Modern Spaaces Soulace Review: 4 and 5 BHK Villas on Kada Agrahara Road, Sarjapur

On paper, Modern Spaaces Soulace finished almost two years ago. The Karnataka RERA record for Phase 1 shows the registered works completed with a completion date of 31 December 2024. Yet in August 2026 the developer was still circulating a price sheet for these villas, at Rs 4.5 Cr for a 4 BHK and Rs 5.5 Cr for a 5 BHK, before location premiums and extras. That gap between a completed plotted registration and an active villa sale is the most important thing a buyer needs to understand about Soulace, and it is the first question to put to the sales team.

Short answer: Modern Spaaces Soulace is a gated community of 266 independent 4 and 5 BHK villas on about 26.5 acres on Kada Agrahara Road, off Sarjapur Road. Phase 1 is K RERA registered as a plotted development and shown as completed. Base prices on the August 2026 sheet are Rs 4.5 Cr for a 3,387 sq ft 4 BHK and Rs 5.5 Cr for a 4,235 sq ft 5 BHK, plus preferential location charges and extras. The biggest trade-off is that you pay villa money for mid-sized plots in a car-dependent location, and you must confirm whether your specific villa is already built.

What is Modern Spaaces Soulace and who is it for?

Modern Spaaces Soulace is the developer's villa flagship: 266 independent homes of ground plus two floors, each on its own plot, inside a large gated campus at Kada Agrahara village. At roughly 10 villas per acre, it is far less dense than any apartment project on this corridor. The developer lists a private elevator, Italian marble flooring, double-height ceilings and two car parks in every villa. Soulace suits families who want an independent home with four or five bedrooms, value privacy and a lift inside the house, and are comfortable driving for most errands. It is not for buyers who want a large garden, a walkable neighbourhood or a short commute to the Outer Ring Road.

Who is the builder and what is the track record?

Modern Spaaces is a Bengaluru developer focused almost entirely on the Sarjapur Road corridor. The promoter on the Soulace RERA record is Modern Spaaces Ventures, one of several group entities. Its earlier apartment communities, Engrace One and Engrace Two, sit on the same road, and its current apartment projects Engrace Vista, Green Storeys and Serene Heights are all within about a kilometre of Soulace. That clustering is useful: you can see the developer's work, finishes and maintenance at several stages in one visit. The developer builds with aluminium formwork. The caution is concurrency, since Modern Spaaces is running six projects at once, and villa construction is labour intensive.

Where is Soulace and how good is the connectivity?

Soulace sits at Sy. No. 12, Kada Agrahara village, about 600 metres from Engrace Vista and Green Storeys and close to Spandana Heart and Super Speciality Hospital. The project page puts Sarjapura town at about 4 to 5 km by road, the Wipro Kodathi campus and Sarjapur Road IT stretch at about 9 km, the Outer Ring Road at Bellandur at 14 to 15 km, Electronic City at 15 to 17 km and Whitefield at about 20 km. These are approximate, and Sarjapur Road at peak hour is slow. The planned Sarjapur to Hebbal metro line would end at Sarjapura, but it still awaits central approval with a working target of about 2033. For villa owners, this is a car-first address for the foreseeable future.

What do the villas and plots actually offer?

There are two formats. The 4 BHK villa has about 3,387 sq ft of built-up area on a 34.7 by 52 ft plot of roughly 1,809 sq ft. The 5 BHK villa has about 4,235 sq ft on a 39.4 by 59 ft plot of roughly 2,325 sq ft. That means each villa is built up to about 1.8 to 1.9 times its plot area across three levels, which is how four or five bedrooms fit on a mid-sized plot. The practical consequence is limited private garden space, so ask for the setbacks and the open area of the specific plot you are offered. The community is planned with more than 35 amenities, including a clubhouse, pool, gym, walking track, tennis, football and basketball courts, table tennis and a guest house. Ask for the clubhouse area and the share of the 26.5 acres held as open space.

What will a Soulace villa actually cost?

