Between The Greens Review: A Buyer's Guide to the Villas Near Varthur

In mid July 2026, Bengaluru buyers on the Sarjapur side learned that the Hebbal to Sarjapur Road metro line, the corridor most often cited as the next big lift for this belt, was now expected to open only in April 2033, two years later than planned, according to an Asianet Newsable report. The same report said final central approval was expected around October 2026. As of this review we could not find confirmation that it has arrived. For anyone weighing a villa at Between The Greens, between Varthur and Sarjapur Road, that date frames the whole decision: this is a home for people who drive.

The project itself is straightforward on paper. The Between The Greens project page on PropNewz lists 137 four-bedroom triplex villas on about 9.5 acres by 42 Estates, registered with Karnataka RERA, with a reported RERA possession date of December 2029.

Short answer: Between The Greens is a credible shortlist option for families who want a detailed-specification 4 BHK villa in the Varthur pocket and can wait until about 2029. Pricing is officially on request, with aggregators quoting roughly Rs 4.26 Cr to Rs 4.81 Cr (indicative, all-inclusive excluding registration). It is registered with Karnataka RERA under PRM/KA/RERA/1251/308/PR/120225/007494. The biggest trade-off is time and access: around three years of committed money before handover, in a corridor whose roads are congested and whose metro is years away.

What is Between The Greens and who is it for?

It is a low-density gated villa community: 137 independent homes, each ground plus two floors, on about 9.5 acres. Every villa is a four-bedroom triplex, some listed as 4.5 BHK because of a den on the upper level, with east, west and north facing layouts and private backyards on several plots.

The target buyer is a household that has outgrown a 3 BHK flat in Whitefield or on Sarjapur Road and wants an independent home without moving far from the eastern job belt. It is not built for first-time buyers, short-horizon investors or anyone who needs to move in before the end of the decade.

Who is 42 Estates and what is its track record?

42 Estates, also written Forty Two Estates, is a Bengaluru developer with around nine years of activity and roughly a dozen projects, most on the city's eastern side. A syndicated launch release from April 2025 described Between The Greens as a joint venture with SPD and listed other 42 Estates projects including 42 Marquis on Sarjapur Road and Belmont Heights in Ooty. That release also said completion was expected over about four years, which lines up with the late 2029 RERA date more than with the developer's June 2028 target.

This is a mid-sized developer, not a listed national brand. That is not a reason to avoid it, but it does mean you should do the legwork yourself: visit a delivered 42 Estates project, ask owners about handover and finish quality, and check that the joint venture partner's role is clear in your agreement.

How good is the location and connectivity near Varthur?

It is good for the eastern job belt by distance and weak by commute time. The page lists the site as off Varthur Road near Carmelaram; other listings place it at Chikkanekkundi off Dommasandra Road, which is the same pocket between Varthur and Sarjapur Road. The Varthur to Sarjapur road is about 2.5 km away, Sarjapur Road roughly 6 km, the Kadubeesanahalli and Bellandur stretch of the Outer Ring Road roughly 10 to 12 km, and Whitefield with ITPL about 12 to 15 km. The nearest operating metro is on the Whitefield Purple Line, about 10 km north, and the airport is around 50 km by road.

The roads are the constraint. Varthur, Gunjur and Dommasandra connectors are narrow in places and jam at peak hours. Vagdevi Vilas School is about 1 km away, and Greenwood High and VIBGYOR High are a short drive, which helps families keep the school run local.

What villas, sizes and amenities does Between The Greens offer?

Aggregator data shows three main built-up sizes of about 3,471, 3,701 and 3,857 sq ft, with carpet areas of about 2,237 to 2,458 sq ft. One competitor listing quotes a wider band of about 3,450 to 5,450 sq ft. The gap between built-up and carpet area is large, so ask for the land area, built-up area and carpet area of your exact villa in writing.

The specification list is more detailed than is typical nearby: Italian marble in living, dining and kitchen areas, Kohler or Toto bathroom fittings, Tostem aluminium windows, HVAC and smart home controls in every villa, and full generator backup. Layouts feature open-to-sky courtyards, skylights, wooden decks and private terraces. These items are worth tying to a specification annexure in the sale agreement, because they are a large part of what you are paying for.

