Modern Spaaces Neon Review: 2 and 3 BHK Homes from Rs 90 Lakh near Sarjapura

Rs 90 lakh is a number that has become hard to find on the Sarjapur Road side of Bengaluru. In September 2026, Squareyards put the corridor's average asking rate at about Rs 12,250 per sq ft, which prices a typical 2 BHK well above a crore. Modern Spaaces Neon gets under that line by moving east, onto Chikka Tirupathi Road at Mahalchowdanahalli, about 3 km past Sarjapura town. The question for a buyer is whether a sub-crore ticket here is a smart early entry into a growing belt or simply the cost of being further from work.

Short answer: Modern Spaaces Neon is a K RERA registered project of 292 apartments in 3 blocks on 4.19 acres at Mahalchowdanahalli, Chikka Tirupathi Road, Sarjapura. The August 2026 price sheet lists a 1,230 sq ft 2 BHK at Rs 90 lakh and 3 BHKs of 1,553 to 1,740 sq ft at Rs 1.12 Cr to Rs 1.25 Cr, each plus about Rs 6.7 lakh to Rs 7.36 lakh in extras. Possession is targeted from December 2029, with a RERA completion date of December 2030. The biggest trade-off is density, the highest in the developer's current line up, on a site that is still a long drive from the main IT hubs.

What is Modern Spaaces Neon and who is it for?

Modern Spaaces Neon is a compact, high-rise community of 292 two and three bedroom homes, built as 3 blocks with two basements, a ground floor and 13 or 14 upper floors. It is the entry-level product in the Modern Spaaces portfolio and the only one where a 2 BHK starts below a crore. The natural buyer is a first-time purchaser or a young family who works in the Sarjapur, Dommasandra or Varthur belt and wants a RERA registered home at around Rs 1 Cr. It is a weaker fit for anyone who needs to be in an Outer Ring Road office five days a week, or who wants a low-density community with large open grounds.

Who is the builder and what is the track record?

Neon is developed by Modern Spaaces, a Bengaluru builder whose work is concentrated on the Sarjapur Road corridor, with earlier communities including Engrace One and Engrace Two on Kada Agrahara Road. The RERA promoter for Neon is Modern Projects, one of the group's entities, so check that name on your agreement. The developer builds with aluminium formwork, a system that generally delivers consistent concrete walls and quicker floor cycles. The caution is breadth: Modern Spaaces now has six projects running at the same time, from villas to high-rises, which is a heavy load for a mid-sized regional developer. A site visit to a delivered Engrace phase is the most practical way to judge the quality you are paying for.

Where is Neon and how good is the connectivity?

Neon sits at Mahalchowdanahalli on Chikka Tirupathi Road, which runs east from Sarjapura town towards Chikka Tirupathi. This is a quieter, less built-up belt than Sarjapur Road itself. According to the project page, Sarjapura town is about 3 km away by road, the D Mart in Sarjapura about 4 km, and the Wipro Kodathi campus and Sarjapur Road IT stretch about 13 to 15 km. The Outer Ring Road at Bellandur is roughly 20 km away, Whitefield about 20 km via Varthur and Electronic City about 22 km. These are approximate figures and peak-hour traffic on Sarjapur Road will stretch them.

The planned Sarjapur to Hebbal Red Line of Namma Metro is meant to terminate at Sarjapura, a short drive from Neon. That would be a meaningful upgrade, but the corridor still awaits central government approval and the revised plan targets about 2033. Buy Neon for what the location offers today, and treat the metro as a bonus if it arrives on schedule.

What homes and sizes are on offer?

Neon has one 2 BHK plan of 1,230 sq ft and three 3 BHK plans of 1,553, 1,583 and 1,740 sq ft, all quoted on a super built-up basis. The two smaller 3 BHKs are compact three bedroom layouts; the 1,740 sq ft option is the one with genuine elbow room. With 292 homes on 4.19 acres, density is roughly 70 homes per acre, the highest among Modern Spaaces' current projects. The developer lists a 28 percent undivided share, which is consistent with a 13 to 14 floor build on a small site. The amenity plan includes a clubhouse, gym, pool, basketball court, library, bonfire plaza, flower meadow, tree bosquet and separate kids' and toddlers' play areas, plus piped gas. Ask for the clubhouse size, the open-space percentage and the lifts per block, because none of them appear on the price sheet.

