By the first week of August 2026 construction on The Roots stood at roughly ten percent, the site was fenced, foundations were in, and the sample cost sheet was doing the rounds at a total of Rs 13,000 per sq ft. Three kilometres away, cranes were still turning on the Blue Line metro extension that will eventually bring Namma Metro directly to Kempegowda International Airport. The Roots is the smaller, more personal bet on the same airport corridor that everyone else is chasing: not another sixteen storey tower, but a hundred G plus 3 row villas on a 12.3 acre parcel at Sadahalli, built by SRK Infra Projects Pvt Ltd for buyers who want a private front door and a lift in their own home.

Short answer. The Roots is a 12.3 acre row villa community at Sadahalli on the Devanahalli airport corridor, with Phase 1 of 100 G plus 3 villas on 5.3 acres, built using MIVAN formwork, priced at Rs 13,000 per sq ft all in and delivered by 2029. Indicative totals are roughly Rs 4.56 Cr for a 3,100 sq ft villa and Rs 4.88 Cr for a 3,300 sq ft villa, inclusive of GST and other charges. The single biggest trade off is developer scale: SRK Infra is a smaller name than the listed builders on this corridor, so independent due diligence matters more, not less.

What exactly is The Roots?

The Roots is a row villa community by SRK Infra Projects Pvt Ltd at Sadahalli on the Bellary Road and NH 44 airport corridor in North Bengaluru. The total land parcel is 12.3 acres, with Phase 1 currently under development on 5.3 acres. Phase 1 comprises 100 G plus 3 row villas with a built up area of roughly 3,100 to 3,800 sq ft on plots carrying a plinth of about 1,200 sq ft including a backyard, and a 50 percent undivided share of land. Homes are aimed at families who want the privacy and permanence of a villa with the security of a gated community, close to the airport rather than a high rise deeper into the city.

Where does the location actually put you?

The site sits at Sadahalli, on the Bellary Road and NH 44 airport corridor, a short drive from 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 that are widening access across North Bengaluru. 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: day to day retail and schooling depth is thinner than in established South or East Bengaluru pockets, and the location is best tested with a weekday drive.

How real is the airport metro story here?

Namma Metro Blue Line Phase 2B runs 37 km from KR Puram to the airport across 17 stations, and by late 2025 construction had crossed 52 percent. BMRCL is now targeting trial runs on the KR Puram to Silk Board segment by October 2026 (see the trial run update), with the Hebbal to airport section including Bagalur Cross flagged for a mid 2027 opening. That is the closest the airport metro has ever been to reality. Timelines have slipped before, so the prudent read is a line that is physically over half built and no longer a paper claim, rather than a guaranteed opening month.

What do the homes and the lifestyle actually feel like?

The Roots offers G plus 3 row villas with a built up area of roughly 3,100 to 3,800 sq ft. Each villa carries a private lift across its four levels, which materially changes how a G plus 3 format is lived in past age fifty. 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. 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. That car free ground level is the amenity most parents actually value, and it is harder to retrofit than any clubhouse.

What does the money look like?

Pricing is one of the clearer inputs here. The sample cost sheet from SRK Infra shows a basic rate of Rs 12,500 per sq ft plus a Rs 500 per sq ft preferred location charge, for a total rate of Rs 13,000 per sq ft. On that basis a 3,100 sq ft villa carries a basic cost of about Rs 4.03 Cr and a total cost around Rs 4.56 Cr, while a 3,300 sq ft villa works out to about Rs 4.29 Cr basic and Rs 4.88 Cr total. Those totals include 5 percent GST, car parking, a clubhouse charge, backyard landscaping, generator backup, advance maintenance and a sinking fund. Stamp duty, registration and statutory levies are additional and payable at sale deed registration. One factual variance is worth flagging: a few aggregator listings quote a materially wider Rs 6.36 Cr to Rs 7.18 Cr range, likely for larger 4 BHK variants; buyers should insist on the current cost sheet by unit size before signing anything.

What is the RERA and approvals position?

The project page tracks the RERA registration as pending verification. Aggregator listings currently cite a Karnataka RERA number PRM/KA/RERA/1250/303/PR/090925/008075 for SRK The Roots, but no third party number is a substitute for a direct lookup. Before paying any amount, including an EOI, search rera.karnataka.gov.in by the promoter legal entity name (SRK Infra Projects Pvt Ltd) and match the returned registration against the declared extent, the declared completion date and the specific phase being purchased. An agent class /AG/ number is never a substitute for a project /PR/ number.

Who is SRK Infra Projects and why does that matter?

SRK Infra Projects Pvt Ltd is a smaller developer than the large listed builders on this corridor, so the standard due diligence stack matters more, not less. Request a delivered project reference list with completion dates, occupancy certificates and society formation dates. Speak to two or three current residents of a delivered project, not the sales team. Read the RERA declared litigation section of the current filing. Confirm the title chain, mother deed, khata and encumbrance certificate through your own advocate, and check the escrow account arrangement before releasing any tranche.

How does it compare on the airport corridor?

Villa options within a Rs 4 Cr to Rs 5 Cr band on the airport corridor are a specific market segment. The comparison below draws pricing and positioning from the current PropNewz project pages for each option and is directional rather than exact.

Risks, trade offs, and the buyer verification checklist

The counterweights are real. SRK Infra is a smaller name than the listed builders, so independent verification of title, approvals, RERA filing and delivery record matters more, 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.

Buyer verification checklist. The seven checks below are the ones that most often catch surprises on a villa in this price band.

So who is The Roots actually for?

For a buyer set on a villa format on the airport side of North Bengaluru, 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 track record before booking. It does not suit investors who need rental income before 2030, or buyers who need mature retail and schooling within a five kilometre radius from day one. Request the latest cost sheet and brochure through the enquiry option on the project page.

What is the price of a villa at The Roots?

Per the sample cost sheet, the basic rate is Rs 12,500 per sq ft plus a Rs 500 per sq ft preferred location charge. A 3,100 sq ft villa works out to a total near Rs 4.56 Cr and a 3,300 sq ft villa around Rs 4.88 Cr, inclusive of 5 percent GST and other charges. Stamp duty and registration are additional.

What configurations does The Roots offer?

The Roots is a G plus 3 row villa community with a built up area of roughly 3,100 to 3,800 sq ft, on plots with a plinth of about 1,200 sq ft including a backyard, and a 50 percent undivided share of land. Phase 1 comprises 100 row villas on 5.3 acres of the 12.3 acre parcel.

Is The Roots RERA registered?

The project page tracks RERA as pending direct verification. Aggregator listings currently cite a number for SRK The Roots, but no third party source is a substitute. Search rera.karnataka.gov.in by the promoter legal entity name and match the returned registration against extent, phase and completion date before paying any amount.

When is possession of The Roots?

Possession is targeted for 2029. The payment schedule is construction linked, running from booking through basement, floor wise slabs, terrace, finishing, external painting and a final tranche on possession. Confirm the current construction status and milestone dates in writing before signing.

This review reflects information available as of August 20, 2026.

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By PropNewz Team