Living Walls True North Review: Hennur Road 2-4 BHK, RERA Registered

The RERA registration timestamp tells a story that most North Bangalore launches in 2026 cannot match. While competitor projects across the Thanisandra and Bagalur belt were still circulating expression-of-interest forms in mid-2025, Living Walls True North had already cleared the Karnataka RERA portal in August 2024. By the time the project went public, buyers had a verifiable RERA number to check, a filed possession date, and a declared unit count. That paper trail is the first thing a careful North Bangalore buyer should notice.

Verdict in brief: Living Walls True North is a RERA-registered (PRM/KA/RERA/1251/446/PR/050824/006961) two-tower project on Hennur-Bagalur Main Road, Bengaluru 560077, offering 2, 3, 3.5, and 4 BHK homes from Rs 2.21 Cr to Rs 5.01 Cr across 306 apartments. Possession is targeted for June 2028. The core trade-off: construction was reported at 1% completion as of February 2026, meaning buyers are betting on a near-complete build in under 30 months from a standing start.

What is Living Walls True North and who does it suit?

True North is a premium high-rise residential development by Living Walls (VDB Infra and Realty Pvt. Ltd.) on a 3-acre plot in Kuvempu Layout, Visthar, off Hennur-Bagalur Main Road. The project delivers two towers rising to 33 floors, housing 306 apartments across four configurations: 2 BHK at 1,471 to 1,601 sq ft, 3 BHK at 1,833 to 2,089 sq ft, 3.5 BHK at 2,427 to 2,905 sq ft, and 4 BHK at 3,136 to 3,484 sq ft. The project suits IT professionals commuting to Manyata Tech Park, families wanting to be within 5 to 7 km of North Bangalore's largest employment cluster without paying the Thanisandra Main Road premium, and buyers who specifically want a RERA-filed project with a near-term possession rather than a 2031 or 2032 delivery horizon.

Who is Living Walls and what have they built?

Living Walls operates under VDB Infra and Realty Pvt. Ltd. and carries a 14-year track record in Bengaluru with more than ten completed projects across Bengaluru Urban and Bengaluru Rural districts. Their completed portfolio runs across the Hennur-Bagalur belt, which means the builder knows the local approval ecosystem, the soil conditions, and the contractor market in ways that an out-of-city developer launching its first Karnataka project does not. True North is described by the builder as their most ambitious vertical development to date, which is both a credibility signal (they have delivered before in this micro-market) and a risk flag (larger projects test builder capacity in ways that smaller completed developments do not). Ask the site team for reference contacts from completed Living Walls projects before signing a booking cheque.

Where is the project, and how does the Manyata commute work?

The address is Kuvempu Layout, Visthar, Hennur-Bagalur Main Road, Bengaluru 560077. Manyata Tech Park, which employs a headcount comparable to a mid-sized township, sits 5 to 7 km away via Hebbal or via the Hennur-Thanisandra link. Kirloskar Tech Park is at a similar radius. Bhartiya City, the integrated township that has anchored Hennur-Bagalur's developer confidence over the last five years, is a comparable distance in the other direction. The Outer Ring Road interchange at Hebbal provides the key east-west bypass for residents needing to reach Whitefield, the airport, or South Bengaluru. Namma Metro connectivity to this belt remains limited as of June 2026, with the Purple Line extension stopping at Nagawara and the planned Thanisandra branch still in early stages. A buyer taking possession here in 2028 should factor a morning car commute of 20 to 40 minutes to Manyata, depending on the hour, for the foreseeable future.

What do the homes look like and what sets them apart?

The project's defining feature is what Living Walls calls the private terrace garden concept. A meaningful subset of homes includes dedicated outdoor terrace space as part of the apartment footprint, not just a common rooftop accessible to all residents. The twin-tower configuration limits each block to a single staircase-lift core, which eliminates the long internal corridor traffic that characterises larger slab developments and gives each floor a quieter, more residential feel. Eco credentials embedded in the design include natural cross-ventilation engineered into the floor plans, eco-rated roofing, a podium-level vehicle exclusion zone, and EV charging infrastructure. For a buyer who will take possession in 2028 or later, the EV charging infrastructure is a genuinely useful amenity rather than a checkbox item.

What does the pricing stack look like, and what else will a buyer pay?

Base pricing runs from Rs 2.21 Cr for the entry 2 BHK (1,471 sq ft) to Rs 5.01 Cr for the top 4 BHK (3,484 sq ft). At the midpoint, a 3 BHK at roughly 1,900 sq ft SBA lands around Rs 2.85 to 3.00 Cr all-in before other charges. Per-square-foot rates at these prices sit in the Rs 14,000 to 15,000 range on a super-built-up basis, which is broadly in line with the premium end of the Hennur-Bagalur market where land values have appreciated 10 to 15% annually since 2022. Buyers should budget separately for the GST component on an under-construction flat (5% on the pre-GST agreement value), stamp duty and registration in Karnataka (currently around 5.6% for properties above Rs 45 lakhs in Bengaluru), car parking, club membership, and any upgrades to premium finishes. Those additional costs typically add 8 to 12% to the base unit price.

