Sattva Aangane Review: What the K-RERA Filing Actually Says

On 18 September 2026, Karnataka RERA issued registration PRM/KA/RERA/1251/446/PR/180926/008944 for a 9.99 acre site at Bandapura Village on Old Madras Road. The filing says 625 apartments, five towers and completion on 21 October 2032. The marketing for the same project says 950 apartments, six or seven towers, 12 acres and possession in 2031. Both cannot be true, and only one is a document the promoter is legally accountable to.

Short answer: Sattva Aangane is a 625 apartment project by Sattva Resi Private Limited on 9.99 acres fronting NH 75 at Bandapura, Bengaluru East, registered with K-RERA as PRM/KA/RERA/1251/446/PR/180926/008944, with five towers of 9 to 42 floors, 3 and 4 BHK homes plus ten duplexes, and a filed completion date of 21 October 2032. Indicative channel pricing starts around Rs 2.66 crore for the 3 BHK, unconfirmed. It suits a buyer who wants a large format home and can hold six years. The biggest trade-off is that date: 2032 is later than anything the market is quoting you.

What is Sattva Aangane, and who is it actually for?

It is a large-format, high-density launch aimed at a buyer trading up. The filed mix is 396 three bedroom apartments, 219 four bedroom apartments and ten duplexes, two of them five bedroom. There is no 2 BHK, which rules out much of the corridor's usual demand in one line. Carpet runs roughly 1,095 to 1,294 sq ft for the 3 BHK and 1,615 to 1,819 sq ft for the 4 BHK. The site keeps 84.3 percent of its 40,441 square metres open, strong for a project running to 42 floors. Filed specifications sit on the Sattva Aangane project page.

Why do the filed numbers differ so sharply from what you have been shown?

Because the filing is a legal declaration and the microsites are sales copy, and here the gap is unusually wide. The filing records 625 apartments; microsites publish 950. The filing records five towers on 9.99 acres; the marketing says six or seven on 10.37 to 12 acres. The filing proposes completion on 21 October 2032; material in circulation quotes 2031 or earlier, and at least one microsite quotes a registration number belonging to another project. Where they disagree, the filing governs. The unit count matters: 625 rather than 950 changes the density arithmetic and the resale competition you face inside your own project. The date matters more, because a buyer told 2029 is being told something the filing does not support.

What does the K-RERA registration actually confirm?

It confirms extent, structure, timeline and promoter identity, and nothing about price. The registered promoter is Sattva Resi Private Limited, CIN U45309KA2022PTC160813, not the Sattva Group brand on the hoarding. Approval runs through the BDA under plan BDA/NAMA/AA.SA/A.A-5/TA.SA-4/PU/66/2025-26 dated 2 February 2026, with a sanctioned FAR of 3.237 and parking filed at 743 covered and 47 open bays. Verify it at rera.karnataka.gov.in and match four things against what you have been shown: the registration number, the promoter's legal entity name, the declared extent of 40,441 square metres and the completion date of 21 October 2032. Check in particular that the number you are quoted belongs to Aangane and not to a sibling project on the same corridor.

What is the tower mix, and should it change which unit you pick?

Yes, because these five towers are not variations on one design. Tower-1 is a nine floor, 39 unit low rise at 33.3 m; Tower-7 is a 42 floor, 159 unit high rise at 143.35 m; Tower-2, Tower-3 and Tower-4 sit between them at 33, 36 and 39 floors, each with four basement levels. That range lets you choose low rise or high rise inside one gated address, which is rare, and it means your lift wait, evacuation profile and view differ materially by tower. Note the numbering: towers 5 and 6 are absent here. The likeliest reading is that the master plan runs to seven while only five are registered, which is also where the seven tower figure comes from. Your protections extend only to what is registered.

What does the money buy, and how does carpet area change the maths?

Carpet area is where most buyers on this corridor lose the comparison. RERA does not publish unit prices and no price list exists in the filing. Indicative channel pricing puts the 3 BHK from around Rs 2.66 crore and the 4 BHK from around Rs 3.44 crore; PropNewz could not confirm either with the promoter. What the filing does disclose is cost, which is more useful. Land is certified at Rs 413.07 crore and development at Rs 693.92 crore, a total of Rs 1,106.99 crore. Against 625 apartments that is roughly Rs 1.77 crore per home, and against 81,141 square metres of carpet roughly Rs 12,675 per sq ft before marketing, financing and margin. Land alone is about Rs 41.3 crore per acre, so use these to sanity check any quote. Separately, the 1,800 to 2,300 sq ft figures quoted for the 3 BHK on portals are super built-up; the same homes carry 1,095 to 1,294 sq ft of carpet.

