Splendid Evora Review: Hebbagodi 3 and 4 BHK Homes, and the Missing Price

The Karnataka RERA filing for Splendid Evora records a start date of 14 September 2026. Two weeks later the project is registered, the Bangalore Development Authority plan is sanctioned, the survey numbers are on record, and 114 apartments are notionally for sale. What is not on record is the price. That absence is the defining feature of this review: a project with an unusually complete paper trail and no published cost sheet, on a Hosur Road corridor where a neighbouring Hebbagodi launch is asking upward of Rs 12,100 per square foot.

The short answer. Splendid Evora is a boutique apartment project by Splendid Properties at Hebbagodi in Anekal Taluk: 114 homes across three B plus G plus 12 towers on about 1.95 acres, 77 3 BHK units of roughly 995 to 1,165 square feet carpet and 37 4 BHK units of roughly 1,567 to 1,694 square feet carpet, registered under Karnataka RERA PRM/KA/RERA/1251/308/PR/250926/008969 with a proposed completion of 31 December 2030. Pricing has not been published. It suits a buyer who wants a large format home at low density near Electronic City and can wait four years. The biggest trade offs are the unpublished price and a promoter with a short delivery record.

What is Splendid Evora, and who does it suit?

It is a small, large format community rather than a volume launch, and the unit mix makes that explicit. Three towers rise twelve floors above a basement at a declared height of 39.95 metres on a site of 7,891 square metres, roughly 1.95 acres. Tower A holds all 37 of the 4 BHK apartments, while Towers B and C hold the 77 3 BHK homes. There are no 1 or 2 BHK units.

That suits a family wanting three or four bedrooms within reach of Electronic City that prefers a hundred odd neighbours to a thousand. It does not suit a first time buyer, an investor chasing the cheapest entry on the corridor, or anyone needing a home before 2031.

Can Splendid Properties deliver by December 2030?

This is the weakest link in an otherwise well documented project, and it deserves plain language. Splendid Properties is a partnership firm, not a listed developer. The RERA record names Ram Mohan Vora as authorised signatory, records two partners, and lists earlier Karnataka projects including Splendid Lake Breez and Splendid Sree Durga. That is the entire visible track record behind a declared cost of about Rs 175.9 crore and a four year build.

Do the work the filing cannot do for you. Visit those two projects, ask residents whether handover matched the filed date, and ask for completion certificates. Small promoters can build well, and many do. But a four year timeline concentrates risk on the balance sheet behind it, and a two partner firm carries a different risk profile from a developer with a decade of delivered towers.

Does the Hebbagodi location work, now that the Yellow Line runs?

Yes, and this is the strongest change to the project's context. The RERA record places the site at survey numbers 121/13 and 121/37 of Hebbagodi Village, coordinates 12.833573 and 77.667474, under the City Municipality of Hebbagodi rather than BBMP. When the project page was written, PropNewz had not verified metro distances. That gap can now be closed: the Yellow Line opened on 11 August 2025 with all sixteen stations from RV Road to Bommasandra operating, and Biocon Hebbagodi is a station on that line. Ridership reached roughly 1.5 lakh a day by July 2026.

That converts a road dependent address into one with rail access to central Bengaluru. The caveats are real. Hebbagodi sits in the Bommasandra and Attibele industrial belt, which brings heavy vehicle traffic, and a city municipality's civic service standards differ from BBMP wards. Water is declared from borewell and local authority supply. Test the approach road and your actual trip to the station at peak hours.

What do the homes and amenities actually give you?

You get genuine carpet area and a clubhouse generous for 114 families, with one odd omission. The 3 BHK homes carry RERA carpet areas of 92.44 to 108.28 square metres, about 995 to 1,165 square feet, and the 4 BHK homes 145.51 to 157.41 square metres, about 1,567 to 1,694 square feet, excluding balconies. Sales material quotes super built up area, which looks substantially larger, so ask for your unit's filed carpet figure and check it against the portal.

The schedule declares a clubhouse of about 981 square metres, roughly 10,560 square feet, a community hall of 201 square metres, outdoor sports of 987 square metres, a gym of 169 square metres and parks of 830 square metres, with CCTV, power backup, fire protection, an STP and rainwater harvesting. The swimming pool, however, is declared at 63 square metres, small by current standards for this positioning, so confirm its format and depth if a usable pool matters. Parking is 118 covered and 24 open spaces.

What will Splendid Evora cost, and what can we infer?

