Mana Capitol Chikkakannalli: What Resale Buyers Should Check in 2026
Resale is the only way into Mana Capitol today. The Mana Projects development at Chikkakannalli, on Sarjapur Main Road near Carmelaram, has sold out every home type. It blends flats with offices and retail, and two of the five residential towers are finished while three are nearly there.
Know the Numbers First
About 7 acres hold 691 apartments in five towers, each 17 or 18 floors tall over a pair of basements. The residential portion occupies 19,222 square metres, roughly 4.75 acres. The BDA sanctioned the plan, and the promoter is D Kishore Reddy, who founded Mana Projects.
Two registrations were granted by Karnataka RERA, both in January 2020.
- The first two towers carry PRM/KA/RERA/1251/446/PR/200109/003144 (9 January)
- The last three carry PRM/KA/RERA/1251/446/PR/200113/003154 (13 January)
- Land record: survey 31/1 in Chikkakannalli, under Varthur hobli of Bangalore East taluk, pincode 560035
- Classification: mixed development with residential and commercial parts
How Far Along Is Construction
In the 20 February 2026 filing, the first pair of towers is at 100%. Their registration was valid to 30 September 2026 following a Covid extension. By the 15 July 2026 filing the remaining three are at 99%, with 30 March 2027 as their registered finish.
These three work from a modified plan approved on 3 May 2024, which draws on transferable development rights. The occupancy certificate must be checked for the specific floor under consideration. A complaint over construction defects, lodged in August 2025, is recorded on the RERA portal against the first two towers.
What Can Be Bought
Flats come with one, two or three bedrooms, with some duplexes high up in the towers. Carpet area, taken from the RERA record, is far smaller than the advertised built-up figure.
- One bedroom: 699 square feet built up; carpet is near 432
- Two bedrooms: 1,061-1,135 square feet built up; carpet is 640-720 or so
- Three bedrooms: 1,447-1,558 square feet built up; carpet is 915-1,115 or so
- Duplex: carpet of 1,945-1,985 square feet or so, with the built-up size given on request
Use carpet area when comparing flats, because it is the usable floor within the walls. Balconies are listed on their own. Insist that the sale agreement states the carpet area and that it agrees with the registered number for the unit.
The Neighbourhood
Carmelaram is in the Sarjapura Road corridor, with RGA Tech Park alongside the campus. Wipro has a campus a few minutes away on Sarjapur Road, Carmelaram station is nearby, and Outer Ring Road employers such as those in Bellandur and Kadubeesanahalli are further along.
At office hours Sarjapur Road is congested, and the commute will reflect it. Namma Metro has proposed a Red Line under Phase 3A running Sarjapur to Hebbal along the road, yet nothing is built. Do not price in a metro that does not exist.
Inside the Campus
RERA lists a clubhouse, pool, gym, parks and indoor and outdoor sports areas. Stores and offices are on site, so daily needs are a short walk away. With 691 households in the mix, a visit at peak hour will show whether the lifts, pool and gym cope.
Budgeting for a Resale
Each owner sets a price, influenced by tower, floor, facing and interior work. The best reference is what a similar flat in that tower recently fetched at registration.
Plan for these additional items:
- 5.6% stamp duty (cess and surcharge included) for homes costing over Rs. 45 Lakhs, plus 2% for registration
- A transfer fee, if the builder or the residents' body charges one
- Maintenance arrears, the corpus contribution and property tax still due
- Legal and loan processing charges
A completed home sold after its occupancy certificate does not attract GST. Before making an offer, work out the monthly outgo on the EMI calculator.
Who Should Look, and Who Should Not
Singles who work in the neighbouring tech parks can take the 1 BHK, and families after a ready home on this road can choose the 2 or 3 BHK. Landlords look at the tenant pool created by the offices of Carmelaram and the Outer Ring Road.
Buyers who prefer a compact, calm community or instalments spread across construction should look elsewhere. Resale demands most of the funds at registration, and the flat comes in whatever state its owner left it.
About Mana Projects
D. Kishore Reddy set up Mana Projects in 2000 and serves as chairman and managing director. Its registered work is concentrated on Sarjapur Road and covers Mana Tropicale, Uber Verdant, Mana Dale as well as Mana Jardin Neo. Seeing one of the older Mana communities after a few years of occupancy shows how maintenance holds up.
Due Diligence Steps
A flat in a newly completed project needs thorough paperwork. Work through this list:
- Request the occupancy certificate and see that the tower and floor are included
- Confirm the flat number, parking slot and carpet area against the RERA entry
- Study the seller's title documents, khata and tax receipts
- Obtain an encumbrance certificate showing that any old loan has been cleared
- Ask the residents' association for a clearance letter showing no dues, and for the monthly maintenance charge
- Walk through the flat looking for seepage, cracks and poor finish, and check water supply
- Look up what has happened to the RERA complaint
Apply the same list to any completed flat along this corridor. Let a property lawyer review the shortlisted flat's documents before you hand over a token.
