Buying a Villa at Adarsh Sanctuary, Kodathi: Plans, Dates and Checks
Set in Kodathi on the east side of Bangalore, Adarsh Sanctuary is a villa community of 172 homes by Adarsh Developers, built across about 20 acres that include a teak grove. The notes below cover registration and dates, plan sizes, facilities, resale costs and what a buyer should verify.
Where the Paperwork Stands
The project was approved by Karnataka RERA on 25 October 2019, and the FAQ below gives its number. The promoter named on the record is Shreshta Infra Projects Private Limited, and the Bangalore Development Authority sanctioned the plan.
The start date was 16 August 2019 and the original deadline 16 May 2023. After an extension, the final completion date is 16 February 2025. A fresh site plan won approval during March 2024, so a seller's documents should refer to that version.
Choosing Between the Two Plans
Every home has four bedrooms. The west-facing Type A-2 spreads 4,228 sq ft of house across levels on a plot of 3,375 sq ft. For the east-facing Type B-1, the house is 3,492 sq ft and the plot 3,000 sq ft.
Both houses are bigger than the land under them, which points to a multi-storey design. A-2 has 736 sq ft more house and 375 sq ft more land. Insist that the sale deed lists plot, built-up and carpet areas one by one.
The original build specification promised:
- A concrete frame structure
- Foreign marble flooring through the entrance, lounge and dining zones
- Engineered wood in the master bedroom
- Two water lines, fresh and recycled
- Full backup power, with each villa metered on its own
- Broadband fibre laid to each house
Finishes may have been changed by later owners. What counts is the shape of the specific house on the day of inspection.
Life Inside the Gates
Of the roughly 20 acres, about two-thirds is kept open. Internal streets, gardens, play zones and the teak grove use that land, so crowding is low.
Amenities within the community:
- Swimming pools
- A gym with spa and health club
- A multi-sport arena and courts for squash and badminton
- Indoor games including table tennis and a billiards table
- An amphitheatre and a multi-purpose hall
- A tree house and a play area for children
- A scented garden, a meditation plaza and a party lawn with a grill
Entry is controlled and CCTV watches the shared areas. Wide grounds are costlier to look after than a flat complex, so get the monthly maintenance bill from the association.
Reaching the Place
Kodathi is placed between Sarjapur Road and Varthur, with pincode 560035 and the Bangalore Technological Institute as a nearby landmark. This road is the way to the ring road and Bellandur's offices, and it slows at peak hours.
The builder advertises access to three IT hubs: Electronic City, Marathahalli and Whitefield. A metro line for the corridor is only planned, and no price should rest on it. A real trial run to your office at rush hour settles the commute question.
Is It the Right Fit
This is a home for households wanting independent living, private garden space and gated security near eastern workplaces. A buyer who needs something compact, or who works to an apartment budget, may look elsewhere. The developer's own stock is finished, so owners are the only sellers.
Extra Costs on a Resale
A resale villa with an occupancy certificate carries no GST. These costs are added to the negotiated price:
- Stamp duty of 5%, which becomes 5.6% with cess and surcharge, where value exceeds Rs. 45 Lakhs
- Registration charge of 2%
- Association transfer fee, where levied
- Legal fee for scrutinising the title
Lenders extend loans on resale villas once their legal and technical teams sign off. Try different loan sizes in our EMI calculator.
Checks Worth Doing
A resale is a deal between two private parties, so the safety net of a developer's sales team is missing. Everything rests on the documents and on a careful look at the house itself.
Before paying a token amount, sort these out with the seller:
- Occupancy certificate for the villa
- Sale deed that shows the correct plot number and areas
- Khata, current tax receipts, encumbrance certificate
- Association no-dues letter and maintenance rules
- Portal match for the registration and the modified plan
- A walk-through to spot seepage, structural alterations and garden condition
B M Jayeshankar founded the company in Bangalore in 1988. More on the builder is on the Adarsh Developers page, and its older villa layouts nearby show how upkeep ages. For villas in this part of the city still on sale from the builder, ask our team.
