Godrej Lakeside Orchard on Sarjapur Road: Sizes, Price and Checks

Godrej Properties is putting up Godrej Lakeside Orchard at Kodathi, off Sarjapur Road in East Bangalore, in a plan of 698 units across eight towers. Construction continues, and the project is meant to finish in September 2030. What follows covers surroundings, registration, layout, pricing, fit and checks.

Surroundings and Travel

Kodathi village (pincode 560035) belongs to Bengaluru East Taluk, Varthur Hobli. The site adjoins a lake, which lends the project its name. Beyond Carmelaram, on the stretch of Sarjapur Road leading to Dommasandra, Kodathi is also home to a large Wipro campus.

Three things shape getting around:

• Sarjapur Road, slow at peak hours, leads to the Outer Ring Road, Marathahalli and Bellandur
• Carmelaram, on the Hosur line out of Bangalore, is where the closest suburban trains stop
• The metro's planned Phase 3A, Sarjapur to Hebbal, follows Sarjapur Road in its alignment

The metro still awaits approval, so the purchase has to work on the roads of today. Make one weekday trip to your workplace and home during peak time.

Registration and Timeline

A single registration, PRM/KA/RERA/1251/446/PR/300924/007105, issued 30 September 2024, takes in the whole project. The building plan was cleared on 26 September 2024.

The registered construction window opens in November 2024 and closes on 30 September 2030. The Karnataka RERA website lists quarterly progress, and every payment demand must align with a stage reported there. Make sure the sale agreement quotes this completion date along with delay compensation.

Layout and Facilities

Towers A to H occupy roughly 12 acres, working out to close to 58 units per acre. About 68% stays open, and the towers carry sanction from the Bangalore Development Authority.

Of the 698 units, 154 are two-bathroom 2 BHK and 140 are two-bathroom 3 BHK. A further 135 are three-bathroom 3 BHK. The rest are 170 study-equipped 3 BHK with four bathrooms, 25 staff-room 3 BHK with four bathrooms, 3 study-equipped 2 BHK with three bathrooms, and 71 single-room units with one.

The plan includes a gym, a clubhouse and a swimming pool. A jogging track, courts for sports and a zone for yoga and meditation come with them. Also planned are an amphitheatre, a games room for indoor play, a salon with spa, and a multipurpose hall that has a lawn. Parking is for 850 cars under cover and 78 in the open.

Prices by Plan

Prices span the 2 BHK, the cheapest, to the top 3.5 BHK. Starting prices with built-up areas:

• Starting Rs. 1.80 Crore: 2 BHK, 1,269 sq ft
• Starting Rs. 2.34 Crore: three-bathroom 3 BHK, 1,790 sq ft
• Starting Rs. 2.53 Crore: three-bathroom 3 BHK, 1,943 sq ft
• Starting Rs. 2.69 Crore: three-bathroom 3 BHK, 2,088 sq ft
• Starting Rs. 2.67 Crore: three-bathroom 3 BHK, 2,102 sq ft
• Starting Rs. 2.80 Crore: four-bathroom 3.5 BHK, 2,163 sq ft
• Starting Rs. 2.89 Crore: four-bathroom 3.5 BHK, 2,214 sq ft
• Starting Rs. 2.92 Crore: four-bathroom 3.5 BHK, 2,244 sq ft

Built-up area prices the 2 BHK near Rs. 14,200 a sq ft, while the larger plans cost Rs. 12,700 up to Rs. 13,100. Carpet is smaller: the 2 BHK averages about 773 sq ft, and the study-equipped 3 BHK near 1,360 sq ft.

While the home is under construction, these come on top of the starting price:

• Registration at 2%, and stamp duty at 5% in Karnataka for values over Rs. 45 Lakhs, plus cess and surcharge
• GST payable on the agreement value
• Extra charges for upper floors and lake views
• The maintenance deposit, parking and clubhouse membership

On the plan priced Rs. 1.80 Crore, duty plus registration is roughly Rs. 13.7 Lakhs. To find the instalment on your planned loan, use the EMI calculator.

Who It Suits

People whose offices are on Sarjapur Road or around the Outer Ring Road, shopping for a fresh 2 or 3 BHK from a national builder, are the target. The plans suit anyone with Rs. 1.8 Crore up to Rs. 3 Crore. The plans with an additional half-room can serve as a study or a home office.

Instalments run for roughly four years until the keys arrive. If a ready home is needed, or the budget cannot reach Rs. 1.8 Crore, other parts of the corridor serve better.

About the Builder

Listed on the stock exchanges, Godrej Properties is the Godrej group's real estate company and has projects near Sarjapur Road, some done and some in progress. A visit to a done one reveals the finish, the upkeep and the use of shared spaces.

Checks Before You Book

With a handover in 2030, be strict about price and papers:

• Verify the RERA number, unit count and completion date on the portal
• Ask in writing for the floor, tower, facing and carpet area of your home
• Which units face the lake, and at what premium?
• Check the sanctioned plan for the lake boundary and its buffer
• Get a cost sheet with separate lines for parking, maintenance, premiums and GST
• Get the number of lifts and of car parks for your tower
• Ask how the amenities are phased, which open first and which later

Other homes on the corridor are worth comparing. Write to us for what is unsold in this project, and the current price sheet.