Sattva City vs Sattva KIADB: what you can actually buy in 2026
Two Sattva Group addresses sit about ten kilometres apart on the same airport corridor, and a buyer comparing them is really comparing two calendars. One is a 50-acre Doddajala township with a Karnataka registration granted in February 2026, a published configuration table running to penthouses, and possession from December 2029. The other, Sattva KIADB at Bandikodigehalli, is a roughly 25-acre, 1,961-home pre-launch with no registration number, no cost sheet and a 2030 handover. Same developer, same corridor thesis, very different things to sign in 2026.
At a glance: Sattva City vs Sattva KIADB
| Factor | Sattva City | Sattva KIADB |
|---|---|---|
| What you can do in 2026 | Pick a tower, floor and facing and transact | Register a written expression of interest and wait |
| RERA | PRM/KA/RERA/1251/472/PR/270226/008494, granted 27 February 2026, BDA approved | Registration awaited; no number verifiable as of July 2026 |
| Land and open space | About 50 acres, 84 percent open, close to 42 acres | About 25 acres, conventional master-planned layout |
| Homes and towers | About 3,460 homes across 13 towers of 16 to 21 floors | About 1,961 homes across about 31 towers at G+15 |
| Homes per tower | About 266 | About 63 |
| Price floor | ₹1.82 Cr all-inclusive for a 1,306 - 1,352 sq ft 2 BHK | About ₹1.3 Cr reported, basic, for a 1,150 sq ft 2 BHK |
| Price ceiling | Penthouses of 6,266 - 7,174 sq ft at ₹9.3 - ₹9.6 Cr | 3 BHK Luxe at about 1,850 - 2,050 sq ft |
| Rate basis | About ₹12,000 per sq ft basic; roughly ₹13,700 all-in on the entry plate | Indicative ₹10,500 - ₹11,500 per sq ft basic, corridor-derived |
| Possession | From December 2029 | 2030 onwards, phased |
| Distance to Doddajala metro | About 500 m to 1 km | About 8 km |
| Airport | About 10 minutes | 8 to 12 km, 15 to 20 minutes |
| Amenities | More than 250 across four clubhouses | One grand clubhouse plus a sports and landscape belt |
What is actually transactable this quarter
Start with availability, because it settles more of this comparison than any feature list. The Doddajala township is a live new launch: a Karnataka registration granted on 27 February 2026, BDA approval, a published configuration and price table, and inventory released parcel by parcel. You can walk in, pick a tower, floor and facing, read the sanctioned drawings, and sign against a dated completion covenant with escrow discipline behind it.
Sattva KIADB offers none of that yet. It is pre-launch at Bandikodigehalli in the Bagalur belt, with no verifiable K-RERA number as of late July 2026, no official cost sheet, and no sanctioned plan in the public domain. Aggregators report an application in process. A launch reported for 25 March 2026 came and went without producing either a registration or a price sheet, which is why a slipped launch in the second half of 2026 is the honest working assumption rather than a pessimistic one.
The practical difference is stark. At one address you make a purchase decision. At the other you join a queue, and the only legitimate instrument is a written, refundable expression of interest, because an unregistered project in Karnataka cannot be advertised or sold. Aggregators also list the Bagalur project as Sattva BK Halli after the revenue village; that is an area working title rather than an official marketing name, and it should never appear on paperwork.
The fifteen-minute-city premise against a commute-first plan
These two projects are selling opposite things, and the mistake is to score them on one scale. The township premise is to reduce the number of daily dependencies outside the gate. On about 50 acres, 84 percent of the land is held open, close to 42 acres of Miyawaki forest, urban boardwalk, lake with viewing decks, waterfront amphitheatre and podium gardens, wrapped around four clubhouses, more than 250 amenities, a retail spine, medical centre, pharmacy, creche and concierge. What you are buying is the inside of the project, and the value shows up on weekends and weeknights rather than on the commute.
The Bagalur premise is the inverse. About 1,961 homes across roughly 31 towers at G+15 on about 25 acres, one grand clubhouse and a sports belt, sitting opposite Prestige Finsbury Park in an established residential cluster roughly four kilometres from the Aerospace Park gates. What you are buying is the outside: an estate of about 3,000 acres containing Boeing's engineering centre, Collins Aerospace's 26-acre campus, Safran-HAL, Dynamatics, Ideaforge and Zetwerk's new electronics plant, with Foxconn's 300-acre Devanahalli facility reinforcing the same payroll base.
So the question is behavioural rather than architectural. If your week is spent inside your community, with children, weekend sport and a work-from-home routine, township depth compounds daily. If your week is spent walking into a factory gate or an engineering campus, four kilometres of proximity does more for your quality of life than a fourth clubhouse ever will. Households with one earner in each pattern should expect a genuine argument at the dinner table, and should resolve it on hours per week rather than on brochure adjectives.
