Sattva Lumina Review: Rajanukunte Studio to 3 BHK, North Bangalore

In late February 2026, Sattva registered another North Bangalore project, a 50 acre development at Doddajala with 2,477 units. That matters to anyone looking at Sattva Lumina, because it tells you the same developer is adding significant supply to the same half of the city. Meanwhile Doddaballapur Road rates averaged about 9,600 rupees per sq ft in mid 2026, down more than 10 percent year on year, even as Yelahanka flats a few kilometres south rose about 20 percent. Lumina sits in the gap between those two numbers, and that is exactly where the buying decision gets interesting.

The short answer: Sattva Lumina is an under construction high rise community on 13 acres at Rajanukunte, on Doddaballapura Main Road near Yelahanka in North Bangalore, offering studio, 1, 2 and 3 BHK homes from about 40 lakh to about 1.44 crore. It is registered under K-RERA as PRM/KA/RERA/1251/472/PR/060924/007009, with possession recorded as November 2029 onwards. The single biggest trade off is that Rajanukunte is still a thin, developing micro market, so you are buying a finished lifestyle product before the neighbourhood around it has caught up.

What is Sattva Lumina, and who is it for?

It is a large, amenity heavy high rise community aimed at first time buyers, young professionals and investors who want a branded product at a sub crore entry point. The project covers 13 acres with 8 towers at ground plus 27 floors. Unit counts differ across sources, with the project page recording 1,900 while its own detail section and market listings put it nearer 1,550, so treat the count as to be confirmed. The format range is unusually wide, from a 420 sq ft studio to a 1,780 sq ft 3 BHK, which lets the developer sell to a salaried buyer, a rental investor and an upgrading family from one launch.

Who is the builder, and what does their record say?

Sattva, formerly Salarpuria Sattva, is one of Bengaluru's largest and most established developers, with a long residential and commercial delivery record across the city. For a buyer that means lower completion risk than a smaller promoter, access to construction finance, and a handover process run many times before. The counterweight is scale itself. A developer running several large North Bangalore projects at once is splitting attention and working capital, so ask about site staffing and current construction stage rather than assuming the brand guarantees pace.

Where is Rajanukunte, and how good is the connectivity?

Rajanukunte is on Doddaballapura Main Road, north of Yelahanka, and it is genuinely further out than most buyers assume. The address is near the Kalmi Factory stretch of Yelahanka to Doddaballapura Road. Yelahanka railway station is roughly ten minutes away, an underrated asset given suburban rail frequency on that line, and the airport is about thirty minutes in ordinary traffic. What Rajanukunte does not have is a metro station. The Blue Line serves Yelahanka and the airport corridor, not Doddaballapura Main Road, so your daily commute here is a road commute. If you work at Manyata or in the central business district, be honest with yourself about that drive before you book.

What do the homes and amenities actually offer?

The five recorded configurations are a 420 sq ft studio, a 680 sq ft 1 BHK, a 1,100 to 1,150 sq ft 2 BHK, a 1,450 to 1,500 sq ft 3 BHK with two bathrooms, and a 1,730 to 1,780 sq ft 3 BHK with three bathrooms. Homes are described as vastu compliant with lake views from selected units. The amenity case is the strongest part of the pitch: a clubhouse recorded on the project page at 45,000 sq ft with more than 40 amenities, a 25,000 sq ft retail mall across three floors inside the campus, and two acres of green open space. Some listings describe the clubhouse as 50,000 sq ft across three storeys, so confirm the figure in your agreement. The in campus retail is the genuinely useful feature, because Rajanukunte has little organised retail of its own.

What will it really cost you?

Recorded pricing runs from about 40 lakh for the studio to about 1.44 crore for the larger 3 BHK, and the per sq ft maths is more revealing than the headline. The studio works out to roughly 9,500 rupees per sq ft, while the 1,730 sq ft 3 BHK works out to roughly 8,000 rupees per sq ft. In other words the small formats carry the premium and the large ones are comparatively better value, which is the opposite of what most buyers assume. Against a Doddaballapur Road corridor average near 9,600 rupees per sq ft, the 3 BHK is priced below the corridor benchmark while the studio is priced at about it. One tracker recorded the project average moving from 9,550 to 9,950 rupees per sq ft in the first quarter of 2026. Treat all of these as indicative, and add floor rise, car park, club charges, GST, stamp duty, registration and corpus, none disclosed on the project page.

