Urbanrise The Living Wave Review: Gattahalli, Sarjapur Road 3 and 4 BHK

On 19 October 2026 a second channel listing for Urbanrise's Gattahalli project began circulating, describing a different building on the same 4.20 acres: 222 homes in towers of 9 or 11 floors, where the earlier brief showed 368 homes rising to 18. The pre-launch window opens on 10 November. Three weeks before money changes hands, the project has not settled how tall it will be. That gap is the lens for this review.

Short answer: Urbanrise The Living Wave is a pre-launch apartment project at Gattahalli, off Sarjapur Road, with 3 and 4 BHK homes of 1,950 to 2,625 sq ft from an indicative Rs 2.14 Cr (about Rs 11,000 per sq ft) and possession indicated for September 2030. It is not yet registered with K-RERA. The homes are large for the price band, but the plan, price and unit count stay provisional until registration, so treat it as a watch-list project rather than a booking.

What is Urbanrise The Living Wave, and who is it for?

Urbanrise The Living Wave is a proposed high-rise community by Urbanrise, the housing brand of the Alliance Group, on Survey No. 50 in Gattahalli village, Anekal taluk, next to Adarsh Garden Estate. The fuller brief shows three towers and a separate amenity block, with every home at least 1,950 sq ft super built-up.

That size floor sets the audience: a family that has outgrown a 2 BHK in HSR Layout or Bellandur, works at Wipro SEZ, RGA Tech Park or Electronic City, and wants a third bedroom without a Rs 3 Cr ticket. It is not for budget first-time buyers or anyone who needs keys before 2030. The full fact sheet sits on the Urbanrise The Living Wave project page.

Who is Urbanrise, and how strong is its Bengaluru track record?

Urbanrise, founded in 2017, scaled fast in Chennai and Hyderabad but has a thinner Bengaluru record. Its own 2026 press material claims more than 22,000 families served, 72 million sq ft under development and a Rs 51,000 crore portfolio, as carried in The Realty Today's report on its Whispers of Sky launch. These are company figures, not audited completions.

Institutional money has backed the group before: Motilal Oswal's real estate fund put Rs 260 crore into Urbanrise and Alliance projects in 2022, including a Whitefield high-rise. In Bengaluru the visible portfolio is a villa community off Kanakapura Road and a Whitefield apartment project still pending registration. You are underwriting a brand strong on launches but still building its Bengaluru handover record.

How well connected is Gattahalli for daily commutes?

Gattahalli works well for jobs on Sarjapur Road and in Electronic City and poorly for anyone commuting to the Outer Ring Road or the city centre. Channel briefs put Sarjapur Road about five minutes away, Electronic City Phase 2 and the Sarjapur Road tech parks about 5 km, Wipro SEZ 5.6 km, RGA Tech Park 6.6 km and HSR Layout about 7 km. An international school in Rayasandra is quoted at 1 km. These are marketing distances, not measured drives.

Approach roads through the Gattahalli and Avalahalli belt are village roads that choke at peak hours, and there is no walkable metro. The nearest rapid transit is the Yellow Line, which opened in August 2025 with stations at Electronic City and Hebbagodi, a drive away. The long-promised Bengaluru Business Corridor, the former Peripheral Ring Road, would pass nearby, and the state has moved to offer revised compensation for 948 acres to unlock it. With land still in litigation, do not price the corridor into a 2030 possession.

What homes, sizes and amenities does the project offer?

The project offers three layouts, all large by Sarjapur Road standards: a 3 BHK with two toilets at 1,950 sq ft, a 3 BHK with three toilets at 2,063 to 2,380 sq ft, and a 4 BHK at 2,438 to 2,625 sq ft. These are super built-up figures that include a share of lobbies and lift cores, so ask for the carpet area of your exact unit.

The clubhouse sits in its own block, keeping pool and hall noise off the residential floors, with a pool, gym, yoga studio, multipurpose hall and courts for basketball, badminton and tennis. Urbanrise also markets the project under its EI+ label, promising rooftop solar, tower wind turbines and full rainwater retention. Treat each EI+ feature as a brochure claim until it appears in your sale agreement's specifications.

What will a home at The Living Wave actually cost?