Two rate cards that are not measured the same way
The Doddajala table is specific: a 2 BHK at 1,306 to 1,352 sq ft from ₹1.82 crore, a 2.5 BHK at 1,644 to 1,699 sq ft from ₹2.16 crore, a 3 BHK at 1,925 to 2,003 sq ft from ₹2.48 crore, a 3.5 BHK at 2,244 to 2,412 sq ft from ₹3.04 crore, a 4 BHK with staff room at 2,711 to 2,975 sq ft between ₹3.5 and ₹4.06 crore, and penthouses at 6,266 to 7,174 sq ft between ₹9.3 and ₹9.6 crore. Those numbers are presented on all-inclusive logic covering basic price, car parking, clubhouse charges, GST on applicable components, maintenance and infrastructure charges. Preferential location charges, stamp duty, franking and registration sit outside them. The basic rate quoted in early launch notes is around ₹12,000 per square foot.
The Bagalur figure is not a table at all. It is a signal: roughly ₹11,000 per square foot expected, an indicative and corridor-derived band of ₹10,500 to ₹11,500 per square foot on basic price, and a reported entry near ₹1.3 crore on a 1,150 sq ft plate. That estimate has already moved once, having sat closer to ₹8,500 to ₹10,500 earlier, and the corridor context around it runs from value townships at ₹7,500 to ₹8,500 up to Prestige Finsbury Park across the road at ₹10,200 to ₹11,000.
Do not subtract one headline from the other. Strip both to basic and the two land under ten percent apart, at roughly ₹12,000 against roughly ₹11,000 per square foot. The apparent ₹52 lakh gap is mostly plate size, 1,326 sq ft against 1,150, plus everything the township number already bundles. Then add Karnataka stamp duty and registration of roughly seven to eight percent to whichever you choose, and treat the Bagalur pricing page as an estimate until a cost sheet replaces it.
The metro clock: 500 metres against about eight kilometres
Transit distance is the cleanest measurable advantage in this comparison. The Doddajala station sits roughly 500 metres to a kilometre from the township gate and about eight kilometres from the Bagalur parcel. That is the difference between a walk-up station and a park-and-ride, and the two do not price the same way. A walk-up station changes whether a household buys a second car, widens the tenant pool to people who do not drive, and historically shows up in rent within a year of commissioning.
Be exact about the timetable, because a great deal of corridor marketing is out of date. No phase of the Blue Line is open as of mid-2026. Phase 2A between Silk Board and KR Puram targets late 2026. Doddajala, the station nearest both projects, targets roughly June 2027. Full airport connectivity is targeted for December 2027. Any claim that the airport metro is running in 2026 should be discounted, and any pricing argument built on it should be discounted with it.
Road access differs in character rather than quality. The township sits about 500 metres off Airport Road on the NH-44 spine, just before the Sadahalli toll zone, roughly ten minutes from the airport, twenty to twenty-five from Manyata and twenty-five to thirty from Hebbal. Frontage cuts both ways: proximity to a national highway brings noise, dust and toll-plaza queueing during peak departure windows. Bagalur sits about four kilometres back from NH-44, eight to twelve kilometres from the airport and sixteen to seventeen from Manyata, which is quieter and slightly slower. The Satellite Town Ring Road opens in phases and the Bengaluru-Vijayawada Expressway commissions around 2028, benefiting both.
Where each project runs out of homes
Configuration ceilings and floors decide more shortlists than amenity counts do. The township's floor is a 1,306 sq ft two-bedroom at ₹1.82 crore. There is nothing smaller, no one-bedroom and no compact two-bedroom, which makes it a poor fit for a first-time buyer working to a ₹1 crore ceiling. Its ceiling, by contrast, is unusually high for the corridor: 3.5 BHK plates, a 4 BHK with staff room, and penthouses above 7,000 sq ft. Upgraders and large households are genuinely served.
The Bagalur project is narrower at both ends. Three plates are planned: a 2 BHK Luxe at about 1,150 to 1,300 sq ft, a 3 BHK Premium at about 1,550 to 1,700, and a 3 BHK Luxe at about 1,850 to 2,050. Third-party listings reference a wider 1,010 to 2,400 sq ft spread and a possible four-bedroom format, which remains unverified until a cost sheet appears, so treat the three-plate mix as the planning assumption. You can check what is currently published on the Bagalur floor-plan page.
For an investor the floor matters more than the ceiling. A ₹1.82 crore entry is a heavy rental asset to carry, and the Doddajala corridor's yields do not scale with ticket size. The Bagalur belt reports gross yields of four to five percent with rents up roughly 18 percent year on year, which is among Bengaluru's strongest, and its reported ₹1.3 crore entry is a lighter carry. The catch is that it pays nothing at all until 2030, while a December 2029 handover starts producing rent a year earlier. Model the gap in rupees rather than in percentages before deciding which is the better yield play.
