Assetz Sora And Saki Phase 3 KIADB Aerospace Park Bengaluru

About Assetz Sora And Saki Phase 3 KIADB Aerospace Park Bengaluru

Phase 3 of Assetz Sora & Saki is a RERA-registered, under-construction apartment project sitting inside KIADB Aerospace Park, Gummanahalli, Bagalur, North Bengaluru. The phase spans 11.28 acres across the broader Sora & Saki township and delivers 304 units across 2 towers of G+26 floors — just 6 apartments per floor, which is notably low-density for this corridor. Configurations are 3 BHK and 4 BHK, ranging from 1,670 to 2,168 sq ft. The eco-luxury concept runs through 74% open space, large balconies, rainwater harvesting, and EV charging infrastructure. RERA registered March 2024. Possession target: April 2029.

Key Highlights

• 11.28 acres, 304 units across 2 towers, G+26 floors with only 6 homes per floor — genuine low-density living
• 74% open space — landscaped greens, water features, and walking paths make up most of the site
• RERA registered: PRM/KA/RERA/1251/309/PR/280324/006745 — registered March 2024, possession deadline April 2029
• Kempegowda International Airport just 12 km away — roughly 15–20 minutes on BK Halli Road / NH-44
• 50,000 sq ft retail space planned within the township master plan
• 30+ amenities including co-working lounge, pet park, spa, multi-sport courts, and toddler pool
• Seismic-resistant RCC structure using system formwork with concrete walls — engineered wooden doors with veneer finish in main units
• Adjacent employment hubs: Shell Technology Centre and Boeing India Tech Centre both within 1–2 km of the site

Location Advantages

Bagalur sits at the heart of North Bengaluru's biggest growth corridor. The project address — Gummanahalli, off BK Halli Road (NH-104) — puts you at the literal centre of the KIADB Aerospace SEZ. Shell Technology Centre and Boeing India are practically walking distance. Kempegowda Airport is 12 km away, about 15–20 minutes on a clear run. Manyata Tech Park is roughly 17 km and 25–30 minutes. Hebbal is 21 km and 30–35 minutes. Yelahanka Railway Station is approximately 8–9 km.

That said, be clear-eyed about the trade-offs. Bagalur is still a developing neighbourhood. Top-tier hospitals require a 30–35-minute drive to Aster CMI or Manipal Hebbal. Malls — Bhartiya City Mall or Galleria — are 12–15 km away. Peak-hour bottlenecks on Bellary Road and the Hebbal flyover stretch are a real issue. Metro connectivity via the proposed Doddajala station (Namma Metro Phase 2B) is still pending — once operational, likely 2026–27, daily commuting will improve materially. The wide 32-metre planned roads inside the SEZ are a genuine advantage over older Bengaluru suburbs, but buyers expecting an established neighbourhood today will need patience.

What's Nearby — Schools, Hospitals, Malls

Honest note: Top-tier hospitals are the single biggest gap in this micro-location. Aster CMI and Manipal Hebbal are excellent facilities, but 30–35 minutes is a real distance in a medical emergency. Smaller clinics within 5 km are available for routine care, but buyers with elderly parents or young families should factor this in.

Amenities

Assetz has designed Phase 3 with 30+ amenities across a dedicated 2.5-acre clubhouse and amenity zone. Here's the breakdown by category:

• Fitness & Sports: Fully equipped gymnasium, jogging/cycling track, badminton court, squash court, basketball court, outdoor multi-purpose court
• Water & Wellness: Swimming pool, toddler pool, spa, landscaped water bodies
• Kids & Family: Children's play area, creche/day care, kids' splash zone, senior citizen corner
• Social & Work: Co-working lounge, party hall, AV room, amphitheatre, indoor games room, multipurpose room
• Green & Outdoor: 74% open landscaped space, themed gardens, pet park, urban forest zones
• Security & Infrastructure: 24/7 CCTV surveillance, security cabin at gate, video door phones, EV charging points, rainwater harvesting, solar power provisions, waste management system

The 6-apartments-per-floor layout means the clubhouse and pool areas are shared by far fewer residents than in competing high-density projects nearby — that matters for daily usability.

Price & Configuration

Payment plan: EOI (Expression of Interest) bookings available with 10% initial payment. Flexible construction-linked payment plan (CLP) is the standard mode for this project. Confirm the current CLP schedule directly with Assetz as milestone-based releases may have been updated since RERA filing.

Cost additions to budget for: GST at 5% on under-construction property, registration and stamp duty (~6.9% in Karnataka), parking charges, and any PLC (Preferential Location Charges) for higher floors or preferred views.

Construction Progress

Phase 3 is under construction as of mid-2026. RERA was filed and registered in March 2024 (registration number PRM/KA/RERA/1251/309/PR/280324/006745), giving the project a clear legal framework with a possession deadline of 30 April 2029 — approximately three years from the time of writing. Foundation and substructure work is ongoing across both towers. No OC or CC has been received — this is expected only close to the possession date. Buyers should track construction progress updates directly on the Karnataka RERA portal using the registration number above.