Does the Old Madras Road location earn the price?

Partly, and the part that does not is the highway. The registered address is Bandapura Village, Bidrahalli Hobli, Bengaluru East Taluk, on NH 75 at latitude 13.039249 and longitude 77.742784. The filing records the northern boundary as the National Highway itself, which buys access and costs quiet, so judge the north-facing towers on site rather than on a floor plate. The corridor reaches ITPL and EPIP via Old Madras Road and KR Puram, absorbing heavy supply because Whitefield has run out of large contiguous parcels. Recent reporting agrees: JLL's Q4 2025 Bengaluru read had values and rents up 3 to 4 percent quarter on quarter with city prices expected up 10 to 12 percent through 2026, while corridor trackers put roughly 15 million sq ft of fresh space in the Budigere Cross belt, handing over between 2028 and 2031. Two practical notes. Water comes from the Doddabanahalli Grama Panchayath plus tankers, so municipal supply is not yet primary. And the Cheemasandra Lake adjacency sometimes claimed here belongs to the promoter's Songbird project.

How does Aangane compare with the nearby options?

Aangane is the regulatory-certainty pick on its corridor, and the expensive one. The comparison sets it against its nearest sibling and a Brigade project on the same stretch.

That table is a choice between certainty and timing. Sattva Sanio is the pick for a 2 BHK or a smaller budget if you accept that it is not yet registered, and Sattva Songbird Phase 2 is a third name from the same promoter on the same corridor, also unregistered. Brigade Calista wins if a 2027 handover matters more than home size.

What are the real risks on this one?

Four, and the filing discloses all of them rather than hiding any. First, the date. A six year build from 1 October 2026 to 21 October 2032 is long exposure, and every shorter date you are quoted is somebody's optimism. Second, the unregistered phases: construction on adjacent parcels may continue around early residents past 2032. Third, the contracting structure. Land is held through a joint development agreement dated 2 December 2025 with Sattva Realtors Private Limited among the landowners, while the entity signing your agreement is Sattva Resi Private Limited. Fourth, and most important, the filing records that a case is pending in relation to project land. That is disclosed rather than concealed, but it is not a footnote. Read it with your own advocate before you pay anything.

So what is the verdict on Sattva Aangane?

This is the rare Bengaluru launch where the buyer has better information than the brochure, and that is the strongest thing about it. The filed numbers are public, sharper than the portal estimates, and let you check any quote against a disclosed cost basis of roughly Rs 12,675 per sq ft of carpet. The product is differentiated: a nine floor low rise and a 42 floor tower in one address is unusual, and ten duplexes including two five bedroom units are rare inventory here. But the quoted price sits at the top of a corridor band starting near Rs 95 lakh, completion is three years later than the most optimistic thing you will be told, there is no 2 BHK, the northern boundary is a national highway, and a land case is pending on the record. Buy it if you want scale and regulatory certainty and can hold to 2032. Walk away if you need possession sooner, because nothing in the filing supports an earlier date.

Run these seven checks before you pay a booking amount.

What is the price of Sattva Aangane?

No official price list exists, because RERA filings do not publish unit prices. Indicative channel pricing puts the 3 BHK from around Rs 2.66 crore and the 4 BHK from around Rs 3.44 crore, neither confirmed with the promoter. The filing does disclose a total project cost of Rs 1,106.99 crore.

Is Sattva Aangane RERA approved?

Yes. It is registered with Karnataka RERA as PRM/KA/RERA/1251/446/PR/180926/008944. Verify it at rera.karnataka.gov.in rather than relying on a microsite, and check that the number you are quoted belongs to Aangane rather than a sibling project.

When is possession at Sattva Aangane?

The filing proposes 21 October 2032, against a construction start of 1 October 2026. That is later than the 2029 to 2031 window circulating on portals. Plan against 2032, because that is the date the promoter is legally accountable to, and treat anything earlier as upside.

Does Sattva Aangane offer a 2 BHK?

No. The filed mix is 396 three bedroom apartments, 219 four bedroom apartments and ten duplexes. Marketing advertising 2 and 3 BHK homes at this address describes something the registration does not contain. Sattva Sanio on the same corridor is the 2 BHK option, though unregistered.

This review reflects information available as of September 22, 2026.

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By PropNewz Team