Mana Vista Review: A Buyer's Look at Mana Projects' 3 BHK Homes in Gattahalli, Sarjapur Road

On November 7, 2026, a channel partner page for Mana Vista refreshed its numbers: a 2.5 BHK at about Rs 1.25 Cr all-inclusive, three bedroom homes up to Rs 1.70 Cr, and a claim that construction had reached roughly 35 percent. That claim comes from a broker listing, not from a RERA filing, but it gives buyers a useful marker. Eighteen months after launch, this 440 home project is still more than four years from its RERA completion date.

Short answer: Mana Vista is a reasonable shortlist pick for a family that wants a 3 BHK in Gattahalli, off Sarjapur Road, and can wait. Prices start at about Rs 1.25 Cr (indicative) for a 2.5 BHK, with 3 BHK homes of 1,357 to 1,563 sq ft at roughly Rs 1.47 Cr to Rs 1.70 Cr. The project is RERA registered (PRM/KA/RERA/1251/308/PR/150325/007585) with a completion date of December 2030. The single biggest trade-off is time: you pay today for a home you may not live in until 2030, in a corridor that will have no metro until well after that.

What is Mana Vista and who does it suit?

Mana Vista is an under-construction apartment project of 440 homes on about 6 acres at Gattahalli, built by Mana Projects. It is designed for families who want a mid-size 3 BHK in the outer Sarjapur belt and value open ground more than a high-rise skyline. The May 2025 launch announcement described three towers of 14 floors, 2.5 and 3 BHK homes, and more than 35 amenities. Mana's own pitch is that about three quarters of the land stays as landscaped open space.

The fit is clearest for dual-income households working on the Sarjapur side with a budget near Rs 1.7 Cr and no hurry to move. It suits investors less, given the long hold and heavy new supply.

Who is Mana Projects and what is its track record?

Mana Projects is a Bengaluru developer that has built mostly along the Sarjapur corridor since it was founded in 2000 by D Kishore Reddy. Its projects on this road include Mana Jardin Neo, Mana Dale, Mana Cresta and Mana Verdant Terraces.

That concentration cuts both ways. Familiarity with the micro-market is a plus. But several Mana projects are under construction at once, and buyers should ask how the company is funding and staffing them in parallel. Pull up older Mana registrations on the Karnataka RERA portal, compare filed completion dates with actual handover, and talk to residents of a finished Mana building.

How well connected is Gattahalli, off Sarjapur Road?

Gattahalli works well for jobs on the outer Sarjapur stretch and less well for anything north of the Outer Ring Road. Listings place the Wipro corporate office and RGA Tech Park at about 6 km, and the Bellandur and RMZ Ecoworld cluster at roughly 15 to 18 km depending on route. Electronic City and Whitefield are each within about 20 km. Kempegowda International Airport is a long trip of roughly 55 to 60 km.

Daily needs are covered: National Public School is listed at under 3 km and Cloudnine Hospital at about 6 km.

The weak point is rapid transit. The Hebbal to Sarjapur metro (Phase 3A) is the line buyers here are waiting for, and in July 2026 Asianet Newsable reported that its opening had been pushed to April 2033 after cost cutting changes. Some marketing still speaks of a 2030 metro; treat that as out of date. Plan your commute by car.

What homes does Mana Vista offer, and how do they live?

Mana Vista is mainly a 3 BHK project with a smaller 2.5 BHK entry option. The 2.5 BHK measures about 1,127 to 1,135 sq ft super built-up. The 3 BHK comes in four layouts: 1,357 sq ft (with two bathrooms, not three), 1,476 and 1,522 sq ft, and 1,563 sq ft. All homes are described as Vastu-aligned.

Density deserves a look. Each tower is planned with around 15 homes per floor and five lifts, which sits awkwardly beside the open-space story, so walk a sample floor plate. Lake views depend on tower, stack and floor.

Amenities include an infinity pool, gyms, sports courts, a daycare, a pet park, an elders' area and a clubhouse with a cafeteria, spa and library.

What will a home at Mana Vista really cost?

Expect to pay about Rs 1.25 Cr for a 2.5 BHK and roughly Rs 1.47 Cr to Rs 1.70 Cr for a 3 BHK, before you confirm what the quote includes. These are channel partner figures and are indicative. One channel listing, updated in November 2026, labels its prices all-inclusive and puts the 3 BHK band at Rs 1.48 Cr to Rs 1.70 Cr, which works out to around Rs 10,800 to Rs 10,900 per sq ft on super built-up area.

