Guru Punvaanii Etasha Plots Near Sondekoppa: A Buyer's Guide for October 2026
Guru Punvaanii Properties developed Etasha, a fenced plotted community in the Sondekoppa belt off Tumkur Road, known in full as Guru Punvaanii Etasha. Buyers choose among 191 plots on 13.5 acres, and an island-style clubhouse comes with them. Registration under Karnataka RERA was granted in the spring of 2024; the numbers and paperwork that matter are set out here.
Registration and Approvals First
The promoter's RERA number is PRM/KA/RERA/1251/309/PR/220424/006817, issued 22 April 2024. The planning authority sanctioned the layout plan on the 8th of December 2023, and a residential conversion order covers the land. Compare these records with the state RERA portal yourself.
Construction began 1 April 2024, with handover promised for the final day of 2026. The service timeline filed with RERA runs as below:
- Roads and footpaths due June 2025
- Sewage and water lines due September 2025
- Electric supply with a transformer due December 2025
- Storm water drains due March 2026
- Lighting and landscape due September 2026
- Treatment plant for sewage due November 2026
That puts the layout in its closing months as of October 2026. Insist on the plot's release order and the completion certificate before signing the registration papers. Water is planned from the gram panchayat and borewells, so enquire how supply will cope once houses go up.
Where the Plots Are
The address is Bairegowdanahalli, a village of Dasanapura Hobli in the Bengaluru North Taluk, with pincode 562162. Marketing uses Sondekoppa, a nearby village people recognise, on the connector between Tumkur Road and Magadi Road. Towards the north is Nelamangala, the closest town.
Transport options nearby:
- The Tumkur Road highway (NH 48), reaching Tumkur, Dabaspet and Nelamangala
- NICE Road, which ties Tumkur Road to Hosur Road and Mysore Road
- Madavara, the last stop on the Green Line of Namma Metro
- Nelamangala railway station, for services to Hassan
For education, healthcare and groceries, people go to Nelamangala or the Tumkur Road corridor. Kempegowda International Airport is east, beyond the rest of North Bangalore. Make a trial trip to your office at peak time before deciding.
Layout Details
About 14 plots fit into each acre, giving 191 in all. Distribution by size:
- The commonest type, 30 x 50 ft, has 85 plots of 1,500 sq ft
- Next come 37 plots at 30 x 40 ft, which equals 1,200 sq ft
- The big 40 x 60 ft kind accounts for 16 plots, each 2,400 sq ft
- Eight plots are 30 x 55 ft, or 1,650 sq ft
- 45 have odd shapes and differing areas
Parks cover around 1.35 acres in five pieces, and the plan reserves two civic amenity sites. Residents also get a basketball court, sand volleyball court, amphitheatre, gym and swimming pool. Infrastructure covers concrete roads, buried electric lines, water connections, a rooftop tank, sewage treatment, LED lamps and rainwater harvesting.
Budget and Extra Charges
Rs. 59.4 Lakhs is the opening price for 1,200 sq ft, which works out near Rs. 4,950 per sq ft. The 1,500 sq ft size costs Rs. 74.3 Lakhs upwards, and the largest size costs Rs. 1.19 Crore upwards.
Land attracts no GST. Where the value exceeds Rs. 45 Lakhs, stamp duty is 5% (5.6% inclusive of cess and surcharge) and registration costs 2%, so the smallest plot would incur close to Rs. 4.51 Lakhs. A corner premium, clubhouse fee, maintenance deposit and legal charges are separate, so seek one written total.
Plot loans generally cover less of the price than home loans and run for a shorter period. The EMI calculator will estimate the monthly outgo quickly. Maintenance begins at handover, built on or not.
Is This Layout for You?
If land appeals more than a flat, and a house can wait, Etasha fits. Employees in Nelamangala, Dabaspet, Peenya and the Tumkur Road industrial area will find it close. A plot alone costs roughly between Rs. 60 Lakhs and Rs. 1.2 Crore.
A house adds a second cost afterwards. People wanting to move in quickly, or commuting daily to eastern or southern offices, may find the journey draining. Clubhouses and pools are seldom offered with plots, and that sets this one apart.
Developer Background
Seshadripuram is the head office location of Guru Punvaanii Properties, which has mostly built plotted layouts around Anekal, Attibele and Bidadi, apart from schemes in Kolar and Mysuru. Inspect one of its older handed-over layouts to see how it holds up over time.
Verify Before You Pay
Land deals turn on documents. Cover these points:
- Compare the promoter, RERA number, count of plots and completion date with the portal
- Pin down your plot on the numbered, approved layout, with size and abutting road
- Go to the plot and check that tarred roads, drains, water and power arrive there
- Collect the conversion order and layout approval, plus the release order for the plot
- Pass the title papers and any encumbrance certificate to a lawyer, with the survey numbers
- Learn the khata category and issuing body
- Get the dates for clubhouse handover and the fee schedule for maintenance written down
Contact us to learn which plots are free today. We can also share the newest price sheet.
