Saibya Sanctuary Review: Is This 36-Home Rajajinagar Tower Worth the Wait?

Thirty-six homes, one tower, nine floors above the ground and a deadline of 30 March 2030. That is what Karnataka RERA recorded on 3 November 2026 when it registered Saibya Sanctuary, a small apartment building on survey number 67/2 in Yeshwanthpur Industrial Suburb 1st Stage, where Rajajinagar runs into Yeshwanthpur. A week later, no price had been published and the project barely showed up in web searches under its own name.

Small projects like Saibya Sanctuary are rare inside this part of North West Bengaluru, where most new supply comes from large branded towers. That scarcity is the appeal. The questions are whether the builder, the address and the price justify a four year wait.

Short answer: Saibya Sanctuary is a RERA-registered (PRM/KA/RERA/1251/309/PR/031126/009077), BBMP-approved single tower of 36 apartments, all 3.5 BHK with 1,390 to 1,508 sq ft of carpet area, in Rajajinagar near Yeshwanthpur, with price on request and a RERA completion date of 30 March 2030. It is worth shortlisting for families who want a large home in a small building inside the city, but the single biggest trade-off is a long wait with a small promoter whose wider track record is only partly visible.

What is Saibya Sanctuary and who is it for?

Saibya Sanctuary is a boutique apartment building of 36 homes on 0.65 acres, and it suits end users who value space and a quiet building over a long amenity list. Every unit is a 3.5 BHK. The tower has one basement, a ground floor and nine upper floors, 29.95 m high, which works out to four homes per floor.

The obvious buyer is a family already living in Rajajinagar, Malleshwaram, Yeshwanthpur or nearby that wants to upgrade without moving to the city's edge. Buyers who need a home before 2030, or who want a smaller and cheaper unit, will not find one here, because only one size is offered.

Who is the builder and what is their track record?

The promoter is Saibya Homes LLP, and its visible record is modest but not blank. The RERA promoter website field is empty. A RERA data aggregator lists Saibya Homes LLP as promoter of Saibya Sundew in Begur, 72 flats in two towers, with a completion date of 28 February 2025 and a status of completed. That is a useful data point, though PropNewz has not inspected that building.

The wider Saibya name also appears on projects in HSR Layout, Harlur and north of the city, some listed under Saibya Structures. PropNewz has not confirmed whether the two entities are linked, so do not assume one carries the other's record. Search the promoter name on the Karnataka RERA portal and ask for a list of delivered projects with completion dates you can check.

How good is the location and connectivity?

The location is the project's strongest point: it is inside an established part of the city rather than on a growth corridor. The address is Sy No 67/2, Yeshwanthpur Industrial Suburb 1st Stage, Rajajinagar, Ward 44, Bengaluru 560010. The wider area is served by the Green Line of Namma Metro and by Yeshwanthpur railway station, and it sits close to Tumkur Road for travel north and west.

Road works are on the horizon. In late October 2026, Construction World reported that a split flyover at MEI Junction on Tumakuru Road was among six projects re-tendered with a 30 month construction period. That is a tender, not a start date, so treat any benefit as years away and expect disruption first.

The flip side of an industrial suburb address is the neighbourhood mix. Workshops, commercial plots and housing sit side by side here. PropNewz has not measured walking or drive times from the site to stations, schools or hospitals, so test them at peak hours and look hard at what stands on the neighbouring plots.

What homes are on offer and what is daily life like?

All 36 homes are 3.5 BHK with RERA carpet areas of 1,390 to 1,508 sq ft. Carpet area is the usable floor inside the walls; developers usually sell on a larger saleable or super built-up figure, so ask for both and compare projects on price per sq ft of carpet.

Four homes per floor means fewer people per lift and calmer corridors than a large community. RERA marks a swimming pool, gym, outdoor sports facility, parks, CCTV, power backup, lifts, a sewage treatment plant, rainwater harvesting and fire safety as applicable. On a 0.65 acre site those facilities will be compact, so ask where the pool and gym sit and how big they are. RERA also declares 64 covered parking spaces for 36 homes, close to two per home.

A listing for the project mentions 3 KVA backup per flat, Kohler or Grohe fittings or equivalent, UPVC windows and laminate flooring in bedrooms. Those are not part of the RERA record, so get them written into the specification schedule.