Investment Analysis

• Current pricing vs locality: At ₹11,000–₹12,900 per sq ft (SBU), Assetz Phase 3 is at the premium end of the KIADB Aerospace corridor, which currently averages ₹7,500–₹11,500 per sq ft. You're paying for brand premium and low-density format.
• Appreciation potential: The Bagalur/KIADB corridor has seen approximately 18% YoY price appreciation in 2025–26, driven by Foxconn, Boeing, and Collins Aerospace employment growth. Once Namma Metro Phase 2B's Doddajala station opens (expected 2026–27), a further 15–20% price step-up is a realistic scenario.
• Rental yield: Current rental demand in Bagalur from aerospace and tech professionals is strong — rental yields of 4–5% are being achieved, above the Bengaluru average of 2.5–3%.
• Resale: Low inventory of truly low-density, brand-name projects in this corridor means Phase 3 should have reasonable resale demand, particularly to aerospace sector professionals.
• Competing projects at similar budget:
  • Godrej Ananda (Bagalur) — 1/2/3 BHK, ₹7,500–₹9,500/sqft, higher density
  • Prestige Finsbury Park (Bagalur) — 1/2/3 BHK, ₹9,000–₹11,000/sqft, ready/near-ready phases
  • Provident Ecopolitan (Aerospace Park) — 2/3 BHK, ₹8,500–₹10,000/sqft, more affordable entry point
• Risk: The possession date is April 2029. Three years of construction risk remains. Buyers dependent on rental income immediately after possession should plan for a buffer.

Pros and Cons

Pros

• Low-density format: Only 6 apartments per floor across 2 towers — unusually private for a high-rise in this price range
• RERA-registered and active: Full legal protection, March 2024 registration, April 2029 deadline clearly documented
• Walk-to-work advantage: Shell, Boeing, Collins Aerospace all within 1–2 km — genuinely rare in any Indian city
• 74% open space: Most competitors in this corridor are at 60–65%; Assetz delivers meaningfully more green cover
• Established developer: Assetz has delivered projects like 63° East (Sarjapur) and Earth & Essence (Yelahanka) to reasonable satisfaction — not a first-time builder in Bengaluru

Cons

• Premium pricing for the area: At ₹11,500/sqft average, you're paying a significant brand premium over comparable competing projects in the same corridor
• 3-year construction wait: Possession only in April 2029 — long lock-in with no income, and construction execution risk remains real
• Social infrastructure still developing: No multi-specialty hospital within 20 km; top schools require 15–20 minute daily commutes; malls are 12–15 km away
• No metro yet: Doddajala station is proposed but not operational — public transport today is limited to BMTC buses and cabs; this is a car-dependent location

Who Should Buy This

Ideal for: Aerospace and tech professionals working inside KIADB SEZ — Boeing, Shell, Collins Aerospace, Foxconn employees who want a genuine 10-minute commute. Also well-suited for long-horizon investors (3–5 year view) who want brand-name low-density product in a corridor with clear employment-driven demand growth. NRIs looking for a credible developer with RERA protection in a high-growth North Bengaluru zone.

Not ideal for: Buyers who need immediate possession or rental income — April 2029 is three years away. Also not the right fit for buyers who prioritise established neighbourhood infrastructure today; if walkable daily conveniences, nearby hospitals, and active social life matter right now, Yelahanka or Hebbal will serve you better at comparable price points.

FAQ — Frequently Asked Questions

Q: Is Assetz Sora and Saki Phase 3 RERA registered?

A: Yes. The project RERA number is PRM/KA/RERA/1251/309/PR/280324/006745, registered with the Karnataka RERA authority in March 2024. You can verify this directly on the Karnataka RERA portal using this number.

Q: What is the possession date for Assetz Sora and Saki Phase 3?

A: The RERA-approved possession date is 30 April 2029. The project is currently under construction.

Q: What is the price range for Phase 3?

A: Based on current market data, 3 BHK units (1,670–1,785 sq ft SBU) are priced from approximately ₹1.85 Cr to ₹2.14 Cr, and 4 BHK units (2,160–2,168 sq ft SBU) from approximately ₹2.50 Cr to ₹2.80 Cr. Add GST, registration, and parking to your total budget.

Q: Is Assetz a reliable developer — any history of delays?

A: Assetz Property Group, founded in 2006 and part of the Singapore-based Assetz Group, has delivered projects across Bengaluru including 63° East, Earth & Essence, and Assetz Marq with generally positive buyer feedback on construction quality. That said, under-construction projects always carry delivery risk — no developer is immune. The presence of RERA registration and a legally binding April 2029 possession date gives buyers recourse if timelines slip.

Q: What is the nearest metro station to the project?

A: The upcoming Doddajala Metro Station (Namma Metro Phase 2B) is approximately 3 km from the site, with an estimated drive time of 4–5 minutes. However, this station is not yet operational as of mid-2026. Yelahanka Railway Station, roughly 8–9 km away, is the nearest functional rail connectivity today.

Q: Is this a good investment — will prices appreciate?

A: The KIADB Aerospace corridor has seen strong price appreciation — approximately 18% in 2025–26 — driven by employment growth from Boeing, Foxconn, Collins Aerospace, and others. Rental yields are running at 4–5%, above Bengaluru's average. Once Metro Phase 2B opens, another price step-up is likely. That said, you're buying a 2029 delivery, and overpaying today relative to neighbours means your margin of safety is thinner. Investors with a 5-year horizon are better placed than those expecting quick gains.

Q: How many units and towers does Phase 3 have?

A: Phase 3 consists of 2 towers with 26 floors each, housing 304 apartments in total — 6 units per floor. Configurations are 3 BHK and 4 BHK, ranging from 1,670 to 2,168 sq ft.

Q: How does Phase 3 differ from Phase 1 and Phase 2 of Sora & Saki?

A: The overall Sora & Saki township spans 11.28 acres with multiple RERA registrations across phases. Phase 1 was registered in March 2024 (RERA: PRM/KA/RERA/1251/309/PR/060324/006692) and Phase 3 in March 2024 as well. Phase 3 specifically offers the largest unit formats (up to 2,168 sq ft) with the highest privacy ratio in the township — 6 homes per floor. Buyers looking for the most spacious product in the Sora & Saki masterplan should evaluate Phase 3 carefully.

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