Sattva Whitefield Review: 2,000 Homes on 25 Acres, and Little Else Confirmed

East Bangalore absorbed 57 percent of the city's residential launches in the first quarter of 2026, and Whitefield sat at the centre of that. Into an already crowded corridor, Sattva Group is planning roughly 2,000 apartments on about 25 acres. What the project page does not yet contain is a price, a unit size, a tower count or a K-RERA number. For a project targeting December 2029 possession, that is a lot of blanks.

Short answer: Sattva Whitefield is a planned residential development on approximately 25 acres in Whitefield, East Bengaluru, with a 2 and 3 BHK unit mix and roughly 2,000 homes indicated. Possession is indicated for December 2029 and K-RERA registration is awaited. Unit sizes, tower count and pricing have not been disclosed. The appeal is a large Whitefield parcel from a developer with three decades of delivery. The trade-off is that nothing about the product or the price is yet on the record.

What is Sattva Whitefield?

A large-format residential development rather than a boutique project. Approximately 2,000 homes on about 25 acres works out to roughly 80 units per acre, which is mainstream density for branded Whitefield stock, neither unusually tight nor notably generous. The configuration mix stops at 2 and 3 BHK, which is the clearest signal available about who this is for: working couples and small families in the ITPL and Outer Ring Road employment belt, rather than upgraders wanting 4 BHK space.

Who is Sattva Group?

A substantial and underrated developer. Founded in 1993, Sattva has more than three decades of delivery across 140-plus residential and commercial projects in seven Indian cities, with Sattva Knowledge City in Hyderabad among its landmark developments. Its commercial portfolio is stronger than its residential brand recognition, which is worth knowing: a developer whose core competence is office parks brings genuine construction discipline, though residential common-area finishing and handover culture are a different skill. Visit a delivered Sattva residential project before you judge it on the commercial reputation.

Does the Whitefield location still work?

Yes, and the metro is the reason. The Purple Line extension to Whitefield is fully operational, which the market treated as the single most significant price catalyst for the corridor, with housing demand up 19 percent near metro station zones. Whitefield apartments now average about Rs 13,000 per square foot, with core pockets near ITPL and Varthur Road at Rs 13,500 to Rs 15,000, and prices up 8 to 13 percent year on year into 2026. Schools, hospitals and retail are among the most mature in Bangalore.

The counterweight is supply. Cushman and Wakefield recorded 12,664 units launched across Bengaluru in the first quarter of 2026, with East Bangalore taking 57 percent of them through Whitefield, Gunjur, Budigere Cross and Hoskote. Adding 2,000 more homes to that corridor is not a scarcity play. It is a bet on continued absorption.

How does Whitefield supply affect your exit?

More than most buyers allow for. City-wide, launches and absorption are running close to balanced at roughly 15,200 against 14,850, so Bengaluru is not oversupplied in aggregate. But aggregate is not what you sell into. If Sattva Whitefield hands over in 2029 alongside other large East Bangalore projects completing in the same window, the resale and rental market in that specific year will be crowded with near-identical 2 and 3 BHK stock. That is survivable for an end user who plans to live in the home for a decade. It is a genuine problem for anyone buying with a five-year exit in mind, and it argues for negotiating hard on entry price rather than counting on appreciation.

Density puts this squarely in the Whitefield mainstream. At roughly 80 units per acre the project will be denser than a boutique development and lighter than the 150-plus-per-acre towers now appearing in West Hyderabad and parts of East Bangalore. In practice that usually means towers in the 20 to 30 storey range, a podium or ground-level amenity deck, and a clubhouse funded comfortably by 2,000 households. The open question, unanswerable until the site plan is published, is how much of the 25 acres survives as usable open space rather than driveway and setback.

What will it cost?

Nothing has been published, so the only useful framework is the cost stack. On any Bangalore under-construction apartment, add 5 percent GST to the agreement value and roughly 6.6 percent for Karnataka stamp duty, registration and cess. Then floor rise, preferred location charges, car parking, the clubhouse and infrastructure deposit, and advance maintenance and corpus, which together typically add another 6 to 10 percent. When a price does appear, test it against the Whitefield average of about Rs 13,000 per square foot rather than against the marketing.

Is it K-RERA registered, and when is possession?

No. Registration is awaited and the project page states the number will be published closer to the official launch date. Possession is indicated for December 2029. Until a registration exists on rera.karnataka.gov.in, your money would not be held in the mandated project account, the December 2029 date would not bind the developer, and the delay-compensation framework would not apply. On a 25 acre parcel, check when registration arrives whether it covers the whole site or only a first phase, since 2,000 homes will be delivered in stages.

How does it compare with other Whitefield options?

The corridor currently offers a clear split between registered projects with published prices and large unregistered parcels.

The same developer's Sattva Varthur Road project is a separate, larger Whitefield parcel with a later 2031 date, so clarify which one you are being shown. For a registered alternative with published pricing, Prestige Raintree Park is the documented option at a considerably higher entry.

What are the honest risks?

Disclosure is the first. With no price, no unit size and no tower count, there is nothing to compare against the Rs 13,000 per square foot Whitefield benchmark. Second, corridor supply. East Bangalore is taking well over half the city's new launches, and 2,000 more units arriving in 2029 will compete with everything else completing around the same time. Third, name confusion: Sattva has more than one large Whitefield-area project in play, so confirm in writing which parcel, which survey number and which registration applies to the unit you are shown.

What should you check before you book?

At this stage the checklist is about establishing what is actually being sold.

Verdict: should you consider Sattva Whitefield?

The ingredients are reasonable. Whitefield remains the strongest employment catchment in East Bangalore, the Purple Line is running, a 25 acre parcel allows for proper planning, and Sattva has genuine delivery depth across three decades. But a review works from published facts, and here there are almost none: no price, no sizes, no towers, no registration. There is no responsible way to recommend or reject a project on that basis. Track it, set an alert on the K-RERA portal, and revisit when a registration number and a cost sheet exist. Given how much supply this corridor is absorbing, there is no advantage to moving early.

Is Sattva Whitefield RERA registered?

No. K-RERA registration is awaited, with the number to be published closer to launch. Without it there is no escrow protection, no legally binding completion date and no delay compensation. Verify on rera.karnataka.gov.in before paying anything.

What is the price at Sattva Whitefield?

Pricing has not been disclosed, and neither have unit sizes or tower counts. When a price appears, benchmark it against the Whitefield average of roughly Rs 13,000 per square foot and against core pockets at Rs 13,500 to Rs 15,000.

How large is Sattva Whitefield?

Approximately 25 acres carrying around 2,000 apartments, which works out to roughly 80 homes per acre. That is mainstream density for branded Whitefield stock. The unit mix is limited to 2 and 3 BHK formats.

Is Whitefield oversupplied in 2026?

It is absorbing a great deal. Bengaluru recorded 12,664 launches in the first quarter of 2026, with East Bangalore taking 57 percent through Whitefield, Gunjur, Budigere Cross and Hoskote. Absorption has kept pace so far, but this is not a scarcity market.

This review reflects information available as of September 18, 2026.

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By PropNewz Team