Manyata Earthsong Plots at Ilthore, Devanahalli: A Buyer's Guide (October 2026)

For a buyer who wants land near Bangalore's airport inside a gated layout, Earthsong by Manyata is one of the larger options in Devanahalli taluk. Manyata Developers began it at Ilthore village in 2018 and has opened it in stages, the newest being Manyata Earthsong Phase 5. Stages, plot sizes, registrations, costs and checks follow.

Who Buys Here

A villa plot means buying land now and building later, so it suits people ready to oversee construction. Long-term holders after gated land towards the airport also fit. The house itself is a second cost that follows the plot price.

Anyone needing a home quickly is better served by a finished villa or flat. Resold plots in older stages offer streets with houses already up.

Layout and Facilities

Earthsong has grown one stage at a time, each with a separate number from Karnataka RERA, and together the nine registrations take in about 123 acres around Ilthore. From Phase 2 onwards there are 1,179 plots in all. A 35,000 sq ft clubhouse offers swimming, a gym, indoor games, and the grounds add parks, sports courts, a play space for children and a jogging track.

Sizes on Offer

Phase 5 sizes, with irregular plots at corners and edges, break down as follows:

• 1,500 sq ft plots of 30 ft x 50 ft, about 9.14 m x 15.24 m: 83 in 5A and 68 in 5B
• 2,400 sq ft plots of 40 ft x 60 ft, about 12.19 m x 18.29 m: 38 in 5A and 44 in 5B
• 2,000 sq ft plots of 40 ft x 50 ft, about 12.19 m x 15.24 m: 7 in 5A and 16 in 5C
• Irregular shapes: 83 plots in 5A, 38 in 5B and 27 in 5C

Phase 4A has broader plots, 15.25 m (roughly 50 ft) across and 26 m or 25 m deep. Irregular plots differ in area, so the figure in the sale deed must agree with the approved plan. About 47% of Phase 5A is set aside for roads, green spaces and civic use, including 12 m internal roads and eight parks.

The Nine Registrations

Each stage has its own plot count, land area and completion date, listed oldest first:

• Phase 1, marketed as Earthsong by Manyata, with 19.37 acres (plot count on request): listed 18 May 2018, done by 31 January 2020
• Phase 2, with 13.72 acres and 195 plots: listed 9 January 2020, done by 30 September 2022
• Phase 3, with 30.16 acres and 328 plots: listed 25 April 2022, due 31 December 2025
• Phase 4A, with 10.42 acres and 78 plots: listed 22 February 2023, due 31 December 2026
• Phase 4B, with 7.69 acres and 96 plots: listed 2 March 2023, due 31 December 2026
• Phase 4C, with 4.00 acres and 50 plots: listed 15 May 2023, already finished
• Phase 5A, with 18.97 acres and 216 plots: listed 26 May 2025, due 31 December 2026
• Phase 5B, with 13.87 acres and 154 plots: listed 26 May 2025, due 31 December 2026
• Phase 5C, with 5.25 acres and 62 plots: listed 8 January 2025, due 31 December 2025

Phase 3 asked for completion in July 2023 and Phase 4B did so in January 2025, each ahead of schedule. The Phase 5C registrant is Square Plots Private Limited, and all other phases are under Manyata Developers Private Limited. Each layout plan was cleared by BIAAPA, the authority planning the zone around Bangalore International Airport.

The live phases have these registration numbers:

• 5A (26 May 2025): PRM/KA/RERA/1250/303/PR/260525/007779
• 5B (26 May 2025): PRM/KA/RERA/1250/303/PR/260525/007780
• 5C is PRM/KA/RERA/1250/303/PR/080125/007361
• 4A is PRM/KA/RERA/1250/303/PR/220223/005747
• 4B is PRM/KA/RERA/1251/309/PR/020323/005765

Phase 1 closes with PR/180518/001740, Phase 2 with PR/200109/003146, Phase 3 with PR/250422/004849 and Phase 4C with PR/150523/005932. Anyone can search them by name on the state's RERA site. A plot named in a sale agreement should also be found in the plot schedule of its stage.

Getting There

Its address is Ilthore Village of Kundana Hobli, within Devanahalli Taluk (Bengaluru Rural), PIN 562110. It is approached by IVC Road, the link between NH 44 and the airport's Devanahalli side, and Kempegowda International Airport is reached via IVC Road and Bellary Road.

Devanahalli town and NH 44 handle everyday errands, and Yelahanka and Hebbal hold the major hospitals and malls. Work on the airport metro (Blue Line) is in progress along NH 44. The Devanahalli neighbourhood page has more on local schools, roads and projects.

Budgeting for a Plot

The rate varies with phase, size, facing and how near the clubhouse and parks are, and corner or park-facing plots tend to cost more. We can share the latest price and which plots in Phase 5 remain unsold. Expect these additions:

• Stamp duty of 5% (5.6% once cess and surcharge are added) plus 2% registration, on a plot priced above Rs. 45 Lakhs
• Membership and maintenance deposits for the club, if levied
• Legal charges and moving the khata to the buyer's name
• Construction of the house, budgeted separately

Lenders fund approved plots and usually ask that construction start within a stated time. A rough monthly figure for a plot loan comes from our EMI calculator.

Behind the Project

Manyata Developers was incorporated in 2008 and works from an office on Richmond Road, Bangalore. Manyata Ekamara, Morefields by Manyata and Manyata Ekamoi are among its other registered projects. Earthsong, registered in phases between 2018 and 2025, is the largest layout it has built.

Before Paying a Token

Land titles need a lawyer's eye before money changes hands:

• Identify the plot's stage and verify that stage's registration online
• Locate the plot on the sanctioned plan and match its size with the agreement
• Request the layout sanction, the conversion order and the plot release order
• Obtain an encumbrance certificate for the plot and the parent survey numbers
• Read the building rules on floor limits, setbacks and design norms
• Walk the stage to inspect drains, street lighting, water pipes and road quality
• For resale, collect the khata, the seller's title deed and the association's no-dues letter

We can organise a visit and share the layout plan of the phase that suits the budget. Comparing other Devanahalli layouts first is also sensible.