Modern Spaaces Onyx Review: Large 2.5 and 3 BHK Homes on Chikka Tirupathi Road

Rs 42 lakh. That is the gap between a 1,634 sq ft 2.5 BHK at Modern Spaaces Onyx and the same-size home the same developer sells at Serene Heights, about ten kilometres west on Kada Agrahara Road. Same floor plate, same builder, same August 2026 price sheet. What separates them is a stretch of Chikka Tirupathi Road beyond Sarjapura town and a handover that sits roughly a year later. Whether that discount is a bargain or a warning depends on how long you can wait and how often you need to drive to an office on the Outer Ring Road.

Short answer: Modern Spaaces Onyx is a K RERA registered apartment project of 624 homes in 6 blocks on 10 acres at Mugalur, on Chikka Tirupathi Road east of Sarjapura. Prices on the August 2026 sheet run from Rs 1.16 Cr for a 1,634 sq ft 2.5 BHK to Rs 1.43 Cr for a 2,030 sq ft 3 BHK, plus about Rs 7.2 lakh to Rs 7.7 lakh in extra charges. The developer targets June 2029, while the RERA completion date is March 2031. The single biggest trade-off is location: you buy space cheaply, but you buy it far from today's job centres.

What is Modern Spaaces Onyx and who is it for?

Modern Spaaces Onyx is a large, mid-rise gated community of 624 apartments built as 6 blocks of basement, ground and 13 floors on 10 acres at Mugalur, Sarjapura Hobli, in Anekal taluk. It is the biggest apartment launch in the current Modern Spaaces line up and the one with the lowest rate per square foot. The project suits families who want a genuinely large 2.5 or 3 BHK, who value open space over a short commute, and who can comfortably wait until 2029 or later. It suits buyers who need a home by 2027, or who commute daily to Bellandur or Whitefield, far less well. Investors should read it as a long-horizon bet on the Sarjapura belt filling in, not as a quick flip.

Who is the builder and what is the track record?

Modern Spaaces is a Bengaluru developer that has concentrated almost entirely on the Sarjapur Road corridor, with earlier communities such as Engrace One and Engrace Two on Kada Agrahara Road. The promoter named on the Onyx RERA record is Modern Projects, a group entity, which is common in Bengaluru but worth noting because your agreement is with that entity. The developer uses aluminium formwork for its towers, a system that tends to give consistent wall finishes and faster floor cycles. The honest gap is scale: this is a mid-sized regional builder now running six projects at once, so execution capacity matters more than brochure promises. Visit a completed Engrace phase before booking and judge the finish, the lifts and the upkeep yourself.

Where is Onyx and how good is the connectivity?

Onyx sits at Mugalur on Chikka Tirupathi Road, roughly 5 to 6 km by road beyond Sarjapura town and about 2 km past the developer's own Neon project. That places it on the outer edge of the Sarjapur growth belt. Approximate road distances from the project page put the Wipro Kodathi campus and the Sarjapur Road IT stretch at 14 to 16 km, Whitefield at about 20 km via Varthur, and the Outer Ring Road at Bellandur at about 21 km. The roads past Sarjapura are narrower and less developed than Sarjapur Road itself, so peak-hour drive times will be longer than the kilometres suggest.

The marketing leans on three future drivers: the Satellite Town Ring Road, the proposed SWIFT City and the Sarjapur to Hebbal Red Line of Namma Metro. Treat all three as upside, not as current infrastructure. The Red Line, planned to end at Sarjapura, still awaits central government approval despite a revised project report, and the working target is around 2033.

What homes and sizes are on offer?

Onyx offers three formats: a 1,634 sq ft 2.5 BHK (two bedrooms plus a study) and 3 BHK homes of 1,931 and 2,030 sq ft, in east and west facing layouts. These are super built-up figures, so ask for the carpet area of each plan before comparing with other projects. The developer lists a 29 percent undivided share of land and markets about 70 percent of the site as open space, organised into what it calls seven living zones. At 624 homes on 10 acres the density is roughly 62 homes per acre, or about 104 homes per block, which works out to around 8 homes per floor. That is moderate for a 13-floor build, but ask how many lifts serve each core. The amenity plan covers a rooftop club, reading lounge, pool and kids' pool, gym, futsal, a cricket pitch, a tennis court and table tennis.

