Shriram Properties Sarjapur Main Road Phase 2 Bengaluru Project

⚠️ Pre-Registration Stage This project is awaiting RERA registration. All information shown is preliminary and based on the developer's announced plans. The project is not available for sale or booking until RERA registration is granted.

By Priyanka Das

Senior Property Analyst (Freelancer) · Kolkata · 8 years experience

Developer

Shriram Properties Limited

City

Bangalore

Locality

Sarjapur Main Road

Price

Price on Request

Configurations

2 BHK, 3 BHK

Status

Upcoming

Project Scorecard by RealtyPromoo

3.9 / 5

Location

★★★★★ 4.3

Construction Quality

★★★⯨★ 3.8

Amenities

★★★⯨★ 3.5

Value for Money

★★★⯨★ 3.9

Builder Reputation

★★★★★ 4.0

About Shriram Properties Sarjapur Main Road — Upcoming High-Rise Project

In February 2026, Shriram Properties Limited (SPL) completed the outright acquisition of a ~4-acre land parcel on Sarjapur Main Road in South-East Bengaluru. The proposed development is a premium high-rise residential project with approximately 5 lakh sq. ft. of saleable area and an estimated Gross Development Value of ₹550–600 crore. The project is expected to offer 2 BHK and 3 BHK apartments targeting mid-to-premium home buyers — a segment where SPL has a strong track record in Bengaluru. Crucially, this is a pre-RERA, pre-launch project: construction has not started, RERA filing is yet to happen, and official launch is targeted for the latter part of 2026.

Key Highlights

Land parcel size: ~4 acres on Sarjapur Main Road, acquired outright by Shriram Properties in February 2026
Saleable area: Approximately 5 lakh sq. ft., indicating a high-rise format to maximise the compact site
Estimated GDV: ₹550–600 crore — pointing to a mid-premium pricing band, not ultra-luxury
Configuration: Likely 2 BHK and 3 BHK apartments based on broker channel intelligence and the developer's Sarjapur portfolio pattern
Metro catalyst: Located in proximity to the proposed Dommasandra Metro Station (Namma Metro Phase 3A — Sarjapur–Hebbal corridor, approved December 2024)
Connectivity arc: Strategic location with direct access to Sarjapur, Varthur, Whitefield, and the Outer Ring Road IT belt
Developer track record: SPL has delivered 50 projects spanning 30.8 million sq. ft., mostly in Bengaluru and Chennai
Expected launch: Latter half of 2026 — RERA filing is the trigger for confirmed pricing and bookings

Location Advantages

Sarjapur Main Road in South-East Bengaluru sits at the intersection of three major employment corridors — the Outer Ring Road IT belt (RMZ EcoWorld, Embassy TechVillage, Wipro Campus), Electronic City (~15 km south), and Whitefield (~13–15 km north-east). The Dommasandra–Sarjapur stretch where this land sits is an emerging micro-market: land values are lower than the ORR junction zone but the gap is narrowing fast, driven by new launches and the upcoming metro alignment.

However, buyers must be honest with themselves about two realities. Peak-hour traffic on Sarjapur–Dommasandra stretch is a well-documented problem — the Dommasandra junction can back up significantly during morning and evening rush. Public transport options remain limited compared to more central Bengaluru localities; residents today largely depend on personal vehicles or cabs. The Namma Metro Phase 3A will change this dramatically, but that line is projected operational only around 2033. The Karmelaram suburban rail station is approximately 6 km away. Kempegowda International Airport is roughly 55 km and 60–70 minutes away (non-peak). Silk Board Junction is about 12 km.

What's Nearby — Schools, Hospitals, Malls

Category	Name	Distance (approx.)	Drive Time (non-peak)
School (ICSE/ISC)	Greenwood High International School — Sarjapur	~6 km	12–18 mins
School (IB/IGCSE)	Indus International School	~5–7 km	12–20 mins
School (CBSE)	National Public School (NPS) — Sarjapur	~3–4 km	8–12 mins
School (CBSE/ICSE)	Oakridge International School	~5 km	10–15 mins
Hospital (Multi-speciality)	Sri Lakshmi Multi Speciality Hospital — Dommasandra	~2–3 km	5–8 mins
Hospital (Multi-speciality)	Manipal Hospital — Sarjapur Road	~7 km	15–20 mins
Hospital (Diabetes/General)	Omega Diabetes Care Centre — Dommasandra	~2 km	5–8 mins
Mall / Retail	Forum The Prestige City (upcoming, large format)	~3–4 km	8–12 mins
Mall / Retail	Central Mall — Sarjapur Road	~3 km	8–10 mins
Dining	Halli Mane (authentic Karnataka cuisine)	~2–3 km	5–8 mins
Dining / Café	Peachy's Café — Dommasandra	~2 km	5 mins

