KA/RERA/1251/308/PR/290926/008977, sanctioned by the Anekal Planning Authority under ADA/LAO/39/2025-26 dated 31 October 2025, with work started on 15 December 2025 and a declared completion date of 15 December 2027.

Is this the same as the older Aditri Tulips layout?

No. A separate layout of the same name, promoted by Aditri Projects LLP at Survey No 63 of the same village, was registered in 2018, BMRDA approved and completed in January 2020 with 101 plots. The 2026 project is a different legal entity whose RERA record states it has no previous projects.

What plot sizes are available at Aditri Tulips?

Ninety one residential plots: twenty six 30 by 40 ft sites of about 1,200 sq ft, thirty four 30 by 50 ft sites of about 1,500 sq ft, and thirty one odd dimension sites ranging from about 727 sq ft to about 1,964 sq ft, served by 9 m internal roads with two parks and a civic amenity site.

When will Aditri Tulips be completed?

The promoter has declared a completion date of 15 December 2027, with work having started on 15 December 2025 and the K-RERA filing recording 21 percent of development as done. Verify progress on site against the filed work schedule before releasing any staged payment.

This review reflects information available as of September 30, 2026.

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By PropNewz Team