Shared spaces include a clubhouse with a pool and deck, a golf mini-putting green, a multipurpose court, an outdoor gym, a walking trail, a toddlers' play area, a pet park, an amphitheatre and a community lawn, with round-the-clock CCTV security.

What does a villa at Between The Greens really cost?

The honest answer is that no confirmed price list is public. The developer's channel lists the project as price on request. Aggregators quote about Rs 4.26 Cr for 3,471 sq ft, Rs 4.40 Cr for 3,701 sq ft and Rs 4.81 Cr for 3,857 sq ft, all-inclusive excluding stamp duty and registration. Other portals run from Rs 3.71 Cr plus charges to Rs 6 Cr. Treat all of these as indicative.

Using the lowest aggregator figure as an illustration only, stamp duty and registration in urban Karnataka run to about 6.6 percent for properties above Rs 45 lakh, roughly Rs 28 lakh on Rs 4.26 Cr. If GST is not inside the quoted figure, it is usually 5 percent on an under-construction home. Monthly maintenance is reported at about Rs 13,900 to Rs 15,400, which adds up to roughly Rs 1.7 lakh to Rs 1.85 lakh a year. Ask whether the clubhouse, generator and maintenance deposit are inside or outside the quote.

What is the RERA, approval and possession status?

The project is registered with Karnataka RERA as PRM/KA/RERA/1251/308/PR/120225/007494, and listings state BDA plan approval. Some portals show a number in agent registration format, and one even refers to a Tamil Nadu registration, both of which are listing errors to ignore. Verify the certificate and approved plan on the Karnataka RERA portal.

The reported RERA possession date is December 2029, against a developer target of June 2028. One aggregator recorded about 40 percent construction progress in May 2026. Budget for the later date and treat June 2028 as a hope, not a plan.

How does Between The Greens compare with nearby villa options?

Two useful east Bengaluru villa comparisons are DSR Elixir off Old Madras Road, a larger and near-finished villa layout further east, and The Berries for Birds near Hoskote, a lower-ticket villa project at the outer edge of the Whitefield catchment.

Between The Greens sits closest to the Outer Ring Road and Sarjapur job market, which is its clearest edge over both.

What are the honest risks and trade-offs?

Time is the first risk. With about 40 percent built in mid 2026 and a December 2029 RERA date, you may be paying instalments, and possibly rent, for three years.

Access is the second. The proposed Sarjapur Road metro is now expected in 2033 at the earliest, and its station locations relative to this site should be checked rather than assumed. Data is the third: sizes, prices, unit counts and even the regulator vary across listings. Villa rents also rarely match their capital cost, so this is a home to live in rather than a yield play.

What do buyers ask most about Between The Greens?

What is the price of villas at Between The Greens?

The developer's channel lists Between The Greens as price on request. Aggregators quote about Rs 4.26 Cr to Rs 4.81 Cr all-inclusive for the main variants, excluding stamp duty and registration, and wider ranges of Rs 3.71 Cr to Rs 6 Cr. None is a confirmed price list.

Is Between The Greens RERA registered?

Yes. The project is registered with Karnataka RERA as PRM/KA/RERA/1251/308/PR/120225/007494, and listings state BDA plan approval. Some portals show a different number in agent format or the wrong state's regulator, so check the certificate directly on the Karnataka RERA portal before booking.

When is possession at Between The Greens?

The reported RERA possession date is December 2029, while the developer targets June 2028. One aggregator put construction at about 40 percent in May 2026. Plan your finances around the later RERA date and ask for a payment plan linked to verified construction stages.

Who is Between The Greens best suited for?

It suits families upgrading from a large apartment who work around Whitefield, Varthur or the Outer Ring Road, have a budget above Rs 4 Cr and can wait until about 2029. It does not suit buyers who need to move in soon, rely on public transport, or want rental yield.

Should you buy a villa at Between The Greens?

Yes, if you work in the Whitefield, Varthur or Outer Ring Road belt, want an independent villa with a strong specification sheet in a small community, and can comfortably wait until about 2029. No, if you need a home soon, depend on public transport, or are not prepared to chase a confirmed price list and specification annexure before booking.

This review reflects information available as of November 11, 2026.

Talk to PropNewz to evaluate this project. Let's chat.

By PropNewz Team