One hundred households share the amenity programme at The Roots Sadahalli. That is the first thing worth saying about it, because the list below would read differently under a thousand doors. The developer groups its own programme into three parts — what is inside the clubhouse, what sits outdoors on the shared ground plane, and what belongs to each individual house — and this page follows that grouping rather than flattening everything into one long list.
Two things are then separated out, because they carry very different weight. The brochure list is the developer's own stated programme, attributed as such. The environmental clearance's conditions are enforceable terms of a signed government order, and they are the more useful sustainability section by some distance.
In the club
The clubhouse is the social core of the scheme, and the developer's own list for it runs as follows.
| Facility | What it is for |
|---|---|
| Indoor games lounge | The wet-weather and after-dark room — the one facility a hundred-home community actually uses daily |
| Badminton arena | An indoor court, which in this climate matters more than an outdoor one |
| Wellness-centric fitness studio | The gym |
| Tranquil yoga pavilion | A separate, quieter room from the studio |
| Rooftop celebration deck | The clubhouse's own terrace, for gatherings above the landscape |
| Secret and meditation grove | A planted, screened quiet zone rather than a built room |
| Chef's kitchen garden | A productive herb and vegetable plot |
| Therapeutic walking garden | A planted walking loop |
| Pause and reflection nodes | Seating and shade points placed along the walking routes |
| Secluded private gardens | Small enclosed garden rooms within the landscape |
🔴 No clubhouse area is published anywhere. No square footage appears in the brochure, the cost sheet, the environmental clearance or the Karnataka RERA record, so this page publishes none. Anyone quoting a clubhouse size for this project is supplying a number no document supports. Ask the developer for the sanctioned clubhouse plan and its area in writing.
What is documented is the charge. The cost sheet dated 7 January 2026 carries a one-time clubhouse charge of ₹5,90,000 — ₹5,00,000 plus 18 per cent GST — identical on both the 3,100 and 3,300 sq ft examples, so it is a flat charge rather than an area-linked one.
Outdoors, on the shared ground plane
The outdoor programme is the half that makes the car-free ground level worth having. Because every home parks in its own basement, the space between the blocks carries landscape and footpaths rather than resident driveways - though the clearance records 3,851.65 sq m of internal roads and 1,109 sq m of visitors' parking at grade.
| Facility | What it is for |
|---|---|
| Swimming pool | The main outdoor amenity |
| Open-air amphitheatre | Community events, screenings and festival gatherings |
| Cricket lawn | An open lawn that doubles as the largest flexible open space |
| Pickle-ball court, shared with a half basketball court | The one sport facility a small scheme can realistically justify — the masterplan legend records it as a combined court |
| Leisure basketball hoop | Casual play rather than a full court |
| Children's discovery play zone | The children's area |
| Nature-inspired sand pit | A younger children's play surface |
| Perimeter landscape trail | A walking loop around the boundary of the 5.478 acres |
| Immersive forest garden | Dense planting rather than lawn — the largest single landscape gesture on the plan |
| Designer pergola pavilion | Shaded outdoor seating |
| Sensory garden and meditation garden | Two further planted zones, named separately on the masterplan legend |
The masterplan legend also names the working parts of the scheme: main approach road, resident entry, resident exit, pedestrian entry and exit, entry and exit ramp, security block, walking path, stop nodes, private gardens and a kitchen garden.
How much of the site is actually landscape
These figures come from the environmental clearance and are the only land-use numbers with a government source behind them.
| Element | Area as filed |
|---|---|
| Green belt on mother earth | 7,153.05 sq m |
| Ground coverage | 8,653.46 sq m |
| Internal roads | 3,851.65 sq m |
| Civic amenities | 1,109 sq m |
| Visitors' parking | 1,109 sq m |
| Road widening | 297.6 sq m |
| Total site | 22,173.765 sq m, that is 5.478 acres |
The green belt as filed in the environmental clearance is about 32 per cent of the plot. That is our own arithmetic on the clearance's figures — 7,153.05 divided by 22,173.765 — and it is offered with that arithmetic shown. The developer publishes no open-space percentage of its own, and none should be attributed to it.
What belongs to each house
Half the amenity value here is not shared at all. It sits inside the individual home, and it is the part the filings support most directly.
- A private basement to every home, with parking, storage and its own lift lobby.
- Two covered parking bays per home — 200 across the fifteen blocks in the Karnataka RERA block table, with a project-level figure of 210 covered spaces filed. There is no open parking and no separate garage parking on the record.
- A lift serving every floor, basement to terrace.
- A car-free ground level. This is the direct consequence of the basement, and the developer makes the safety argument for it explicitly.
- A private backyard garden off the ground-floor deck.
- A private terrace carrying the multipurpose room, a balcony, a toilet, a skylight and a water body.
- A double-height living room, with the first-floor study open to it.