What will it really cost, all in?

The price is on request, so the all-in cost depends entirely on the written quote you obtain. Saibya Homes has not published a price list, and PropNewz is not estimating one. For broad micro-market context only, the SquareYards rate page for Yeshwanthpur showed average asking figures of roughly Rs 12,200 to Rs 12,900 per sq ft in its September 2026 data; the page is internally inconsistent and does not say which area basis it uses, so treat it loosely.

Your cost sheet should separate the basic rate and the area it is charged on, car parking, GST (typically 5 per cent on under-construction homes outside the affordable bracket, indicative), BESCOM and BWSSB deposits, any amenity charge, the corpus fund and the maintenance advance. Stamp duty and registration for properties above Rs 45 lakh in urban Bengaluru typically come to about 6.6 per cent combined (indicative). On an illustrative Rs 2 Cr agreement value, that is about Rs 13.2 lakh before GST and other charges.

Are RERA, approvals and possession in order?

The key paperwork is filed and recent, and possession is a long way off. Karnataka RERA registered the project on 3 November 2026. The RERA record lists a BBMP building plan, Plan No. BBMP/Addl.Dir/JDSOUTH/0018/25-26, approved on 25 September 2026. The declared completion date is 30 March 2030, and construction status at registration was a new launch.

Two small checks. The plan number carries a south zone reference although the site is in Bengaluru North Taluk, which may be administrative, but ask for the sanction copy. A listing also gives a June 2026 launch, months before RERA registration; ask whether any bookings were taken before 3 November 2026. Recheck the RERA page before each major payment.

How does it compare with nearby options?

Against nearby branded projects, Saibya Sanctuary is far smaller and later to deliver, but offers a more private building. Birla Tisya on Magadi Main Road is a larger RERA-registered high rise with a nearer listed possession. Sobha Indraprastha is finished and occupied, at a much higher indicative price. Godrej Yeshwanthpur at Goraguntepalya also offers 3.5 BHK homes but showed RERA as pending on its PropNewz page.

Figures come from PropNewz project pages and RERA filings; prices are indicative and should be confirmed the day you compare.

What are the honest risks and trade-offs?

The main risks are time, a single unit type and an industrial suburb setting. More than three years separate registration from the RERA completion date, and a small promoter has less financial cushion than a listed developer if costs rise. A single 3.5 BHK format narrows the resale pool, and compact amenities will not match a township. Finally, price on request means you cannot yet judge value against Birla Tisya or Godrej Yeshwanthpur on carpet area.

What do buyers ask most about Saibya Sanctuary?

What is the price of Saibya Sanctuary?

The price of Saibya Sanctuary is on request, and Saibya Homes LLP had not published a price list as of November 11, 2026. Ask for a written cost sheet showing the basic rate, whether it is charged on carpet or super built-up area, parking, GST, deposits and maintenance advance.

Is Saibya Sanctuary RERA registered and approved?

Yes. Saibya Sanctuary was registered with Karnataka RERA on 3 November 2026 under PRM/KA/RERA/1251/309/PR/031126/009077. The RERA record lists a BBMP building plan approved on 25 September 2026. Verify both on the RERA portal and ask for the sanctioned plan before paying a booking amount.

When is possession at Saibya Sanctuary?

The RERA completion date for Saibya Sanctuary is 30 March 2030, and the project was at the new launch stage at registration. Treat that date as the binding outer limit, make sure it appears in your agreement for sale, and be cautious about any earlier verbal handover promise from sales staff.

What is the track record of Saibya Homes LLP?

Saibya Homes LLP is shown as the promoter of Saibya Sundew in Begur, a 72-flat project with a RERA completion date of 28 February 2025 that a RERA data aggregator lists as completed. Other Saibya projects appear under Saibya Structures, and PropNewz has not confirmed a corporate link between the two.

Is Saibya Sanctuary worth buying?

Saibya Sanctuary is worth serious consideration for a family that wants a large home in a small building inside Rajajinagar and can wait until 2030, provided the price per sq ft of carpet stacks up. Its filed facts are sound; its open questions are price, builder depth and the neighbourhood next door. Work through this checklist before you book.

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

Talk to PropNewz to evaluate this project. Let's chat.

By PropNewz Team