What will a home at Onyx actually cost?

On the August 2026 price sheet, the 2.5 BHK is listed at Rs 1.16 Cr, the 1,931 sq ft 3 BHK at Rs 1.37 Cr and the 2,030 sq ft 3 BHK at Rs 1.43 Cr. Each carries additional charges of roughly Rs 7.23 lakh for the 2.5 BHK and Rs 7.7 lakh for the 3 BHKs, which the sheet does not itemise. That puts the headline rate near Rs 7,040 to Rs 7,100 per sq ft before extras. For context, Squareyards put the average asking rate on Sarjapur Road at about Rs 12,250 per sq ft in September 2026, essentially flat on the prior reading. Onyx is priced well below that corridor average, which reflects its distance from the main road. Before you compare, get a written cost sheet that shows car parking, clubhouse, deposits, maintenance advance, GST, stamp duty and registration, and ask whether east and west facing homes carry different rates.

What is the RERA and possession status?

Onyx is registered with Karnataka RERA as PRM/KA/RERA/1251/308/PR/130825/007993, approved on 13 August 2025, with Modern Projects as promoter. The developer targets possession from June 2029, but the registered completion date is 31 March 2031, a buffer of about 21 months. Your legal protection, including any delay compensation, runs from the RERA date, not the marketing date. Work began in mid 2025, so the project is at an early stage. Check the latest quarterly progress report on the Karnataka RERA portal and insist on a construction linked payment plan rather than heavy upfront payments.

How does Onyx compare with nearby options?

The most useful comparisons are the developer's own Modern Spaaces Neon, 2 km closer to Sarjapura, and Modern Spaaces Serene Heights on Kada Agrahara Road, which sells identical home sizes at a much higher price.

What are the honest risks and trade-offs?

The first risk is time. A June 2029 target with a 2031 legal backstop means your money is committed for three to five years before you collect keys, and early-stage projects carry the most execution risk. The second is location. Mugalur is a developing pocket, and the infrastructure that would transform it, the metro, the Satellite Town Ring Road and SWIFT City, is still at the planning or approval stage. If those slip, Onyx stays a long drive from work. The third is concurrency: Modern Spaaces is building six projects at once, which stretches management attention. The fourth is cost opacity, because the extra charges of Rs 7 lakh or more are not broken down. Against all that, the space per rupee is genuinely strong, the open-space ratio is generous and the RERA buffer gives you a documented backstop.

What is the verdict on Modern Spaaces Onyx?

Onyx is the value play in the Modern Spaaces portfolio: the most square feet for the money and the most open land, paid for with distance and patience. For a family that works locally, or that is buying today for a 2030s move, the maths is attractive. For anyone who needs a short commute to the Outer Ring Road or a home before 2029, the Rs 42 lakh saving over Serene Heights is buying the wrong thing. Run the checklist below before you pay a booking amount.

Is Modern Spaaces Onyx a good investment?

Onyx works best as a long-horizon purchase. It offers the lowest rate per square foot in the developer's apartment line up, but the growth drivers for Mugalur, including the Sarjapur metro and the Satellite Town Ring Road, are still pending. Buyers who can hold through the 2029 to 2031 window carry less risk than short-term investors.

Why is Onyx cheaper than Serene Heights for the same sizes?

Both projects sell 1,634, 1,931 and 2,030 sq ft homes, but Onyx is Rs 42 lakh to Rs 54 lakh cheaper. The discount reflects a location roughly 5 to 6 km beyond Sarjapura on Chikka Tirupathi Road and a later handover target of June 2029, against June 2028 at Serene Heights on Kada Agrahara Road.

How far is Onyx from the IT hubs?

By road, Onyx is roughly 14 to 16 km from the Wipro Kodathi campus, about 20 km from Whitefield via Varthur and about 21 km from the Outer Ring Road at Bellandur. These are approximate figures, and the narrower roads beyond Sarjapura make peak-hour drives slower than the distance suggests.

How dense is the Onyx community?

Onyx has 624 homes on 10 acres, about 62 homes per acre, spread over 6 blocks of 13 upper floors. That works out to around 104 homes per block and roughly 8 per floor. About 70 percent of the land is marketed as open space, which is generous for a project of this size.

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

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By PropNewz Team