- A 15 A EV-charging socket provision in the private basement, and a 9 kW EB supply with 100 per cent DG backup at a 0.5 diversity factor.
The Infinity Pavilion, and what ORO is
The brochure describes an on-site space called the Infinity Pavilion, in its own words "inspired by the infinity symbol", "managed under ORO Hospitality" and intended "for gatherings, events, and celebrations". That is the on-site event facility, and it is described here in the developer's own terms.
ORO Hospitality is described by the developer as the premium hospitality wing of SVAM Realty, bringing round-the-clock service to the project — the brochure's own phrase for it is "Doorstep Service with ORO Resort". Treat ORO as a service brand extending to the site, not as a resort standing on it.
That distinction is not pedantry. The masterplan legend carries an entry reading "The ORO Resort", while the brochure's own distance table separately places ORO Resorts 28 km away. Both cannot describe an on-site facility, and which is meant is not established. This page therefore does not list an on-site resort.
The wider "ORO Experience" described in the brochure — luxurious guest rooms, a café, fine dining, co-working areas and event spaces — is a developer claim from a single source. It is attributed here, and it should not be read as a set of delivered facilities.
The masterplan legend separately names an Experience Centre and an Experience Centre access road. The environmental clearance separately covers one commercial building, Block 1, which does not appear in the Karnataka RERA registration at all. Whether Block 1 is the Experience Centre, the Infinity Pavilion, something else or nothing of the kind is not established. Each document is reported here as it stands; none of them is connected to the others.
The environmental conditions — the part that is enforceable
Everything in this section is a binding condition of the environmental clearance granted by the state environmental authority on 21 April 2025, Category B2 under Schedule 8(a). These are not marketing commitments. They are terms of a signed government order that the promoter has to meet.
| Condition | What the clearance requires |
|---|---|
| Sewage treatment | A 100 KLD sewage treatment plant using SBR technology with tertiary treatment, on a footprint of about 100 sq m, with zero discharge to any municipal drain |
| Water reuse | 82 KLD of treated water reused on site — 34 KLD for flushing and 48 KLD for landscape |
| Water demand | Operational requirement 101 KLD, being 67 KLD fresh and 34 KLD recycled, against 91 KLD of wastewater generated |
| Rainwater | A 60 cu m storage sump and 21 groundwater recharge pits, plus community recharge of borewells in the vicinity of the site |
| Trees | 280 trees to be planted before construction starts |
| Waste | An organic waste converter rated at 50 kg per day |
| Energy | Minimum 25 per cent energy savings; minimum 50 per cent of roof area given to solar generation; EV charging at 25 per cent of parking; smart water meters per unit |
| Power | Total requirement 1,080 kW, distributed by BESCOM, with DG backup of 2 × 500 kVA fitted with a catalytic converter and a dual-fuel option |
| Community obligation | Under Corporate Environment Responsibility: tables, chairs, smart classrooms, toilets, RO plants and rainwater harvesting for the government primary and high school in Sadahalli village, and equipment, beds and medicine for the government hospital in Sadahalli village |
Why this section matters more here than elsewhere
There is no municipal piped water supply at this address. The clearance records the source as borewells, and BWSSB has no service area in Devanahalli taluk. Sewerage is the same story — there is no municipal underground drainage here, so the project is self-contained on its own treatment plant, bound to the Manual on Sewerage and Sewage Treatment Systems, 2013.
That is the context in which the numbers above stop being a green-badge exercise. The Central Ground Water Board's Report on Dynamic Ground Water Resources of Karnataka 2024 classifies Devanahalli taluk as "Over Exploited", at a stage of groundwater extraction of 169.13 per cent, with net groundwater availability for future use of 0.0. A 100 KLD recycling plant, 82 KLD of reuse and 21 recharge pits are worth having precisely because the aquifer this project draws from is officially over-drawn.
Common utilities the developer additionally states in its specification: a water treatment plant for softening, hydro-pneumatic supply with dual piping, all landscape maintained on recycled water, CCTV surveillance of common areas, visitor and access management, vehicle-free pathways and energy-efficient common-area lighting.
Committed, indicative, and not yet built
Being clear about which is which is more useful to a buyer than the list itself.
| Status | What falls into it |
|---|---|
| Committed and enforceable | Everything in the environmental-conditions table above. These are conditions of a signed clearance and are auditable against it |
| Filed with the regulator | The private basement per block, two covered bays per home, four floors at 12.0 m, and the land-use areas. All are on the Karnataka RERA record or the clearance |
| The developer's own stated programme | The clubhouse and outdoor amenity lists, the Infinity Pavilion, the ORO service description and the specification schedule. Attributed to the brochure of October 2025, not independently verified |
| Indicative only | The brochure's plans, layouts, designs and images. Its own disclaimer states they are "for illustrative purposes only and are subject to change" and that dimensions are approximate |
| Not established | Any clubhouse area; what occupies the environmental clearance's commercial Block 1; whether the masterplan's "ORO Resort" entry describes an on-site facility |
None of it is built yet. At the promoter's quarterly progress report of 15 July 2026, the project stood at 24 per cent complete overall, with basements at 35 per cent and staircases at 3 per cent. Amenities, the clubhouse, internal and external infrastructure, the sewage treatment plant and landscaping were all recorded at 0 per cent. The filed proposed completion date is 30 July 2030.