Nothing has been published, and you should treat any broker quote as unconfirmed until you hold a written cost sheet. Pricing is not part of the RERA record and PropNewz has not received a price list. What the filing gives is a declared project cost of about Rs 175.9 crore, roughly Rs 10.6 crore of land and Rs 165.3 crore of development, against a total carpet area of 13,774 square metres, about 148,000 square feet.

Divide one by the other and the declared cost implies roughly Rs 11,900 per square foot of carpet before any developer margin. That is a derived figure, not a price, and we flag it as such. But it tells you the direction of travel, and it is consistent with the corridor: Purva Silversky, launched in Hebbagodi in February 2026, is positioned above Rs 12,100 per square foot, while broader Electronic City and Huskur Road pricing runs nearer Rs 6,000 to Rs 7,000. Evora will sit at the premium end. Add 5 percent stamp duty above Rs 45 lakh and the 2 percent registration fee that has applied since 31 August 2025, and check the Hebbagodi guidance value on the Kaveri portal.

Is the RERA and approvals position clean?

It is unusually thorough, and that is the best argument for taking this project seriously. The registration is PRM/KA/RERA/1251/308/PR/250926/008969, filed against acknowledgement ACK/KA/RERA/1251/308/PR/160926/010597. The BDA approved the plan under number BDA/NM/A.S/A.A-3/T.s-2/D/16/2026-27 dated 17 August 2026, with a sanctioned FAR of 2.26. The filing records residential land conversion, declares no litigation, and lists NOCs for BESCOM, water, KSPCB, SEIAA, Fire and the Airports Authority of India.

One nuance a buyer should register: the land carries an E Khatha, not an A Khata. That is normal for a city municipality area and is not a defect, but it is worth understanding what it means for your loan and your resale before you sign. Verify everything at the Karnataka RERA portal, cross checking the registration number, the promoter's legal name Splendid Properties, the survey numbers, your unit's carpet area and the 31 December 2030 completion date, and confirm payments go to the RERA designated account named in the Agreement for Sale.

How does it compare with other options nearby?

It is the smallest community of the group and the only one without a price. The table sets it against three corridor alternatives.

Read it as a question of what you are buying. Goyal Orchid South Park and Habulus Tranquil publish prices and offer smaller entry configurations, making budgeting straightforward. Splendid Evora offers larger homes at lower density but asks you to negotiate without a benchmark, a weaker position for a buyer.

What are the honest risks?

Four. First, the unpublished price, which leaves you without an anchor and is the single reason to slow down. Second, the promoter, a two partner firm with two named prior projects carrying a Rs 175.9 crore build over four years. Third, the timeline: 31 December 2030 is more than four years out, which is a long exposure to construction risk and to rent or interest overlap. Fourth, the small pool and the industrial setting, both of which are liveability details that brochures tend to smooth over.

Against those sit a complete approvals file, a sanctioned BDA plan, declared NOCs, no recorded litigation and low density. This is a well papered project with an unproven promoter and an unknown price.

What should you check before you book?

Run these seven checks. Each is cheap now and expensive to skip.

Verdict, and the questions buyers ask most

Splendid Evora is one of the better documented launches on the Hosur Road corridor and one of the harder to evaluate, because the price is missing. If you want a large 3 or 4 BHK at genuinely low density, value a sanctioned BDA plan and a full NOC file, and can wait until the end of 2030, it is worth a site visit and a hard conversation about cost. Insist on a written cost sheet before any booking amount, and do the promoter diligence yourself. It is the wrong project if you want a published benchmark to negotiate against, or are uncomfortable backing a small partnership firm over a four year build.

What is the price of Splendid Evora?

Not published. The filing's declared cost implies roughly Rs 11,900 per square foot of carpet before margin, a derived figure only. Insist on a written cost sheet.

Is Splendid Evora RERA registered?

Yes, under PRM/KA/RERA/1251/308/PR/250926/008969, with a BDA sanctioned plan dated 17 August 2026 and a proposed completion of 31 December 2030.

Is there a metro station near Splendid Evora?

Biocon Hebbagodi is a station on the Yellow Line, which has run since August 2025 between RV Road and Bommasandra. Time your actual trip at peak hours.

How many apartments does Splendid Evora have?

114 homes across three towers: 77 3 BHK units in Towers B and C, and 37 4 BHK units in Tower A, on about 1.95 acres.

This review reflects information available as of September 28, 2026.

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By PropNewz Team