Your cost stack should cover, at minimum:

GST at 5 percent on under-construction homes without input tax credit (typical; confirm whether the quote already includes it). Stamp duty and registration of about 6.6 percent in urban Karnataka for homes above Rs 45 lakh, which is roughly Rs 8.3 lakh on a Rs 1.25 Cr home and about Rs 10.5 lakh on Rs 1.6 Cr (indicative). Car park charges, club membership, BESCOM and water connection deposits, and one to two years of advance maintenance, none of which have been published (to be confirmed).

The payment plan is also unsettled. One channel partner has described a 20:80 plan, while the Housiey page lists a construction-linked plan with loans of up to 90 percent. Get the schedule in the builder's offer letter, not from a broker.

Is Mana Vista RERA registered, and when is possession?

Yes. Mana Vista is registered with Karnataka RERA as PRM/KA/RERA/1251/308/PR/150325/007585, filed in March 2025, with a RERA completion date of December 2030. Channel listings report that a commencement certificate is in place; ask to see it.

The possession dates in circulation do not agree. A builder target of January 2029 is quoted by channel partners and should be treated as indicative. One portal shows June 2027, which does not match the RERA record and should be ignored. The 35 percent construction figure dated November 2026 is a broker claim. Your benchmark is the December 2030 RERA date and the quarterly progress reports on the portal.

How does Mana Vista compare with nearby projects?

Within Gattahalli itself, Mana Vista is the lower-priced, later-delivery option. JRC Wildwoods, a low-rise project beside Gattahalli Lake, is further along and costs more. Urbanrise The Living Wave, an upcoming launch next to Adarsh Garden Estate, is pitched higher still and has no RERA number on its PropNewz page yet.

If you can stretch the budget and want to move in sooner, visit JRC Wildwoods. Mana Vista's case is price per square foot and a registered project at an earlier stage.

What are the honest risks and trade-offs at Mana Vista?

The biggest risk is time. With a December 2030 RERA date, a buyer could be paying EMIs and rent together for four years, and any delay stretches that.

Second, transit. The metro that would change daily life here is now reported for 2033, and Sarjapur Road peak traffic is a known pain point. Gattahalli sits on the outer side of it.

Third, supply. Mana alone has several projects on this corridor, and large developers keep launching. Resale buyers in 2030 and beyond will have plenty of choice, which can cap price growth and slow exits.

Fourth, inconsistent data. Sources disagree on land area (6 versus 5.5 acres), possession dates, the payment plan and carpet areas. Rely on the RERA filing and the agreement for sale.

Before you pay a token amount, work through this checklist.

What do buyers ask most about Mana Vista?

What is the price of Mana Vista in Gattahalli?

Mana Vista is priced from about Rs 1.25 Cr for a 2.5 BHK, on indicative channel figures. Three bedroom homes run from roughly Rs 1.47 Cr to Rs 1.70 Cr depending on size and floor. No developer price list is public, so ask Mana Projects for a dated, all-inclusive cost sheet before paying any booking amount.

Is Mana Vista RERA registered?

Yes. Mana Vista is registered with Karnataka RERA under PRM/KA/RERA/1251/308/PR/150325/007585, dated March 2025. Channel listings report a commencement certificate is in place. Before booking, search the number on the Karnataka RERA portal and check the approved plans, the quarterly progress reports and the completion date for your tower.

When will Mana Vista be ready for possession?

The RERA completion date for Mana Vista is December 2030. A channel listing cites a builder target of January 2029, which is indicative only, and one portal shows June 2027, which does not match RERA. Plan your finances around the December 2030 date and track construction progress on the RERA portal each quarter.

Who is Mana Vista best suited for?

Mana Vista suits families who want a 3 BHK on a Rs 1.5 Cr to Rs 1.7 Cr budget, work in the Sarjapur or Electronic City belt and can wait until 2029 or 2030 to move in. It is a weaker fit for buyers who need a home soon, rely on the metro or want a short investment hold.

Is Mana Vista worth buying?

Mana Vista is worth a site visit for a patient end-user, not a quick-flip investor. The registered RERA record, a local developer with long experience on this road and a price per square foot below newer branded launches nearby are real positives. Against that, you are buying a home due in December 2030, in a corridor where the metro is now reported for 2033 and new supply keeps arriving. If your job is on the Sarjapur or Electronic City side and you can carry the wait, add it to the shortlist and verify everything on the Mana Vista project page and the RERA portal. If you need to move before 2029, look at ready or near-ready stock instead.

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

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By PropNewz Team