That is not unusual for a project at this stage, and it is not a criticism. It does mean that a buyer visiting the site today will see excavation and structure, not a clubhouse, and that the amenity programme should be read as a contractual expectation to be checked against the agreement for sale rather than as something to inspect.
What the amenities cost to run
The cost sheet dated 7 January 2026 is explicit about the recurring side, which most collateral leaves vague.
| Charge | Basis |
|---|---|
| Clubhouse charges | ₹5,90,000 one time, being ₹5,00,000 plus 18 per cent GST |
| Advance maintenance | ₹5 per sq ft per month for twelve months, collected up front, with 18 per cent GST inside the figure |
| Sinking fund and corpus | ₹100 per sq ft, one time, with 18 per cent GST inside the figure |
| Backup generator | ₹50 per sq ft, with GST inside the figure |
On the 3,100 sq ft example those come to ₹5,90,000, ₹2,19,480, ₹3,65,800 and ₹1,62,750 respectively. Twelve months of advance maintenance is a year of running cost paid at handover, not a permanent rate — what maintenance costs in year two onwards is set by the association and is not published anywhere today.
Enquire About The Roots Sadahalli Amenities
The clubhouse charge of Rs 5,90,000 is on the cost sheet; the clubhouse area is on no document at all. Ask for the sanctioned clubhouse plan, its area, and what maintenance costs from year two onwards.
Request the Cost SheetFrequently Asked Questions
Amenities - The Roots Sadahalli FAQs
Not published anywhere. A clubhouse exists — it is on the masterplan legend and a clubhouse charge of ₹5,90,000 appears on the cost sheet — but no square footage for it appears in the brochure, the cost sheet, the environmental clearance or the Karnataka RERA record. We publish none. If a clubhouse size is quoted to you, ask which document it came from.
Borewells, and no. The environmental clearance records the operational water requirement as 101 KLD — 67 KLD fresh and 34 KLD recycled — and binds the developer to a 100 KLD SBR sewage treatment plant with zero discharge to any municipal drain, 82 KLD of treated-water reuse, a 60 cu m rainwater sump and 21 recharge pits. There is no municipal piped supply and no municipal underground drainage at this address; BWSSB has no service area in Devanahalli taluk, whatever a boilerplate note may say. The project is self-contained on its own treatment plant, bound by the clearance to the national Manual on Sewerage and Sewage Treatment Systems, 2013.
The Central Ground Water Board's 2024 report classifies Devanahalli taluk as "Over Exploited", with groundwater extraction at 169.13 per cent and net availability for future use of zero. That is exactly why the project's own recycling and recharge plan matters — and it is also the most important physical risk at this address.
The basement, yes, on the filings; the lift is the brochure's. The Karnataka RERA block table records one basement for every one of the 15 blocks, four floors above ground and a filed height of 12.0 m, and the brochure describes a private basement per home with a lift serving every floor. Parking sits in that basement — two covered bays per home, 210 bays project-wide — which is what makes the ground level car-free. The nearest directly comparable row-house scheme in the same hobli declares no basement at all in its own RERA filing, at G plus 1 and 6.95 m. This is the clearest thing that distinguishes the project, and it is checkable on the state portal.
30 July 2030 — the proposed completion date filed with Karnataka RERA. No other possession date is published, and none should be inferred from anything you are told verbally. At the promoter's quarterly report of 15 July 2026 the project was 24 per cent complete, with the basement at 35 per cent and staircases at 3 per cent; internal and external infrastructure, amenities, the clubhouse, the sewage treatment plant and landscaping were all at zero.
The developer's own sample cost sheet dated 7 January 2026 prices it at ₹12,500 per sq ft basic plus ₹500 per sq ft preferential location charge — ₹13,000 per sq ft. That builds to ₹4,56,40,408 all-in for a 3,100 sq ft home and ₹4,88,24,073 for 3,300 sq ft, including car parking at ₹10 lakh, backyard landscaping, 5 per cent GST, a backup generator at ₹50 per sq ft, clubhouse charges of ₹5.90 lakh, twelve months' advance maintenance, a corpus at ₹100 per sq ft and legal charges. Stamp duty and registration are not in those totals. This is a dated sample sheet, not a current price list — its own notes say pricing is subject to change — and the developer publishes no price at all on its own website.