Amenities

Since RERA has not been filed yet, the amenity list has not been officially published. Based on Shriram Properties' comparable projects on Sarjapur Road — specifically Shriram Chirping Woods and Shriram Chirping Grove — and the GDV of ₹550–600 crore positioning this as a mid-premium offering, the following amenities are likely to be part of the clubhouse programme:

Fitness & Sports: Gymnasium, jogging track, cycling track, multi-purpose sports court (expected based on SPL's Sarjapur portfolio pattern)
Water: Swimming pool — likely one adult pool; rooftop or podium level given the high-rise format on compact 4-acre land
Kids: Dedicated children's play area, kids' splash zone (common in SPL projects)
Social: Clubhouse, multipurpose hall, landscaped gardens, meditation/yoga deck
Security: 24×7 CCTV surveillance, manned gated entry, video door-phone to apartments — standard in all SPL gated communities

Note: The confirmed amenity list will be published when the project receives RERA registration. Do not treat broker-circulated brochures as final specifications.

Price & Configuration

No official pricing has been announced. The project has not received RERA registration as of May 2026, and Shriram Properties has not published a cost sheet. The developer's official website does not list this project yet. Brokers circulating pre-launch EOI (Expression of Interest) forms are working with indicative numbers, not confirmed pricing.

For reference, here is the pricing context for the Sarjapur Main Road corridor:

Project / Reference	Configuration	Price Range (₹)	Price/Sq. Ft.
Shriram Sarjapur Main Road (this project)	2 BHK, 3 BHK (indicative)	Price on Request	Price on Request
Sarjapur Road corridor average (new launches)	2 BHK / 3 BHK	₹85L – ₹1.5 Cr+	₹10,000 – ₹14,000/sq. ft.
Comparable SPL projects — Sarjapur area	2 & 3 BHK	₹80L – ₹1.3 Cr	₹9,500 – ₹12,000/sq. ft.

Based on the ₹550–600 crore GDV across ~5 lakh sq. ft. of saleable area, the blended realisable price implied is approximately ₹11,000–₹12,000 per sq. ft. This is in line with current Sarjapur Main Road market rates for a mid-premium gated community from a Grade A developer. Final pricing will be revealed at the RERA launch stage — typically 3–4 months before official sales launch.

⚠️ Price Disclaimer: Prices shown are indicative and based on RealtyPromoo research. Actual cost may vary based on floor rise, PLC (Preferential Location Charge), parking, GST, registration and developer-specific charges. Contact us for the latest verified cost sheet.

Investment Analysis

Corridor appreciation: Sarjapur Road flat prices have appreciated ~84% in three years (per Karnataka government transaction data), one of the highest in Bengaluru. The Dommasandra micro-market — where this land sits — is still 15–20% cheaper than the ORR junction zone, offering catch-up potential.
Metro catalyst is real: Namma Metro Phase 3A (Sarjapur–Hebbal, 37 km, 28 stations) was approved by Karnataka Cabinet in December 2024. Dommasandra station is proposed on this alignment. Historical data shows 8–15% price repricing near stations when formal construction begins — buyers entering pre-RERA are positioned ahead of this event.
Rental yield: Current rental yield on Sarjapur Road averages 3–4%. A 2 BHK gated-community apartment in Dommasandra rents for ₹17,000–₹28,000/month depending on furnishing and proximity to IT parks.
Competing projects in similar budget: Prestige City (Sarjapur) — ₹12,000–₹13,000/sq. ft.; Mana Capitol (Sarjapur Road) — ₹10,500–₹12,000/sq. ft. Both are RERA-registered with confirmed possession timelines. Shriram's project will need competitive pricing at RERA launch to attract buyers who can compare.
Risk flag: This is an upcoming/pre-RERA project. Buyers registering interest now carry the risk of timeline delays between EOI and actual RERA launch. Pre-RERA bookings carry no statutory protections — avoid paying full token amounts before RERA is obtained.
5-year horizon: For investors with a 2028–2030 exit plan, the Metro progress milestones during that window could meaningfully boost resale values in this micro-market.

