Fortius Under The Sun on IVC Road: Orchard Villas, 39 Plots and RERA (October 2026)
Devanahalli, in North Bangalore, is home to Fortius Under The Sun, a luxury villa project from Fortius Infra whose first phase is built. The plan has 140 villas in an orchard of 30 acres, and a second phase adds 39 villa plots. Address, homes, costs, RERA numbers (two of them) and checks are covered below.
The Two Phases
Villas fill the first phase, and plots fill the second. The table sets out the essentials.
| Item | Phase 1 | Phase 2 |
|---|---|---|
| Product | Independent villas, every one fitted with a lift of its own | Villa plots |
| Count | 140 villas | 39 plots over roughly 7.6 acres |
| Size | Four- and five-bedroom villas of 4,500-7,500 sq ft | Largely 4,250 sq ft |
| Status | Completed | Registered end date: 30 September 2026 |
Villa prices begin at Rs. 7.2 Crore. The orchard has some 2,000 mature trees, and the pincode is 562110.
Plot Sizes in the Second Phase
Of the 39 sites, 29 are 50 x 85 ft (4,250 sq ft per plot) and 2 measure 2,428 sq ft. The remaining 8 come in other shapes, between 2,985 and 6,773 sq ft. Roads of 12 metres width serve the phase, and close to 26% of it, about 2 acres, is kept for parks and open spaces.
A typical plot for a first-phase villa is around 4,500 sq ft in size, which suits a garden. The villas are designed to Vastu principles.
Is It Right for You?
A family looking for a big detached home with a garden, and with more than Rs. 7 Crore to spend, will find this project suitable. Frequent flyers and those employed around the airport benefit most. With the first phase built, real streets and real villas can be seen before payment.
Commuting daily into the city core, or to offices in eastern and southern Bangalore, is hard from here, as Devanahalli is Bangalore's northern end. Upkeep costs more for a villa than an apartment, so ask about maintenance early.
Location
The community's address is Bommavara Village, IVC Road. Administratively it belongs to Devanahalli Hobli, part of Devanahalli Taluk and Bengaluru Rural district, and Survey No. 64/2 holds the plots of the second phase. A 2.5 km run reaches the Bangalore-Hyderabad highway, while the flyover near the airport takes 8 minutes.
Traffic on the highway heads to Hebbal via Yelahanka, then the rest of the city. Shops for daily needs, hospitals and schools are in Devanahalli town and on the Yelahanka side. The Devanahalli locality page describes the area further.
What It Costs
The entry price of the four-bedroom villa is Rs. 7.2 Crore, and the size of the plot, the built-up area and the location within the layout decide the figure for each one. Ask for the current prices and for the list of villas and plots available. The agreement value grows by the items below.
- A registration fee of 2%
- Stamp duty (5% as duty, which becomes 5.6% once cess and surcharge are included) for homes costing more than Rs. 45 Lakhs
- Charges for club membership, advance maintenance and the maintenance deposit
- Water and power connection fees
On a price of Rs. 7.2 Crore, duty works out at Rs. 40.3 Lakhs or so, plus Rs. 14.4 Lakhs for registration. To illustrate, borrow 75% of the price over 20 years (the cap when borrowing more than Rs. 75 Lakhs); at a yearly 8.5% the EMI is Rs. 4.69 Lakhs or so. Other prices can be tried in the EMI calculator.
RERA Registrations
Both Karnataka RERA registrations belong to Fortius Land Developers LLP. The table lists them.
| Number | Covers | Dates |
|---|---|---|
| PRM/KA/RERA/1250/303/PR/171201/000575 | Part of the earliest villa layout: 23 plots over nearly 4.7 acres | Finished; completion was due 30 June 2021 |
| PRM/KA/RERA/1250/303/PR/270922/005276 | The plotted second phase: 39 plots across nearly 7.6 acres | Began 1 October 2022; due 30 September 2026 |
The second phase's due date has now passed. A plot buyer in that phase needs the latest completion status and news of any extension. The Karnataka RERA portal allows both numbers to be verified.
Facilities
The clubhouse is Sunbeam Club, while the orchard setting, with its 2,000 mature trees, is the other feature. Services planned for phase one: sewerage and waste handling, community water storage, concrete roads inside and full power backup.
Fortius Infra
Residency Road has the office of Fortius Infra, a developer from Bangalore. Earlier it delivered Fortius Waterscape near KR Puram, an apartment project with 156 homes across three towers. Its airport-belt villa community is Under The Sun.
Pre-Purchase Checklist
A finished community needs two kinds of checks, on the papers and on the home itself. The key steps are these.
- Establish the phase of the villa or plot, and use the right RERA number
- Have a lawyer read the conversion order, the title deed and the encumbrance certificate
- Request the villa's building plan along with the approved layout plan
- Look over the actual villa for finish, garden and nearby homes
- Insist on a cost sheet in writing that shows each charge and tax
- Learn the monthly maintenance charge and the services it includes
- Try the drive from the site to workplace and school during rush hour
A site visit can be arranged on request, along with other plots in the area for comparison. That makes a fair like-for-like view possible before any decision.
