The Seraya Phase 3 by Century OneWorld: Plots Near the Airport, Explained
Landowners-to-be often ask where a plot near the airport can be had without going far from the city. One option is the Bali-inspired Seraya community in North Bangalore, planned by Century Real Estate, whose third phase has just received its RERA registration. The layout will take until early 2030 to finish, so this is a long-horizon purchase. Here is how the land, approvals and costs add up.
Fitting Into the Larger Plan
The Seraya is conceived as one big layout of about 55 acres, with lanes shaded by trees, landscaped parks and a Balinese garden look. It is built in phases, and each has its own Karnataka RERA registration under Century Dwellings Private Limited. A buyer picks a plot and later builds a house within the layout's design rules.
Phase 3 holds 163 residential and 3 commercial plots on around 14.2 acres. Registration details for all three phases:
- Phase 1: PRM/KA/RERA/1251/309/PR/050725/007894, with 123 residential and 1 commercial plot, finishing on 31 May 2029
- Phase 2: PRM/KA/RERA/1251/309/PR/250925/008121, with 166 residential and 1 commercial plot, finishing on 31 August 2029
- Phase 3: PRM/KA/RERA/1251/309/PR/180826/008876, finishing on 31 January 2030, covering 163 residential and 3 commercial plots
Reaching the Site
The address covers two villages, Channahalli and Tarabanahalli, in the Jala Hobli of Bengaluru North Taluk, PIN 562157. Access is from NH 44, on the city side of the Sadahalli toll plaza, and Bettahalasur is close.
The airport is a short run up the highway, and Hebbal is on the same road to the south. Manyata Tech Park and Yelahanka are further down, by way of NH 44 and then the Outer Ring Road. Jobs in the KIADB Aerospace Park and Devanahalli's business estates are nearer, to the north.
The metro's airport line, the Blue Line, plans a station at Bettahalasur, but it is still being built. Satellite Town Ring Road works, also under way, will eventually join the area to Doddaballapura and Hoskote. For now NH 44 carries every journey, so test a weekday drive first.
How the Plots Are Cut
Three regular sizes are offered, plus a group of irregular plots. The smallest is 30x40, of nearly 1,200 sq ft, and there are ten of them. The 30x50 plots, close to 1,500 sq ft, number 73 and are the most common.
Thirty plots are 40x60, near 2,400 sq ft, and 25 of them are rotated to run 60x40. Fifty more plots are corner or odd-shaped pieces. Sale is on site area, and each owner builds under the layout's guidelines.
About 26,571 sq m of the land stays open, which is some 46% of the layout. Civic amenity sites need 3,674 sq m, five parks and open areas need 6,134 sq m, and roads of 9 m, 12 m and 24 m width use 16,763 sq m. BIAAPA, the airport area planning body, approved the layout plan on 1 March 2025, and water will come from three sources: BWSSB, borewells and the local authority.
Registration Status
RERA registered Phase 3 on 18 August 2026, and the clock starts from 1 February 2026 with a proposed finish on 31 January 2030. When registration came through, development work was recorded as zero per cent, and quarterly updates will show how it moves.
The promoter holds the land alone, and the filing mentions no litigation. Money from buyers is collected in an HDFC Bank project account at Vasanth Nagar.
Is a Plot the Right Fit?
Land works for people who wish to design a villa themselves rather than take a completed apartment. It can suit families wanting a house close to the airport and northern job hubs, and owners willing to wait for the area to mature. Building the villa is a separate undertaking needing its own funds, permissions and build time.
Someone needing a ready home soon should look at villas and apartments close to handover. Phase 3 has barely begun its development work.
Money Beyond the Sticker Price
Each plot is priced by its size, its shape, which way it faces and its place in the layout, so a corner or park-view plot will cost more. Ask for the latest price list, the plots still open, the payment plan and an estimate of maintenance, all in writing. Then add the following:
- Karnataka charges 5.6% stamp duty, cess and surcharge included, on property worth more than Rs. 45 Lakhs, plus 2% for registration
- Charges for khata transfer, legal work and documents
- Deposits for the club, a corpus fund and advance maintenance, as the agreement records
- The villa itself, designed and built later at its own cost
The Developer
Satish Pai and Dayananda Pai started Century Real Estate in 1973. Plotted layouts are a big part of its northern portfolio, with Century Sports Village, Century Artizan and Century Eden among them. A current plotted offering is Century Trails, near Devanahalli.
Pre-Booking Steps
A plot is land first and a house later, so check these at the outset:
- Verify the RERA entry and your plot number on the state portal.
- Make sure the plot belongs to the layout approved for Phase 3 and no other phase.
- Obtain the plot-wise prices, including extra charges for corner or park-view plots.
- Read the design rules and any deadline to start the villa.
- Ask a lawyer to review the khata, the encumbrance certificate and the title.
- Go to the site and see how far roads and parks have progressed.
Those comparing layouts around the airport can also look at plots in Devanahalli on offer. The team can share which plots in Phase 3 are still available and arrange a visit.