Pros and Cons

Pros

Prime land outright purchased: No JDA (Joint Development Agreement) complexities — SPL owns the land outright, reducing title and encumbrance risk
Metro-adjacent future: Proposed Dommasandra Metro Station (Phase 3A) will be a structural price driver once construction is confirmed — buyers entering now are ahead of the curve
Strong developer brand: SPL has delivered 50 projects and 30.8 million sq. ft., with institutional investors like Walton Street Capital, Starwood Capital, and Mitsubishi Corporation on their cap table — a meaningful credibility signal
Sarjapur IT demand is structural: Wipro, RMZ EcoWorld, Embassy TechVillage, and RGA Tech Park ensure sustained rental demand regardless of broader market cycles
Pre-launch entry: If pricing at RERA launch is competitive (around ₹10,500–₹11,500/sq. ft.), early buyers typically get better floor choices and pre-appreciation gains

Cons

No RERA, no protection: Until RERA is obtained, buyers have no statutory timeline guarantees. The developer can change plans, pricing, or configurations before filing
No confirmed possession date: Broker material suggests December 2029, but this is unverified — possession dates only become binding once mentioned in the RERA filing
Traffic is a real problem: The Dommasandra–Sarjapur junction experiences severe congestion during peak hours. Road infrastructure improvement is ongoing but incomplete
No metro connectivity today: The nearest metro station (Hopefarm Channasandra, Purple Line) is approximately 13 km away. The proposed Dommasandra station is years away from becoming operational
Compact 4-acre site: On 4 acres, a 5-lakh sq. ft. saleable area means a very high FSI utilisation — open green space and amenities area will be constrained compared to 15–25 acre townships

Who Should Buy This

Ideal for: IT professionals working in the Sarjapur–ORR–Electronic City belt who want a new Shriram-branded gated community at pre-launch pricing; investors with a 5–7 year horizon looking to enter before Metro Phase 3A construction begins; NRIs who trust the SPL brand and want a 2–3 BHK managed rental asset in a high-demand employment corridor.

Not ideal for: Buyers needing possession within 2–3 years — this project hasn't even filed RERA yet, and construction will realistically not be complete before late 2029 at the earliest. Also not suitable for buyers who prioritise immediate metro connectivity, large open green spaces, or who cannot afford to wait 6–12 months just for RERA to be obtained and official bookings to open.

FAQ — Frequently Asked Questions

Q: Is the Shriram Properties Sarjapur Main Road project RERA registered?

A: No. As of May 2026, the project has not received RERA registration from Karnataka RERA. The land was acquired in February 2026 and RERA filing is expected before the official sales launch, which is anticipated in the latter part of 2026. Do not pay any booking amounts before RERA is obtained.

Q: What is the expected possession date?

A: No possession date has been confirmed by Shriram Properties. Broker channels informally suggest December 2029, but this has no legal standing until it appears in the RERA filing. Treat any possession timeline shared before RERA as indicative only.

Q: What is the expected price range for this project?

A: No official pricing exists. Based on the ₹550–600 crore GDV across ~5 lakh sq. ft. of saleable area, the implied blended price is approximately ₹11,000–₹12,000/sq. ft. Comparable new launches on Sarjapur Road are currently priced ₹10,000–₹14,000/sq. ft. Final pricing will be announced at the RERA launch stage.

Q: What configurations (BHK types) will this project offer?

A: Based on developer press releases and broker channel intelligence, the project is expected to offer 2 BHK and 3 BHK apartments. Exact carpet areas and floor plan options have not been announced.

Q: Is Shriram Properties a reliable builder?

A: SPL is a listed company (NSE/BSE) and has delivered 50 projects spanning over 30.8 million sq. ft., primarily in Bengaluru and Chennai. Institutional investors including Walton Street Capital and Starwood Capital have backed the company. That said, like most developers, SPL has faced possession delays on some projects — do your due diligence on specific project reviews before committing funds.

Q: What is the nearest metro station?

A: Currently, the nearest operational metro station is Hopefarm Channasandra (Purple Line) at approximately 13 km. A Dommasandra Metro Station is proposed under Namma Metro Phase 3A (Sarjapur–Hebbal corridor), approved in December 2024, but is not expected to be operational before 2033.

Q: Is this project good for investment?

A: The Sarjapur Road corridor has appreciated ~84% over 3 years and has structural demand from IT employment. The Metro Phase 3A catalyst, if it progresses on schedule, could drive meaningful price appreciation in the Dommasandra micro-market. However, this is a pre-RERA project with no confirmed timelines — investment risk is higher than in RERA-registered, under-construction projects. Best suited for investors with a 5–7 year horizon and tolerance for pre-launch uncertainty.

Q: Can I book an apartment now?

A: Brokers may be collecting Expressions of Interest (EOI) or refundable token amounts. However, without RERA registration, any booking is not backed by statutory RERA protections on timelines, specifications, or refund obligations. RealtyPromoo strongly advises waiting for RERA registration before making any financial commitment.

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How this page was written

This page was drafted by Priyanka Das, Senior Property Analyst (Freelancer) after an on-site visit, with research support from artificial intelligence. AI assisted in compiling information from public sources, and the final content was reviewed by our editor before publishing. We update listings as new information becomes available.

Sources consulted: On-site visit by author · Developer official website · State RERA portal verification · Google Maps location data · YouTube site-visit walkthroughs · Direct broker network.

Last reviewed: 17 May 2026 · Spot an error? Let us know