Godrej Park Retreat off Sarjapur Road: Sizes, Dates and Checks

Most of the homes at Godrej Park Retreat are already booked, and construction is close to done. Godrej Properties has built 14 towers with 1,539 homes in this gated community in the Kodathi area, east of Sarjapur Road, in two RERA phases. The headings below deal with the registrations, the phases, sizes, costs, location, fit and checks.

RERA Numbers and Sales Position

Registrations are separate for each phase and can be verified on the Karnataka RERA website. Phase 1 (28 February 2022) is PRM/KA/RERA/1251/446/PR/280222/004736, and Phase 2 (13 July 2023) is PRM/KA/RERA/1251/446/PR/130723/006056.

The quarterly update of June 2026 puts Phase 1 at 99%, with its eight towers structurally finished, and Phase 2 at 95%. Each tower gets possession after its occupancy certificate, so ask when that is due before planning a move.

Sales have run ahead of building work. By 30 June 2026 the whole of Phase 1, 976 homes, had been booked, along with 562 of Phase 2's 563. Anyone buying now deals mainly with allottees or owners who are reselling.

Phase 1 versus Phase 2

Across 12.15 acres, Phase 1 takes the larger share, 7.27 acres, and the second phase the rest, 4.88 acres. A clubhouse measuring about 18,850 sq ft is common to the two. Their main points are:

• Phase 2 has 563 homes in towers J to P of 15 to 27 floors, with about 76% open, and must be completed by 1 June 2028
• Phase 1 has 976 homes in towers A to H of 22 to 29 floors, with about 62% of its land open, and must be completed by 27 February 2027

Three of Phase 2's towers have 27 floors and the other three have 15. In Phase 1, five towers have 29 floors, two have 25 and one has 22. For fewer neighbours around each lift core, choose among the 15-floor towers.

Common facilities are landscaped parks, a hall for the community, and sports areas inside and out, with a gym and pool on top of the clubhouse. Ask which exist today and which will arrive later.

Carpet Areas

Choose between 1 BHK, 2 BHK or 3 BHK apartments; Phase 2's homes outsize Phase 1's of equal type. Carpet figures on the registration:

• Phase 1 has 169 homes of 1 BHK at about 370 sq ft
• Phase 1 has 538 homes of 2 BHK from 592 up to 600 sq ft
• Phase 1 has 269 homes of 3 BHK at about 759 sq ft
• Phase 2 has 17 homes of 1 BHK at about 428 sq ft
• Phase 2 has 326 homes of 2 BHK from 679 up to 685 sq ft
• Phase 2 has 220 homes of 3 BHK from 845 up to 914 sq ft

Only the floor within the walls counts as carpet area. Sellers also quote a larger saleable area, which counts walls, balconies and some common space too. When comparing, use carpet area, and the rate per sq ft of carpet.

Money Matters

A flat that already holds its occupancy certificate carries no GST. When an under-construction booking is transferred, the developer gets a transfer fee, and GST applies to the remaining instalments, and stamp duty plus registration are charged in both situations.

Cess and surcharge lift Karnataka's 5% stamp duty (for values over Rs. 45 Lakhs) to 5.6%, and registration costs 2%. Valued at Rs. 1 Crore, a flat attracts Rs. 7.6 Lakhs in duty and registration. A planned loan can be converted to a monthly instalment in the EMI calculator.

Where It Is

Kodathi village (pincode 560087) is part of Bengaluru East Taluk, within Varthur Hobli. The project is in the Kodathi-Carmelaram stretch east of Sarjapur Road. Landmarks nearby are Carmelaram railway station and, at Kodathi, a large Wipro campus.

Sarjapur Road is the gateway to HSR Layout, Koramangala, Bellandur and, beyond, the Outer Ring Road. Routes through Gunjur and Varthur go on to Whitefield. Although a Sarjapur to Hebbal metro is planned on Sarjapur Road, only roads serve this address until it is built.

Office traffic is heavy on Sarjapur Road, and some of the lanes between it and Kodathi are narrow. Drive to work from here at your regular hour before deciding on a home.

Suitability

The project is aimed at buyers whose jobs are on Sarjapur Road, in Bellandur and along the Outer Ring Road, and who want a compact home within a large, known brand's community. The space-efficient plans, 1 BHK to 3 BHK, serve young families, first-home buyers and rental investors. Handover is close, so the wait is shorter than a new launch involves.

Big rooms, four bedrooms or low-rise living call for a different project. There are about 127 homes on every acre, so lifts, the clubhouse and gates are crowded when everyone leaves for work. See it at office time.

The Promoter

Godrej Properties, listed on the stock exchanges and part of the Godrej group, promotes both phases and sells more new homes in Bangalore than almost any other developer. A look at towers already finished in Phase 1 hints at the finish quality Phase 2 buyers may expect.

Things to Check

Because transfers and resales make up most sales, scrutiny of the seller's papers is as important as that of the builder's. Verify:

• The flat's phase and tower should fit the completion date and RERA number quoted
• Whether the tower has its occupancy certificate, or else the date expected, in writing
• Receipts for each instalment already paid, with the allotment letter and the agreement for sale
• A no-objection letter from the developer, and the transfer fee, when the sale deed awaits registration
• Carpet area, floor plan and car park number of that precise flat
• Whether a loan runs on the flat, and the lender's release letter
• How the owners' association takes over, the corpus fund and the maintenance charge

Visit both phases, because towers, outlooks and the walk to the clubhouse differ. Have a lawyer examine the title and the papers of the seller before an advance changes hands.