A risk register for both sides
Township-scale risks are real and worth naming. About 3,460 homes have to be absorbed over a build that hands over from December 2029, which is a long window in which corridor supply keeps arriving. Maintaining 42 acres of landscape, a lake and forest parcels is a recurring monthly obligation, so ask for the maintenance charge per square foot per month in writing before you fall for the render. Four clubhouses delivered parcel by parcel means early residents may live beside a hoarding for a while, so ask which amenities land in your phase. And on documentation, Karnataka registrations come in project and agent classes; the one that protects a homebuyer is the project registration, PRM/KA/RERA/1251/472/PR/270226/008494, which you should verify yourself on the portal rather than accepting any other number quoted in a listing.
The Bagalur risks are fewer in number and heavier in weight. There is no registration, no cost sheet and no sanctioned plan you can read, so tower counts, unit counts, plate sizes and the price band can all move. The launch has already slipped once. The handover clock has not started. And the corridor's naming confusion is severe enough to be a due-diligence item in itself, with three separate Sattva addresses within a short drive and an unofficial area working title in wide circulation.
One risk is shared and should not be netted off. Both depend on the same corridor thesis: airport growth, Aerospace Park hiring, Foxconn's ₹21,911-crore Devanahalli investment, and metro and ring-road delivery through 2027 and 2028. Buying both is concentration, not diversification.
How to sequence the two if you genuinely like both
You do not have to choose in the abstract, because the two are not competing in the same quarter. One can be transacted now against a verifiable registration. The other may not publish a price until the second half of 2026 at the earliest. The efficient play is to buy the registered one if it fits your configuration and budget, and to hold a written, refundable expression of interest on the Bagalur parcel so that you receive its cost sheet the day it exists.
When that sheet arrives, compare it correctly. Put basic rate against basic rate, not an all-inclusive headline against a basic-price signal, and re-add parking, clubhouse corpus, GST, maintenance and infrastructure charges to the Bagalur number before you conclude anything about value. Read its location and connectivity detail against your own commute pattern rather than against a distance table, and check the registration number the day it is issued.
The questions to put to both sales desks in writing are the same, and the answers are usually more revealing than the brochures. Maintenance charge per square foot per month. Parking allocation and the policy on a second bay. Preferential location charge bands by floor and facing. Carpet-to-saleable ratio for the exact plate you want. Which amenities are delivered in your phase rather than in the final one. And for the pre-launch, the expected month of registration and the written refund terms on any amount you place before it. Answers in writing are the difference between a comparison and a hope.
Comparing Sattva City and Sattva KIADB? Talk to us.
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Talk to a Sales ConsultantSattva City vs Sattva KIADB - Frequently Asked Questions
Can I book Sattva KIADB the way I can book Sattva City today?
No. Sattva City is a new launch with Karnataka registration PRM/KA/RERA/1251/472/PR/270226/008494 granted on 27 February 2026, BDA approval and a published price table, so tower-wise inventory is bookable. Sattva KIADB is pre-launch with no registration and no cost sheet, so the only legitimate instrument is a written, refundable expression of interest.
How far apart are Sattva City and Sattva KIADB?
About ten kilometres along the same North Bengaluru airport corridor. Sattva City sits at Meenakunte Hosur, Doddajala, roughly 500 metres off Airport Road. Sattva KIADB sits at Bandikodigehalli in the Bagalur belt, about four kilometres from the KIADB Aerospace Park gates. Both are viewable in a single morning, and that is the best way to compare them.
Is Sattva City more expensive than Sattva KIADB?
On headline tickets yes, but the two are measured differently. Sattva City's ₹1.82 crore entry is all-inclusive on a 1,326 sq ft plate, against a basic rate near ₹12,000 per square foot. Sattva KIADB's reported ₹1.3 crore is a basic-price estimate on a smaller 1,150 sq ft plate. Compared basic to basic, the gap falls under ten percent.
Which project is less dense, Sattva City or Sattva KIADB?
It depends on the measure. Sattva City is looser per acre, roughly 69 homes an acre against about 78, helped by 84 percent open space. But it stacks about 266 households behind each of its 13 towers, against roughly 63 per tower across Sattva KIADB's 31 G+15 towers. For lift traffic and lobby crowding, the Bagalur plan is calmer.
Does the Sattva City RERA number cover Sattva KIADB as well?
It does not. PRM/KA/RERA/1251/472/PR/270226/008494 is registered for the Doddajala parcel only. Sattva KIADB has no Karnataka registration as of July 2026 and its own number is awaited. A shared developer never means a shared registration, and any listing that attaches this number to the Bagalur project is misrepresenting it.
Should an investor prefer Sattva City or Sattva KIADB?
Sattva City starts earning a year sooner, from a December 2029 handover, and carries a verifiable registration today. Sattva KIADB sits in a belt reporting four to five percent gross yields with rents up about 18 percent year on year, on a lighter reported entry ticket, but pays nothing until 2030 and has no registration yet. Weigh certainty against yield.