The Roots Sadahalli Review: A 12.3-Acre Row Villa Community on the Airport Corridor, 2026

For years, the stretch of North Bangalore around Sadahalli and Devanahalli was something you drove through on the way to the airport, not somewhere you thought about living. That has changed. The airport corridor has become one of the city's most active growth fronts, and into it SRK Infra Projects is bringing a row villa community called The Roots. This review works through what the project actually offers, what the numbers say, and where a buyer should look harder before committing.

What is The Roots and who is it built for?

The Roots is a row villa community at Sadahalli in North Bangalore, developed by SRK Infra Projects. It spans a total land parcel of 12.3 acres, with Phase 1 currently under development on 5.3 acres and comprising 100 row villas. The homes are aimed at families who want the privacy and permanence of a villa, the security of a gated community, and proximity to the airport, rather than a high-rise apartment closer to the city core. The format suits frequent flyers, senior executives, and buyers who value land ownership.

Where exactly is The Roots located, and why does that matter?

The Roots sits in Sadahalli on the Bellary Road and NH-44 airport corridor, within a short drive of Kempegowda International Airport. The corridor is anchored by NH-44 for daily movement, the upcoming Blue Line metro extension toward the airport, and the developing Satellite Town Ring Road and Peripheral Ring Road, which together are widening access across North Bangalore. Major employment nodes in the catchment include the KIADB Aerospace Park, the Devanahalli Business Park, and the Devanahalli SEZ. The honest locational caveat is that this is still an emerging corridor, so day-to-day retail and schooling depth is thinner than in established South or East Bangalore pockets, and the airport-side location is best tested with a weekday drive.

What does the configuration and pricing look like?

The Roots offers G+3 row villas with a built-up area of roughly 3,100 to 3,800 sft, on plots carrying a plinth of about 1,200 sft including a backyard, with a 50 percent UDS. Pricing, and this is the part buyers care about most, is clear from the sample cost sheet: the basic rate is Rs 12,500 per sft plus a Rs 500 per sft preferred location charge, giving a total rate of Rs 13,000 per sft. On that basis a 3,100 sft villa carries a basic cost of about Rs 4.03 Cr and a total cost in the region of Rs 4.56 Cr, while a 3,300 sft villa works out to roughly Rs 4.29 Cr basic and about Rs 4.88 Cr total. Those totals include 5 percent GST, car parking, a clubhouse charge, backyard landscaping, a generator backup charge, advance maintenance, and a sinking fund. Stamp duty, registration, and statutory levies are additional and payable at the time of sale deed registration.

What is the construction quality and the amenity package?

The homes are built using MIVAN formwork, an aluminium-formwork system associated with straighter walls, fewer joints, and more consistent finish quality than conventional brickwork. Each villa carries a private lift across its G+3 floors, which materially improves day-to-day liveability in a four-level home. The community is planned around more than 30 resort-style amenities, a car-free ground level so children can play safely, landscaped gardens, and private basement parking. For a villa buyer, the private lift and the car-free ground plane are the two features most likely to matter every single day.

What are the key approvals and the RERA position right now?

The sample cost sheet is issued by SRK Infra Projects Pvt Ltd, with all payments made favouring the company at Bangalore. As with any project, the RERA registration number should be verified directly on the Karnataka RERA portal before any booking amount changes hands. The cost sheet also notes that the sale agreement must be executed within 30 days of booking, that an effective 5 percent GST applies on sale value with 18 percent on legal and maintenance charges, and that 1 percent TDS applies on instalments under Section 194-IA for a property above Rs 50 lakh. These are standard terms, but worth reading line by line.

What does the possession timeline mean for buyer planning?

Possession is targeted for 2029. The payment schedule is construction-linked, moving from the booking amount through the balance booking amount within 20 days, agreement execution, basement commencement, ground and upper floor slabs, terrace, finishing, external painting, and a final tranche on possession. For a buyer funding through a home loan, a 2029 horizon means several years of construction-linked disbursement, so the cost of any parallel rent plus pre-EMI should be built into the plan from the outset.

What are the genuine reasons to consider this project?

Three things stand out. First, the format: a true row villa with a private lift and a 50 percent UDS is a land-backed asset, which tends to hold value differently from an apartment. Second, the construction: MIVAN and a considered amenity plan suggest a developer building for finish quality rather than the lowest cost. Third, the corridor: the airport side of North Bangalore has a long runway of infrastructure still being delivered, which is the kind of backdrop that supports patient, multi-year appreciation.

What are the trade-offs a buyer should think about?

The counterweights are just as real. SRK Infra Projects is a smaller and less widely known developer than the large listed builders, so independent verification of the title, the approvals, the RERA filing, and the developer's delivery record matters more here, not less. The airport corridor, while promising, is still maturing, so the daily ecosystem of schools, hospitals, and retail is thinner today than the long-term vision implies. And a roughly Rs 4.5 Cr to Rs 5 Cr total ticket is a serious commitment for an emerging micro-market, so the price should be weighed against more established villa options elsewhere in the city.

How does The Roots compare to other options near Devanahalli?

The airport corridor has drawn a number of branded launches, including large apartment and plotted developments from established names around Devanahalli and Sadahalli. Against those, The Roots competes specifically on the row villa format with a private lift, which is relatively rare at this size, rather than on the scale or brand recognition of a larger township. A buyer weighing it should line it up against both the branded apartment options in the corridor and any directly comparable villa communities, comparing price per sft, UDS, and the credibility of the delivery timeline.

Is The Roots worth a site visit?

For a buyer set on a villa format on the airport side of North Bangalore, with a budget in the Rs 4.5 Cr to Rs 5 Cr range and a multi-year horizon, The Roots is worth a site visit, paired with a careful cross-check of the RERA filing and the developer's track record before booking. The single biggest reason a buyer might want this project is the combination of a genuine G+3 row villa with a private lift and a car-free, child-safe ground level, in a corridor that still has years of infrastructure upside ahead. The full project sheet, configuration mix, and cost reference will live on the PropNewz project page. See The Roots pricing and configurations on PropNewz. Bookmark the page so launch and construction updates reach you when they go live.

By PropNewz Team