Indicative prices run from Rs 2.14 Cr for the smallest 3 BHK to Rs 2.89 Cr for the largest 4 BHK, so every layout prices at close to Rs 11,000 per sq ft. The 19 October listing quotes lower expression-of-interest prices of Rs 1.67 Cr to Rs 2.21 Cr for the first 50 bookings, but on smaller homes of 1,500 to 2,000 sq ft, so the per sq ft rate is roughly the same. The discount is in the size, not the rate.

The base price is not the cheque you write. Under-construction homes attract 5% GST, and Karnataka stamp duty plus registration adds roughly 6.6% to 7.6%. On the Rs 2.14 Cr entry unit, that takes the outlay to about Rs 2.39 Cr to Rs 2.41 Cr before car parking, clubhouse membership, corpus fund and maintenance deposits. At about Rs 11,000 per sq ft the project sits at the upper end for Gattahalli, so brand and build quality have to earn the premium.

Is Urbanrise The Living Wave RERA registered, and when is possession?

No. As of 26 October 2026 there is no K-RERA registration for The Living Wave. Under Section 3 of the RERA Act, a project cannot be advertised, booked or sold before registration. The paper trail so far is an environmental proposal, SIA/KA/INFRA2/583353/2026, filed on 7 July 2026 by Alliance Grandeur Homes Private Limited for an apartment and clubhouse project in the same village, at a filed cost of about Rs 223.08 crore. PropNewz matches that filing to this project; the developer has not confirmed the link.

Possession is indicated for 30 September 2030, after a December 2026 launch. Only the date filed with K-RERA will bind the developer, and you can check it on the Karnataka RERA portal by searching the project and promoter names.

How does it compare with nearby Sarjapur Road options?

The Living Wave offers the largest homes in its immediate pocket but the weakest regulatory footing. The closest registered alternative is DSR The Address near Dommasandra Circle, priced around Rs 10,700 per sq ft with a K-RERA number, though its homes start much smaller. Directly across the road, Adarsh Garden Estate Phase 2 offers plots instead of apartments and is also pre-RERA.

If registration matters more than square footage, DSR The Address is the safer paper today.

What are the biggest risks and trade-offs?

The biggest risk is that the product itself is unsettled. Two circulating versions disagree on unit count (368 or 222), tower height (18 floors or 11) and home sizes, while sharing the same land, survey number and per sq ft rate. A buyer who pays an EOI against one version may be allotted the other. Add a possession nearly four years out, congested roads and a top-of-range rate, and the margin for error is thin.

In its favour: generous homes, about 88 homes per acre in the larger plan, and a separate amenity block. None of that offsets missing paperwork.

Before booking, run these seven checks.

What is the PropNewz verdict on The Living Wave?

The Living Wave is a promising product on an unfinished plan. For a Sarjapur Road or Electronic City professional wanting a 2,000 sq ft class 3 BHK, the size-to-price equation is attractive. But until K-RERA registration fixes the unit count, carpet areas, price and completion date, there is nothing binding to buy. Our view: shortlist it, wait for registration, compare the filed numbers with registered neighbours, then judge the Rs 11,000 per sq ft rate.

What else do buyers ask about The Living Wave?

What is the price of Urbanrise The Living Wave?

The indicative range is Rs 2.14 Cr (1,950 sq ft 3 BHK) to Rs 2.89 Cr (2,625 sq ft 4 BHK), close to Rs 11,000 per sq ft. Another listing offers EOI pricing from Rs 1.67 Cr, but on smaller homes. Budget about 12% extra for GST, stamp duty and registration, before parking and other charges.

Is Urbanrise The Living Wave RERA registered?

Not yet. On 26 October 2026 there was still no K-RERA registration, and Section 3 of the RERA Act bars booking or selling an unregistered project. Before you pay anything, including an expression of interest, check rera.karnataka.gov.in using both the project name and Alliance Grandeur Homes Private Limited.

When is possession of Urbanrise The Living Wave?

Channel briefs indicate possession on 30 September 2030, with pre-launch opening 10 November 2026 and a formal launch planned for December. None of these dates bind the developer. Only the completion date filed with K-RERA will, so match it against whatever date you were quoted before committing.

Who should consider Urbanrise The Living Wave?

The best fit is a Sarjapur Road, Wipro SEZ, RGA Tech Park or Electronic City professional who wants a big 3 or 4 BHK in a gated community and is happy to wait until 2030. It does not suit budget-first buyers, investors needing early rental income, or anyone unwilling to wait for RERA registration.

This review reflects information available as of October 26, 2026.

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By PropNewz Team