What is the RERA and approval position?

The project is recorded as registered under K-RERA with number PRM/KA/RERA/1251/472/PR/060924/007009, which is a meaningful advantage over the pre launch inventory being marketed across North Bangalore right now. There is a caveat worth taking seriously. The project page records possession as November 2029 onwards, while at least one market listing reports the RERA entry itself showing a completion date in early 2029. Those are different dates, and the one that legally binds the developer is the one on the portal. Check it yourself at rera.karnataka.gov.in, match the promoter's legal entity name and the declared project extent, and get the completion date the sales team quotes you put in writing.

When is possession, and what does the wait cost?

Possession is recorded as November 2029 onwards, roughly three years out, which is a more manageable horizon than many current North Bangalore launches. Still, model it properly. Buying the 2 BHK at about 93 lakh with a loan means carrying pre EMI interest through construction alongside rent or an existing EMI. For an investor the number that matters is what the studio and 1 BHK rent for in Rajanukunte in 2029, which depends on employment arriving in the corridor. Do not underwrite yield on Yelahanka or Hebbal comparables.

How does it compare with the rest of North Bangalore?

On price per sq ft the larger units compare well, and on amenities the project compares very well, but on location it compares poorly against anything closer in. Buyers weighing Lumina commonly also look at Vajram Newtown in Thanisandra, which sits closer to Manyata, and at Vajram Embrace. Brigade and Godrej both have established Yelahanka projects costing more per sq ft in a more developed catchment. The table below sets Lumina against the corridor benchmark rather than marketing claims.

What are the honest risks?

The first risk is the micro market. Rajanukunte apartment rates sit near 4,250 rupees per sq ft according to locality data, which is far below what Lumina asks, and that gap is a bet on the corridor maturing. The second is the corridor price signal itself: Doddaballapur Road showed a double digit year on year decline in mid 2026 while Yelahanka rose, which suggests demand is concentrating closer in rather than moving outward. The third is supply from the same developer, with a large Sattva project now registered nearby. Against those, the RERA registration, the three year possession horizon and the in campus retail are genuine positives, and the entry price is one of the lowest for a branded North Bangalore high rise.

What is the verdict?

Buy the larger configurations here, be cautious about the small ones, and buy only if you can hold. The 3 BHK at roughly 8,000 rupees per sq ft in a RERA registered, amenity rich, branded community is defensible value for an end user who wants space and does not need a city centre commute. The studio and 1 BHK are a different proposition: they carry the highest rate per sq ft in the project and depend on a rental market Rajanukunte has not built yet. If you are an end user who works in North Bangalore and wants a big home for under 1.5 crore, this deserves a site visit. If you are chasing a quick investment exit, the corridor price data does not currently support it. Review the full specification on the Sattva Lumina project page first, then run the checks below before any payment.

Is Sattva Lumina RERA approved?

Yes. The project is recorded as registered under K-RERA with number PRM/KA/RERA/1251/472/PR/060924/007009. Verify it yourself at rera.karnataka.gov.in before paying a booking amount, and note that at least one listing reports a RERA completion date earlier than the November 2029 possession quoted on marketing material.

What is the price of Sattva Lumina?

Recorded pricing runs from about 40 lakh for a 420 sq ft studio to about 1.44 crore for a 1,780 sq ft 3 BHK, with 2 BHK homes around 93 to 99 lakh. These figures are indicative and exclude floor rise, car park, club charges, GST, stamp duty, registration and corpus, so ask for a full written cost sheet.

Where exactly is Sattva Lumina located?

It is at Rajanukunte on Doddaballapura Main Road, north of Yelahanka in North Bangalore. Yelahanka railway station is about ten minutes away and the airport roughly thirty minutes. There is no metro station on this stretch, so plan for a road commute to Manyata or the central business district.

Is Rajanukunte a good investment in 2026?

It is an early stage bet rather than a settled one. Local apartment rates sit well below what branded projects ask, and Doddaballapur Road recorded a double digit annual decline in mid 2026 while Yelahanka rose about 20 percent. That pattern suggests demand is concentrating closer in, so underwrite conservatively.

This review reflects information available as of September 25, 2026.

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

By PropNewz Team