The August 2026 sheet lists base costs of Rs 4.5 Cr for the 4 BHK and Rs 5.5 Cr for the 5 BHK. On built-up area, that is roughly Rs 13,000 to Rs 13,300 per sq ft before preferential location charges and extras. For comparison, Squareyards reported the Sarjapur Road average asking rate at about Rs 12,250 per sq ft in September 2026, a figure dominated by apartments. Location charges apply to corner and park-facing plots, so two villas of the same type can differ meaningfully in final price. The developer's own website shows Soulace from Rs 5 Cr, higher than the sheet's 4 BHK base, which is another reason to compare only all-inclusive figures for an identified plot. Request a cost sheet listing the location charge, car parks, clubhouse, deposits, maintenance advance, GST, stamp duty and registration.

What is the RERA and possession status?

Phase 1 is registered with Karnataka RERA as PRM/KA/RERA/1251/308/PR/150223/005723, approved on 15 February 2023, with Modern Spaaces Ventures as promoter. It was filed as a plotted development, and the record shows the registered works as completed with a completion date of 31 December 2024. A plotted registration covers the layout and infrastructure; it does not by itself tell you whether the villa on your plot is finished. Ask in writing whether your villa is already built with occupancy and handover documents in place, or still to be constructed under a separate construction agreement. The answer changes your payment schedule, your legal protection and your risk. The developer also lists a Soulace Phase 2 as upcoming, but no details or RERA status have been published, so this review covers Phase 1 only. Check the record yourself on the Karnataka RERA portal.

How does Soulace compare with nearby options?

Two credible comparisons for a villa or plot buyer in this belt are Grand La Palazzo, a villa community at Muthanallur off Sarjapur Road, and the Sobha Sacred Grove plots near Chikka Tirupathi, where buyers build their own home.

What are the honest risks and trade-offs?

The price is the first issue. At about Rs 13,000 per sq ft on built-up area before premiums, Soulace costs more per square foot than most apartments in the area, and the extra money buys independence and privacy rather than land. Plot size is the second: on a 1,809 sq ft plot, most of the land sits under the house. The third is documentation, because the gap between a completed plotted registration and an active villa sale needs a clear written answer for your specific unit. The fourth is location, which remains car-dependent with no sanctioned metro yet. In its favour, Soulace offers low density, a private lift, large built-up areas, a mature cluster of the developer's own projects nearby and a registered layout that is already in place.

What is the verdict on Modern Spaaces Soulace?

Soulace is a credible choice for a family that wants a large independent villa with a private lift inside a big gated community off Sarjapur Road, and that can pay a premium for it. It is a poorer choice for anyone who wants a real garden or values land over built-up area, where a plotted community may serve better. The deciding step is paperwork: know exactly what stage your villa is at before money moves. Use the checklist below.

Is Modern Spaaces Soulace ready to move in?

The RERA record shows the registered Phase 1 works as completed, with a completion date of 31 December 2024, and villas were still on sale in August 2026. That does not confirm every villa is built. Ask whether your villa has occupancy and handover documents in place or is still to be constructed.

How big are the Soulace villas and plots?

The 4 BHK villa has about 3,387 sq ft of built-up area on a 34.7 by 52 ft plot of roughly 1,809 sq ft. The 5 BHK villa has about 4,235 sq ft on a 39.4 by 59 ft plot of roughly 2,325 sq ft. Both are ground plus two floors.

What is the preferential location charge at Soulace?

The preferential location charge is an extra amount added to the base cost for better positioned plots, such as corner or park-facing villas. Because it sits on top of the Rs 4.5 Cr or Rs 5.5 Cr base, two villas of the same type can end up at noticeably different final prices.

Is there a Soulace Phase 2?

The developer's website lists a Soulace Phase 2 among upcoming projects, but no configuration, pricing or RERA details have been published. Until a registration appears on the Karnataka RERA portal, treat Phase 2 as unconfirmed and evaluate only the registered Phase 1 villas.

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

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By PropNewz Team