Tattvam Luxury Villa Community

About Tattvam Luxury Villa Community

As of November 2026, Tattvam Luxury Villa Community by Vaishnavi Residences at Bagalur, Bangalore, is a villa project under construction, with 77 four-bedroom homes planned on about 4 acres in BEML Layout, Huttanahalli, off the Airport Road corridor. Each villa rises to ground plus two floors on its own plot, and the design brief borrows from the Pancha Tattvas, the five classical elements of earth, water, fire, air and space.

The project carries Karnataka RERA registration PRM/KA/RERA/1251/472/PR/300625/007880, a number that also appears on portal listings for Vaishnavi Arsh Greens at the same Huttanahalli site, which suggests Tattvam is the marketing name for that registered project. It is a small, single-typology community from a developer with a short public track record, and that shapes how a buyer should read it.

Where Tattvam Luxury Villa Community Sits, and Why It Matters

Ten years ago, Bagalur was a stretch of farmland and quarries that airport travellers barely noticed. Today the belt between Hennur Bagalur Road and the airport has filled with villa layouts, plotted developments and apartment launches, pulled north by Kempegowda International Airport and the employment it anchors.

The site is roughly 2 km from the New Airport Road, and the airport itself is about 20 minutes away by car outside peak hours. The KIADB Aerospace Park, home to aerospace and defence manufacturing units, is about 4 km away, and the KIADB hardware and IT parks near Devanahalli are a short drive further. Yelahanka is roughly 12 to 15 km south west, while Hebbal and Manyata Tech Park are about 20 to 25 km away, a commute that can stretch past an hour at rush hour.

The infrastructure pipeline is the main reason buyers look north. The Namma Metro airport line along Ballari Road and the Satellite Town Ring Road around the city's outer edge are both expected to improve access over the coming years, though timelines for Bengaluru projects often slip. North Bengaluru has seen strong price growth in recent years, but heavy new supply means not every project shares in it equally.

The Homes and the Lifestyle

Every home here is a 4 BHK villa. Housiey lists four sizes: about 2,620 and 3,000 sq ft of built-up area on a 1,200 sq ft carpet base, and about 4,000 and 4,700 sq ft on a 2,400 sq ft carpet base. The spread means the same address serves both a compact family villa and a much larger home, so check which plot and plan a quoted price refers to.

The amenity list runs past 25 items. Fitness covers a swimming pool, a gym, an aerobics and yoga room, an outdoor gym, and courts for tennis, badminton and basketball, plus a cricket pitch and a sports turf. For social life there is a banquet hall with dining, a rooftop cafe, an amphitheatre, a card room and indoor games such as billiards and table tennis. Quieter corners include a meditation area, a temple, a senior citizens' area and a kids' zone, while a palm tree boulevard, EV charging stations and a hydro-pneumatic water supply round out the practical side.

Pricing, Approvals and the Investment View

The channel partner listing shows price on request. Housiey publishes indicative all-inclusive figures of about Rs 2.79 Cr for the 2,620 sq ft villa, Rs 3.19 Cr for 3,000 sq ft, Rs 4.24 Cr for 4,000 sq ft and Rs 4.97 Cr for 4,700 sq ft, with stamp duty and registration extra. That works out to roughly Rs 10,500 to 10,700 per sq ft of built-up area, which is in line with other gated villa projects on the Airport Road side.

RERA registration is in place, but published possession dates vary. Housiey gives a RERA possession of December 2028 and recorded construction at about 20 percent in July 2026, NoBroker shows December 2027, and Squareyards an earlier mid-2026 date that does not match the build progress. Use the date on the live RERA certificate as the contractual reference.

For investors, the case rests on land scarcity near the airport and the arrival of metro and ring road links. With possession two years or more away and construction at an early stage, the money is locked up for a while, so this suits patient capital more than quick gains.

What a Buyer Should Weigh

How much do you know about the builder? Vaishnavi Residences has few published deliveries, so ask for completed project references, the approved layout plan and the title documents for each plot. A 77-villa project is small enough that one developer's cash flow decides the pace of work.

Location is the second trade-off. Bagalur is close to the airport and aerospace employers but far from the established tech parks on the Outer Ring Road and in Whitefield, and social infrastructure is still catching up. Supply is heavy in this belt, which can slow resale. Finally, reconcile the name: confirm that the agreement, RERA page and sale deed all refer to the same registered project, whether listed as Tattvam or Arsh Greens.

Is Tattvam Luxury Villa Community Worth a Closer Look?

For a family working near the airport or the aerospace parks, or a buyer who wants an independent 4 BHK villa in north Bengaluru below the Rs 5 Cr mark, this project is worth a site visit and a document check. Its amenity mix is generous for a 4-acre site.

It fits less well for buyers who need to move in before 2028, who commute daily to Whitefield or the Outer Ring Road, or who prefer a large developer with a long delivery history. Verify the possession date, title and payment schedule before booking.

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By PropNewz Team