Guru Punvaanii Etasha, Sondekoppa: What to Know Before You Buy (October 2026)

Near Sondekoppa, on the Tumkur Road side of West Bangalore, Guru Punvaanii Properties has developed a gated community of plots called Guru Punvaanii Etasha. The land spreads over 13.5 acres, holds 191 plots and includes a clubhouse themed on islands. RERA Karnataka registered it in April 2024, and what follows takes you through address, sizes, rates, approvals, build schedule and a document checklist.

Address and Surroundings

The land is in Bairegowdanahalli village, within Dasanapura Hobli of the North Taluk of Bengaluru (pincode 562162). Sondekoppa is the best-known neighbouring village and gives the project its marketing address. The closest town is Nelamangala, a short way north.

Several routes serve the area:

• NH 48, the Tumkur Road highway, towards Tumkur, Dabaspet and Nelamangala
• NICE Road, which branches off Tumkur Road and connects Mysore Road with Hosur Road
• Madavara, where Namma Metro's Green Line terminates, also along Tumkur Road
• The railway station at Nelamangala, with trains heading for Hassan

Everyday needs such as schools, clinics and shops are met around Nelamangala and the Tumkur Road stretch. The international airport is a long cross-city drive to the east. A trial run in the morning rush gives the honest travel time.

Plots on Offer

The sanctioned plan carves 191 plots out of the 13.5 acres, close to 14 per acre. Five groups make up the layout:

• 85 plots measuring 1,500 sq ft (30 x 50 ft), the biggest group
• 37 plots measuring 1,200 sq ft (30 x 40 ft)
• 16 plots measuring 2,400 sq ft (40 x 60 ft)
• 8 plots at 30 x 55 ft, which comes to 1,650 sq ft apiece
• 45 irregular plots in assorted sizes

Open space is generous, with five parks totalling roughly 1.35 acres plus two reserved civic amenity sites. The clubhouse comes with a pool, gym, amphitheatre, basketball court and sand volleyball court. Utilities include concrete roads, buried power cables, piped water, an overhead tank, sewage treatment, LED street lighting and rainwater harvesting.

Pricing and the Real Outlay

The smallest plot, 1,200 sq ft, costs from Rs. 59.4 Lakhs, which is nearly Rs. 4,950 for each sq ft. The same rate scales up: Rs. 74.3 Lakhs opens the 1,500 sq ft size, while the 2,400 sq ft size carries a base price of Rs. 1.19 Crore.

GST is not charged on land, but other payments follow. Stamp duty on values over Rs. 45 Lakhs is charged at 5%, or 5.6% once cess and surcharge are added, and registration is 2%, which for the smallest plot totals roughly Rs. 4.51 Lakhs. Expect extra bills for a corner location, the clubhouse, a maintenance deposit and legal work, and ask the seller for one all-in figure on paper.

Banks usually fund a lower percentage of a plot than of an apartment, over fewer years. Use the EMI calculator to see a monthly instalment. Maintenance begins at handover regardless of when construction starts.

Registration and Build Progress

RERA Karnataka issued PRM/KA/RERA/1251/309/PR/220424/006817 to the promoter, Guru Punvaanii Properties,, dated 22 April 2024. The planning authority sanctioned the layout in December 2023 (8th), and the land is converted for residential use.

Development started on the first of April 2024 and is registered to finish by the last day of 2026. The filed milestones are these:

• June 2025 for roads and footpaths
• September 2025 for water and sewage lines
• December 2025 for the power supply and transformer
• March 2026 for storm water drains
• September 2026 for street lights and landscaping
• November 2026 for the sewage treatment plant

October 2026 therefore finds the project close to completion. Before registering, collect the plot-specific release order together with a completion certificate. Because the gram panchayat and borewells are meant to supply water, ask how owners will be supplied during construction.

Who Should Consider It

Buyers who prefer owning land and building a home on their own timetable will like this layout. It is convenient for employees in Dabaspet, Nelamangala, Peenya and the wider Tumkur Road industrial zone. Plot budgets start near Rs. 60 Lakhs and reach about Rs. 1.2 Crore.

Construction costs come later and are separate. Anyone needing a ready home soon, or working in eastern or southern business districts, would find the drive punishing. A pool and clubhouse are rare in plotted projects, which is this layout's special feature.

The Promoter

Seshadripuram is the base of Guru Punvaanii Properties, which concentrates on layouts near Anekal, Attibele and Bidadi and on the Magadi Road belt, with Kolar and Mysuru projects too. A walk through a layout it delivered earlier shows how roads, drains and gardens have aged.

Document Checklist

Paperwork counts for more than glossy brochures when buying land. Verify the following:

• RERA number, promoter name, plot total and end date, matched with the state RERA website
• Your plot's number on the sanctioned layout, with its measurements and frontage road
• Whether roads, drains, water and electricity have physically reached the plot
• Conversion order and plan approval, plus your plot's own release order
• A lawyer's reading of the title deeds and of the encumbrance certificate covering the relevant survey numbers
• The type of khata, plus the office that grants it
• Written dates and charges for clubhouse handover and maintenance

For a wider view of land in this corridor, see the plots for sale along Tumkur Road. Write to us for current availability and the newest price list.