What does the RERA filing actually say, and is June 2028 realistic?

The Karnataka RERA registration PRM/KA/RERA/1251/446/PR/050824/006961, filed in August 2024, is verifiable on rera.karnataka.gov.in. The filed possession date is 1 June 2028. As of a February 2026 progress check, construction was reported at 1% completion. That means roughly 28 months remain to complete two towers of 33 floors each across a 3-acre footprint. The timeline is tight but not unprecedented for a developer with a consistent local build track record who is running a single focused project rather than multiple simultaneous sites. The risk buyers should price is a 6 to 12 month slip, which in RERA terms means the developer would need to register an extension or face buyer-initiated compensation claims. PropNewz recommends checking the RERA portal quarterly to track declared construction progress milestones once booked.

How does True North compare to nearby alternatives?

Nikoo Homes 8 on Bellahalli Road is the direct volume-play alternative: lower ticket sizes, closer proximity to Manyata, but a December 2030 possession and a different price bracket altogether. For a buyer shortlisting both, the question is whether the Rs 1 Cr-plus price gap and the earlier possession at True North justify the tradeoff in commute distance. See Nikoo Homes 8 on PropNewz for the full configuration and pricing comparison. Casagrand Estancia at Kogilu offers a RERA-registered alternative further north, with a different price point and a 2030 timeline, suited to buyers who prefer the Yelahanka belt over the Manyata catchment.

What are the genuine risks worth naming?

Three risks bear stating clearly. First, the construction pace. At 1% completion in February 2026, the project needs to accelerate significantly to meet a June 2028 RERA date. That is not impossible, but it is a pace risk a buyer cannot ignore. Second, the micro-market infrastructure gap. Visthar and the Bagalur belt are still maturing: daily retail, quality schools within walking distance, and multispeciality hospital access are available but not abundant at the project's doorstep. Third, the builder's capacity curve. True North is Living Walls' largest vertical project; first-time vertical developers in Bengaluru have a mixed track record on delivering high-rise timelines. These risks do not disqualify the project, but a buyer should walk the site during peak commute hours and verify the developer's current construction schedule against the RERA filing before committing.

Is Living Walls True North worth a site visit?

Yes, for buyers in the Rs 2.5 to 4 Cr range targeting North Bengaluru who want a RERA-registered project with a possession date well inside the 2030 horizon. The combination of a verified RERA number, a local builder with track record, a 2 to 4 BHK floor-plate range, and a Manyata employment catchment address makes True North worth evaluating. The walk-away condition is pace: if a site visit in the second half of 2026 shows structural work on both towers advancing, the June 2028 timeline gains credibility; if both towers sit at plinth level, budget a 12-month delay before signing. See the full True North project page on PropNewz for configurations, floor plans, and location map.

What is the price of Living Walls True North?

Prices start at Rs 2.21 Cr for the entry 2 BHK (1,471 sq ft super built-up area) and go up to Rs 5.01 Cr for the 4 BHK at 3,484 sq ft. The 3 BHK range covers Rs 2.74 Cr to Rs 3.13 Cr and the 3.5 BHK range covers Rs 3.64 Cr to Rs 4.19 Cr. Add GST, stamp duty, registration, and parking to the base price for the full acquisition cost.

Is Living Walls True North RERA-registered?

Yes. The project is registered on the Karnataka RERA portal under number PRM/KA/RERA/1251/446/PR/050824/006961, filed in August 2024. The declared possession date on the RERA filing is 1 June 2028. Buyers should verify the registration directly on rera.karnataka.gov.in before booking.

Where exactly is Living Walls True North located?

The project is in Kuvempu Layout, Visthar, off Hennur-Bagalur Main Road, Bengaluru 560077. Manyata Tech Park is 5 to 7 km away. The address sits between the Hebbal interchange and the Bagalur belt, placing it within the North Bengaluru employment catchment but outside the most congested Thanisandra Main Road stretch.

Who is the builder of Living Walls True North?

Living Walls is the residential brand of VDB Infra and Realty Pvt. Ltd., a Bengaluru-based developer with a 14-year operating history and more than ten completed projects in Bengaluru Urban and Rural districts. True North is the builder's first project at this scale and height, which is both a credibility indicator and a factor buyers should investigate during due diligence.

This review reflects information available as of June 9, 2026.

Talk to PropNewz to evaluate this project. Let us chat.

By PropNewz Team