Mythri Sarjapur master plan

No master plan drawing has been published for this project. What exists is a government filing stating how much land the scheme covers, how many homes it proposes and how many blocks hold them. This page reads that filing and stops where the record stops. From a planning angle, Nambiar Bannerghatta keeps the reference local: internal roads, open-space placement, amenity access, and tower orientation all affect how the address will live after handover.

Mythri Sarjapur is the working title used on this site. Mythri Builders has not announced a marketing name for the development.

The promoter of record is Mythri Builders, a partnership firm at Broadway Building, 27th Main Road, HSR Layout, Bengaluru 560102. Its Terms of Reference application, SIA/KA/INFRA2/578619/2026, was filed on 23 May 2026, and a Standard ToR was granted on 27 May 2026 under File No. SEIAA 185 CON 2026. The environmental clearance application that followed, SIA/KA/INFRA2/584253/2026, was filed on 17 July 2026 and reads Under Verification. No clearance has been granted, the project holds no registration with the Karnataka Real Estate Regulatory Authority, and none is pending under the promoter's name.

This is a separate scheme from Mythri Sity, Mythri Street and Mythri Sikharam, the firm's three registered projects under way within about a kilometre, and from its completed Sapphire and Signature. It has its own survey numbers and no registration.

The parcel is an assembly, not a plot. Fifteen survey numbers across two revenue villages carry it: Sy. Nos. 25/1, 25/4, 25/5, 26/1 to 26/5, 27/3 and 27/5 of Hadosiddapura Village and Sy. Nos. 28/5, 28/10, 28/12 to 28/14 of Chikkanayakanahalli Village, both in Varthur Hobli, Bengaluru East Taluk. The site is off Sarjapur Road, reached by the Chikkanayakanahalli and Gattahalli Road side roads.

Two readings are ours. The boundary file the promoter uploaded describes a box of roughly 354 m by 374 m, corners at 12.88760, 77.69607 and 12.89078, 77.69952, enclosing about 13.2 hectares. The parcel therefore fills roughly 34% of that rectangle, where 44,641 sq m laid out square would measure about 211 m a side. A holding stitched from fifteen survey numbers is the ordinary explanation, but no outline has been published as a drawing, and nobody outside the promoter's design team knows how the blocks are turned on the land.

Only an exchange deed for Sy. 25/1 is uploaded to the portal. Where a joint-development agreement sits behind a survey number the landowners become co-promoters at registration, and their names are on no public record today.

The whole of the filed programme is one sentence, repeated in Annexure 2 of the ToR letter.

One envelope covers all seven blocks. The filing does not say how the 993 homes divide between them, gives no block a floor count of its own, and states no height in metres. That is the stage rather than an omission: item 1.2 of the Standard ToR requires built-up area for each building, with its use and occupancy classification in line with the National Building Code 2016. The building-by-building schedule is something the environmental study must produce, not something the record holds.

What a registration adds is visible next door: K-RERA carries Mythri Street at 219 homes in one tower of 18 floors over two basements, at 62.25 m, with a plan reference and date. Nothing of that shape exists here.

Four estimates follow. Each is our own division, and none is a specification.

Ninety homes an acre is dense, and it should be carried into a site visit ahead of any rendering. About seven homes to a floor across 20 upper floors is an ordinary tower loading: the density comes from the number of blocks and their height, not from crowding a floor plate.

The last line is a ratio and not a floor area ratio. Built-up area here is gross, counting two basement levels, parking, ramps, cores, corridors, services and the club house, and the ratio the Bangalore Development Authority eventually records will be lower. Neither the built-up area nor the project cost should be divided by 993: one cannot be read as an apartment size, the other is a declaration to a regulator.

The club house is the only non-residential building on the record, named both in the project's filed title, Development of "Residential Apartment and Club House", and in the ToR letter's products annexure. The filing gives it no floor area, no configuration of its own and no position on the plot.

Everything else is absent by the same test: no hotel building, no retail or office podium, no commercial block, no school. This is a residential apartment scheme with one club house, as filed. The pre-launch material circulated to us lists a 28-item amenity schedule, including a swimming pool, a gymnasium, a mini theatre, a pickleball court and a jacuzzi. Mythri Builders has not published it, and no filing corroborates any item beyond the club house.

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The two basement levels are the only parking the filing describes. No bay count sits on any public record, so no parking ratio for 993 homes can be stated here. The count will appear on the building plan when the Bangalore Development Authority issues one, and again on a registration.

Traffic carries the most weight of any condition here. The ToR requires the promoter to examine road and rail connectivity and the project's traffic impact, to make a detailed traffic and transportation study of existing and projected traffic, and to account for construction material transport. A traffic report was enclosed at ToR stage, and its contents are not public. The approach roads it must assess already carry schools: Sri Chaitanya Techno School is about 300 m away by road, Primus Public School about 700 m and Bangalore Technological Institute about 1.4 km, with the village centre at Chikkanayakanahalli about 550 m.

No sewage treatment capacity, water demand, tank volume or generator rating appears anywhere on this project's record. The Standard ToR instead fixes what the study must establish, which is the closest a buyer can get today to a services design.

That is a study brief, not a commitment. Item 10.2 obliges the promoter to examine solar energy; it does not put a solar installation on this project. Item 10.3 anticipates generator sets without stating a capacity. No rainwater harvesting proposal is public. The letter's Additional Terms of Reference field reads N/A, so nothing beyond the standard set was stipulated. Item 8.5 is the one to watch: two basements under seven blocks is a substantial excavation, and dewatering is a live question rather than a formality.

Water sourcing is unresolved. The firm's registered neighbours declare a mix: BWSSB on Sikharam, borewell on Street, local authority on Sity, borewell with local authority on Signature. A BWSSB ground-level reservoir of 48 million litres stands about 190 m from the site by road, which is a fact about the network and not a supply commitment for this parcel. Consent to establish has not been sought from the Karnataka State Pollution Control Board.

The application's baseline monitoring plan is scoped but not gathered: eight ambient air and eight noise stations, four each for groundwater, surface water and the water table, two for soil and one for meteorology.

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Mythri Builders has registered seven projects with K-RERA, its largest 468 homes in two towers.

Those numbers belong to those projects alone. The registered ongoing pipeline totals 970 homes, 869 of them within about a kilometre of this parcel, so a single filing of 993 would slightly more than double everything the firm has registered. A buyer can weigh a seven-block scheme against a builder whose delivered blocks have come one and two at a time.

The site tests about 1.65 km outside the Greater Bengaluru Authority boundary, in the Bangalore Development Authority's planning area, under the local gram panchayat, which census-derived listings give as Halanayakanahalli. Buyers should expect a panchayat khata and panchayat property tax rather than a city-corporation classification, and should confirm the position on the specific survey numbers.

Until a building plan is issued and a registration granted, none of this exists for the project: a block layout or tower position of any kind, a per-block floor count or height, a unit mix, carpet areas, a parking count, an open space or landscape schedule, a sewage treatment capacity, a phasing statement or a completion date. Any drawing presented as this project's master plan today is an artist's impression rather than a document.

A registration would supply most of it at once: the plan reference and date, block-by-block floors and heights, carpet areas, a promoter-declared completion date, and the landowner co-promoters. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a project in a registrable class cannot be advertised, marketed, booked or sold until it is registered. This microsite is an information and enquiry resource, not a booking channel, and no unit, floor or price can be agreed here.

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Mythri Builders has released no renders, elevations or photographs for this project. Every image below is an indicative visualisation commissioned for this site to illustrate the filed programme. None of them is a developer drawing, and none should be read as a specification.