Mana Skanda Forest Province Review: Sarjapur Road 2 to 4 BHK High-Rise
A RERA registered high-rise phase with a real forest core and strong schools nearby, but dense, metro-free and premium. Best for patient upgraders.
On November 10, 2026, Bengaluru Metro Rail Corporation was preparing to run trial trains from the Byappanahalli depot through KR Puram towards Marathahalli, the first real movement on the Outer Ring Road Blue Line that East Bengaluru buyers have been promised for years, as Swarajya reported. The same month, an indicative price sheet for Mana Skanda The Right Life Forest Province put an all-inclusive 2 BHK with study at about Rs 1.66 Cr, on the Varthur to Sarjapur Road stretch roughly 9.8 km by road from Embassy TechVillage. That metro line will pass well north of this address, and that single fact shapes much of this review.
Short answer: Forest Province is a Karnataka RERA registered phase of 1,052 homes in eight towers on about 10 acres inside The Right Life, the 100 acre township Mana Projects is building with Skanda at Chikkavaderapura. Indicative all-inclusive prices run from about Rs 1.66 Cr for a 2 BHK with study to about Rs 2.71 Cr for a 4 BHK, with RERA completion dates of December 2030 and June 2031. It suits upgrading families who work in the Whitefield and Sarjapur Road belt. The biggest trade-off is density: about 105 homes an acre in towers of up to 35 floors, roughly five times the density of the township's first phase.
What is Forest Province, and who is it for?
Forest Province is the township's high-rise phase, and its centrepiece is an acre-plus woodland at ground level: a Miyawaki grove, trails and upwards of 1,000 native species. Cars go into three basement levels, which keeps the podium free of traffic. The full project page is on PropNewz as Mana Skanda The Right Life Forest Province.
The size band, from about 1,750 to 2,860 sq ft super built-up, tells you the target buyer. This is for a household already living in the Bellandur, Whitefield or Sarjapur Road belt that wants a fourth room, a study or a larger living area without leaving the schools and offices it already uses.
Who is building it, and how much does the track record count?
Mana Projects is a two-decade East Bengaluru developer led by founder D. Kishore Reddy, with a body of completed communities and a name for sustainability-focused design. In September 2026 it launched Mana Verdant Terraces in East Bengaluru, per Realty Today.
There is one structural detail worth reading twice. The RERA promoter for Forest Province is Collab Projects LLP, a partnership entity within the township, not Mana Projects itself. The RERA record lists five partners and names Sandeep Ramanolla as the authorised signatory. Your agreement will be with that LLP, so confirm who carries delivery and warranty obligations.
How good is the location and connectivity?
This address rewards a commute to Whitefield, the ORR or Sarjapur Road offices and punishes one to the CBD or Kempegowda airport. The site is in Sarjapura Hobli, Anekal Taluk, PIN 560087, with Gunjur, Carmelaram, Kodathi and Dommasandra close by. Embassy TechVillage is about 7.1 km in a straight line, Prestige Tech Park about 7.6 km, and the Sarjapur Road campuses of Wipro and RGA are closer. The Whitefield railway station is roughly 10.8 km off.
Schools are a real strength. Inventure Academy, Greenwood High, DPS East, Indus International and TISB are all within the surrounding Dommasandra and Sarjapur catchment.
Transit is the weak point. The Silk Board to KR Puram section of the Blue Line now targets mid-2027, with signalling integration named as the main hurdle, and it serves the Outer Ring Road rather than this stretch. The proposed Hebbal to Sarjapur metro has not been sanctioned and is a 2030s story at best. Meanwhile, residents will lean on two congested arterials, Varthur Road and Sarjapur Road.
What do the homes and amenities actually offer?
The phase offers seven layouts across five price bands. A 2 BHK with study runs from about 1,747 to 1,941 sq ft, the 3 BHK and 3 BHK Smart from about 1,783 to 2,019 sq ft, the 3.5 BHK from about 2,220 to 2,368 sq ft, and the 4 BHK Smart, Large and Study versions from about 2,574 to 2,857 sq ft. All of these are super built-up figures.
The carpet ratio matters more than the brochure suggests. Published plans show carpet at only about three-fifths of the super built-up figure, which means a 1,875 sq ft 3 BHK delivers close to 1,129 sq ft you can actually furnish. The upside is a four-to-a-floor plate, so many homes are open on two or three sides.
The amenity stack is large: roughly 46,000 sq ft of indoor club space spread over three buildings, a 35 m pool, and courts for tennis, basketball and pickleball plus cricket nets.
What will it really cost to buy here?
The all-in rate lands near Rs 9,500 for each super built-up sq ft, or about Rs 15,500 once you divide by carpet.
A 2 BHK with study is about Rs 1.66 Cr to Rs 1.84 Cr. A 3 BHK or 3 BHK Smart is about Rs 1.69 Cr to Rs 1.92 Cr. The 3.5 BHK is about Rs 2.11 Cr to Rs 2.25 Cr. The 4 BHK Smart and Large run about Rs 2.45 Cr to Rs 2.71 Cr, and the 4 BHK with study about Rs 2.67 Cr to Rs 2.71 Cr.
Those numbers bundle the base rate with parking, club and infrastructure fees. Add floor rise, any premium for a preferred unit, GST on an under-construction purchase, and Karnataka stamp duty and registration on top. Treat every number as indicative. A third-party listing updated in July 2026 showed Rs 2.09 Cr to Rs 3.18 Cr, and the township's own website starts its 3 BHK and larger homes at Rs 1.90 Cr. The developer also advertises a deferred payment scheme; read its interest, penalty and cancellation terms in full.