What will a home at Neon actually cost?

The August 2026 sheet prices the 2 BHK at Rs 90 lakh plus about Rs 6.7 lakh, the 1,553 sq ft 3 BHK at Rs 1.12 Cr and the 1,583 sq ft 3 BHK at Rs 1.14 Cr, each plus about Rs 7.2 lakh, and the 1,740 sq ft 3 BHK at Rs 1.25 Cr plus about Rs 7.36 lakh. That works out to roughly Rs 7,180 to Rs 7,320 per sq ft before extras, which is Rs 1,000 to Rs 2,500 per sq ft below the developer's Kada Agrahara Road projects and far below the corridor average. The extras are not itemised, so the all-in cost of a 2 BHK is closer to Rs 97 lakh before GST, stamp duty and registration are confirmed. Ask for a full cost sheet in writing, and treat any quote that does not separate these lines as incomplete.

What is the RERA and possession status?

Neon is registered with Karnataka RERA as PRM/KA/RERA/1251/308/PR/050725/007897, approved on 5 July 2025, with Modern Projects as promoter. The developer targets possession from December 2029, while the registered completion date is 31 December 2030, a 12 month buffer. Your agreement and any delay compensation are tied to the RERA date. Construction is at an early stage, so read the latest quarterly progress filing on the Karnataka RERA portal and prefer a payment plan linked to construction milestones rather than time.

How does Neon compare with nearby options?

Two natural comparisons sit inside the same developer's portfolio: Modern Spaaces Onyx, 2 km further east with larger homes on 10 acres, and Modern Spaaces Green Storeys on Kada Agrahara Road, a boutique project with an earlier handover.

What are the honest risks and trade-offs?

Density is the first trade-off. At about 70 homes per acre, Neon will feel busier than its siblings, and lift waits, parking and amenity crowding deserve scrutiny. Time is the second. A December 2029 target means roughly three years of construction exposure, and early-stage projects carry the widest range of outcomes. Location is the third: the belt east of Sarjapura is developing, and the metro that would change its story is not yet sanctioned by the Centre. Fourth, the developer is running six projects at once. On the other side of the ledger, Neon offers the lowest absolute ticket in a corridor where sub-crore homes are disappearing, a RERA registration with a 12 month buffer, and a 3 km hop to Sarjapura town for daily needs.

What is the verdict on Modern Spaaces Neon?

Neon is an honest entry ticket into the Sarjapura belt for buyers who work nearby or who are prepared to hold for the long term. It is not a shortcut to the Outer Ring Road, and it is not a low-density community. If budget is the deciding factor and you can wait until 2030, it deserves a site visit. If you can stretch to Rs 1.16 Cr, compare the larger homes and open land at Onyx first. Run the checklist below before paying anything.

Is Modern Spaaces Neon a good buy under Rs 1 Cr?

Neon is one of the few RERA registered 2 BHK options near Sarjapura priced at Rs 90 lakh before extras. The value is real, but it comes with high density, a December 2029 target and a location east of Sarjapura that depends on future infrastructure. It suits buyers who work locally or can hold long term.

How does Neon differ from Modern Spaaces Onyx?

Both sit on Chikka Tirupathi Road at a similar rate per square foot. Neon has smaller homes from Rs 90 lakh on a denser 4.19 acre site, about 3 km from Sarjapura. Onyx, 2 km further east, offers larger 2.5 and 3 BHKs from Rs 1.16 Cr on 10 acres with more open space.

Will the Sarjapur metro help Neon?

The planned Sarjapur to Hebbal Red Line would end at Sarjapura, a short drive from Neon, which would help commutes and resale demand. However, the line still awaits central approval and targets about 2033, so it should be treated as long-term upside rather than a reason to buy today.

How dense is the Neon project?

Neon has 292 homes on 4.19 acres, about 70 homes per acre, which is the highest density among Modern Spaaces' current projects. The blocks rise 13 to 14 floors over two basements. Ask for lifts per block and the open-space share to understand how busy daily life will feel.

This review reflects information available as of November 6, 2026.

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By PropNewz Team