Adarsh Sanctuary, Kodathi: What a Villa Buyer Should Know
Adarsh Developers built Adarsh Sanctuary as a gated enclave of 172 villas in Kodathi, East Bangalore, with a natural teak grove at its heart. This guide covers the two plans, the registration record, the facilities and the paperwork to review before agreeing a price.
The Homes
Each villa has four bedrooms and its own plot. The community offers two plans, one facing west and one facing east.
Type A-2, the west-facing plan, measures 4,228 sq ft inside, and its plot is 3,375 sq ft. Type B-1 faces east and measures 3,492 sq ft inside, with a 3,000 sq ft plot. So A-2 is the bigger home, by 736 sq ft indoors and 375 sq ft outdoors.
Since the house is bigger than its plot in both plans, each villa is a multi-floor home. When a seller quotes a size, ask whether the number is plot, built-up or carpet area.
The builder's specification list included these items:
- Reinforced concrete frame
- Marble from abroad in the foyer, living room and dining room
- Engineered timber floor for the master suite
- Two plumbing networks, one for drinking water and one for recycled supply
- Metered power backup for every home
- Fibre cable to the house
Owners have had years to redo interiors, so condition differs between villas. A visit to the exact house tells more than a brochure ever will.
Who Should Consider It
Families wanting a roomy house, a private lawn and a gated address close to the eastern job hubs will see the appeal. The eastern business districts, namely Marathahalli, Whitefield and Electronic City, are all within reach. Anyone working to an apartment budget, or wanting a smaller house, will find these villas too big.
The builder has no villas left. Every purchase today is a resale, with the price fixed between buyer and owner.
Registration and Timeline
Karnataka RERA registered the project on 25 October 2019 and the FAQ below carries the registration number. The promoter on file is Shreshta Infra Projects Private Limited, and the layout was approved by the Bangalore Development Authority. Anyone can look the record up on the state portal.
Building began in mid-August 2019 and was first due by May 2023. After the registration was extended, the final completion date became 16 February 2025. A modified site plan received approval in March 2024, so the seller's papers must follow it.
Land, Layout and Clubhouse
The villas share 81,847 sq m of land. Open ground takes up roughly two-thirds of it, in the form of lanes, lawns, the grove and play areas. A low number of homes keeps the lanes quiet.
Residents get a long amenity list:
- Pools, a gym, a spa and a health club
- Squash and badminton courts, along with a multi-sport court
- Indoor games such as table tennis and pool
- A multi-purpose hall and an amphitheatre
- A play area with a tree house for children
- A meditation plaza, a fragrant garden and a party lawn with its own grill counter
The gate is guarded and cameras cover common spaces. A campus this open costs more to run than an apartment tower, so ask the association what residents pay each month.
Where Exactly
The address is Kodathi Village in Varthur Hobli, pincode 560035. Kodathi is a residential pocket on the Varthur side of Sarjapur Road.
That road carries traffic towards the ring road and the Bellandur offices, and it is crowded in rush hour. Metro is planned for the corridor but is not running, so keep it out of any valuation. Try the drive to work on a weekday morning before you commit.
What a Second-Hand Purchase Costs
A resale villa that already has its occupancy certificate is free of GST. Beyond the agreed price, expect these charges:
- Stamp duty of 5.6% once cess and surcharge are added, for values over Rs. 45 Lakhs
- Registration of 2% on the value
- Transfer fees levied by the association, if any
- A lawyer's fee for the title search
Banks do finance resale villas after legal and technical vetting. The EMI calculator shows monthly instalments for any amount and tenure.
Document Checklist
A resale deserves a harder look at paperwork than a new booking. Ask for the following:
- The occupancy certificate for that villa
- The sale deed, matching plot number, land area and house area
- The khata, up-to-date property tax payments and an encumbrance certificate
- A letter from the association confirming no dues, plus its maintenance terms
- The sanctioned plan in its modified form
Finally, inspect the house for damp, structural changes and garden condition. Match the RERA details against the portal as well.
About the Developer
Adarsh Developers began in Bangalore in 1988 under B M Jayeshankar. Its portfolio covers villas, flats and plotted layouts, many in the Sarjapur and Bellandur belt. Touring one of its older communities shows how upkeep fares after handover.
With nothing left to buy from the builder, availability rests on owners choosing to sell. For villa projects nearby that are still taking bookings, speak to us.