Is Forest Province RERA registered, and when is possession?
Yes, both halves of the phase are registered with Karnataka RERA, approved on 12 March 2026. Forest Province 1 (towers 1, 2, 7 and 8) is registered as PRM/KA/RERA/1251/308/PR/120326/008521 with a completion date of 31 December 2030. Forest Province 2 (towers 3 to 6) is PRM/KA/RERA/1251/308/PR/120326/008522 with a completion date of 30 June 2031. A public aggregator of the RERA record showed no complaints or extensions at the time of writing; verify that yourself on the Karnataka RERA portal.
Your tower decides your wait. Towers 1, 2, 7 and 8 should hand over six months earlier than towers 3 to 6. Ask for the latest quarterly progress filing; one third-party listing put construction at about 5 percent in July 2026.
How does it compare with nearby options?
Forest Province sits at the upper end of its micro-market on price, and ahead of most peers on paperwork. The table compares it with the township's first phase, Mana Skanda The Right Life; the same builder's Mana Vista in Gattahalli; and Prestige Lavender Fields in Gunjur.
| Dimension | Forest Province | The Right Life Phase 1 | Mana Vista | Prestige Lavender Fields |
|---|---|---|---|---|
| Price band (indicative) | Rs 1.66 Cr to Rs 2.71 Cr all-inclusive | On enquiry | Rs 1.25 Cr to Rs 1.70 Cr | Rs 99 lakh to Rs 5.41 Cr (portal listings) |
| Configurations | 2 BHK with study to 4 BHK | 3 BHK and 3.5 BHK | 2.5 BHK and 3 BHK | 1 BHK to 4 BHK |
| RERA status | Registered (two IDs) | Registered | Registered | Registered |
| RERA completion | December 2030 and June 2031 | December 2029 onwards | December 2030 | May 2027 |
| Scale and location | 1,052 homes on about 10 acres, Chikkavaderapura | 687 homes on 32 acres, same township | 440 homes on 6 acres, Gattahalli | 1,473 homes on about 18 acres, Gunjur on Varthur Road |
Want the same township with far more open land per home? Phase 1 is the alternative. On a tighter budget, Mana Vista is cheaper. Need keys sooner? Lavender Fields completes in 2027.
What are the honest risks and trade-offs?
The main risk is that the forest pitch and the tower density pull in opposite directions. About 1,052 homes on roughly 10 acres means around 105 homes per acre, against about 21 per acre in the township's first phase. One acre of forest shared by more than a thousand households, plus three basements of traffic at the gates, will feel different from the render.
The other trade-offs are familiar. A five-year wait to possession ties up capital. Carpet ratios near 60 percent mean you pay for a lot of common area. Price sources disagree by more than Rs 40 lakh on the entry unit. And the contracting entity is a project LLP rather than the flagship brand.
| # | Check before booking |
|---|---|
| 1 | Look up both RERA IDs on the Karnataka RERA portal and confirm your tower, completion date and promoter name. |
| 2 | Get a signed, dated cost sheet that lists floor rise, preferred location, GST, stamp duty and maintenance. |
| 3 | Compare carpet area with super built-up area for your exact unit, not the layout type. |
| 4 | Read the deferred payment scheme terms, including interest, penalties and cancellation refunds. |
| 5 | Confirm which entity signs the agreement and who carries the structural warranty. |
| 6 | Download the latest quarterly progress report filed on RERA and visit the site. |
| 7 | Drive your office and school commute at 8.30 am on a weekday before paying any deposit. |
What do buyers ask most often about Forest Province?
What is the starting price of Forest Province?
The November 2026 indicative sheet opens at about Rs 1.66 Cr all-in for the 2 BHK with study and tops out near Rs 2.71 Cr for the biggest 4 BHK. Stamp duty, registration and floor rise sit outside that. Other sources quote higher figures, so get a signed cost sheet.
Is Forest Province RERA approved?
Yes. Forest Province 1 is registered as PRM/KA/RERA/1251/308/PR/120326/008521 and Forest Province 2 as PRM/KA/RERA/1251/308/PR/120326/008522, both approved on 12 March 2026. The promoter on both is Collab Projects LLP. Verify each ID on the Karnataka RERA portal before paying.
When will Forest Province be ready?
The RERA deadline is 31 December 2030 for towers 1, 2, 7 and 8, and 30 June 2031 for the four towers in between. Construction was at an early stage in mid-2026, so treat these as the legal deadlines and confirm your tower's date in the agreement.
Is there a metro near Forest Province?
No. The nearest metro under construction is the Outer Ring Road Blue Line, whose Silk Board to KR Puram section now targets mid-2027. The proposed Hebbal to Sarjapur line still awaits approval. For now, residents rely on Varthur Road and Sarjapur Road.
Should you book Forest Province?
Book it if you are an upgrading family working in the Whitefield, Sarjapur Road or Bellandur belt, you value schools and a car-free podium, and you can wait until 2031. The paperwork is clean, the layouts generous and the forest core a real differentiator. Walk away if you want low density, a metro commute or keys before 2030, or if the gap between quoted prices makes the cost sheet hard to pin down. Forest Province is a sound but premium high-rise bet inside a promising township, not a bargain.
This review reflects information available as of November 13, 2026.
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