Use the enquiry form on this page to reach us about The Roots at Sadahalli village, Devanahalli. Give a name and a phone number, say which size you are considering — the developer's cost sheet prices 3,100 sq ft and 3,300 sq ft — and whether you want a site visit or the documents first.
One thing to know before you drive out. The project was 24 per cent complete at the promoter's quarterly report of 15 July 2026, with the basement at 35 per cent and every work head above it at zero. A visit today shows you the site, the setting and basement structure. Ask what will actually be open before you go.
Ask for these by name
Vague enquiries get a brochure. Named documents get answers.
- The cost sheet current on the day you enquire. The one this site publishes is dated 7 January 2026, and its own notes say pricing is subject to change. Ask for the current sheet as a document, not read out on a call.
- The charges against a specific unit number. The backyard landscape charge is not proportional to floor area — ₹8,36,550 on the 3,100 sq ft sample against ₹12,22,650 on the 3,300 sq ft sample — so it has to be quoted against the actual home.
- The block and unit number with its filed carpet area. Carpet runs 2,448 to 3,729 sq ft across the 15 blocks and differs block by block. How marketed saleable area maps onto carpet is not published anywhere.
- The draft agreement for sale, before you pay the booking amount. The cost sheet requires the agreement within 30 days of booking and takes the balance to 10 per cent as a post-dated cheque at booking, so drafting otherwise happens after your money has moved.
- Whether this registers as one composite sale deed or a land deed plus a construction agreement. It changes the base stamp duty is charged on, and it is not established from the documents we have seen. Get it in writing.
- The sanctioned plan under BIAAPA commencement certificate
BIAAPA/TP/CC-546/2024-25/2025-26of 18 July 2025, and the environmental clearance of 21 April 2025, with its conditions schedule. - Title documents — the panchayat khata extract, an encumbrance certificate for survey numbers 107, 108/1 and 110/1, and the parent deeds.
- A written possession date. The only one on record is the 30 July 2030 completion filed with Karnataka RERA.
- Status of the nine clearances the promoter's own July 2026 filing lists as "To Be Applied", including Fire and Safety and the Airport Authority of India.
Verify these yourself
On the Karnataka RERA portal, search PRM/KA/RERA/1250/303/PR/090925/008075. The registration certificate, the filed completion date, the 15-block table, carpet area per block, the bedrooms declared for every unit, the complaint counts and every quarterly progress report are all public there. Almost everything on this website can be checked against it in a few minutes.
From the developer, ask for the environmental clearance of 21 April 2025 and read its conditions — the 100 KLD treatment plant, the 82 KLD of reuse, the 21 recharge pits, the 280 trees, and the commercial Block 1 that appears in it but not in the RERA registration.
On the Kaveri portal, check the guidance value for those survey numbers. Duty is charged on the consideration or the guidance value, whichever is higher.
At the Devanahalli sub-registrar, confirm whether duty is computed on the pre-GST or GST-inclusive figure, whether this parcel attracts the 3 per cent rural surcharge, and the current Article 5(e) rate for duty on the agreement to sell.
Budget for what the cost sheet excludes
Stamp duty and registration, about 7.65 per cent. That takes a 3,100 sq ft home from ₹4,56,40,408 to roughly ₹4.89 crore, and a 3,300 sq ft home from ₹4,88,24,073 to roughly ₹5.23 crore. Duty on the agreement to sell is a separate, earlier charge in no total on this site.
We are not the developer. This site publishes only what a signed filing, a dated developer document or our own road routing supports, and says so where a figure is not established. If a document contradicts something here, tell us and we will correct it.
Get in Touch
Enquire About The Roots Sadahalli
The form takes four fields, and only two are required: your name and your phone number. Email and message are optional.
- Name — required
- Phone — required, with the country code if you are enquiring from outside India
- Email — where a current cost sheet and the block-wise availability can be sent
- Message — the size you want, the block or orientation you prefer, or the document you need
The cost sheet quoted on this site is dated 7 January 2026 and is a sample, not a current price list. Ask for a dated one in writing. Nothing on this page is an offer to sell, and nothing here is legal, tax or investment advice.
Sadahalli Village, Kasaba Hobli,
Devanahalli Taluk, Bengaluru Rural – 562110
Frequently Asked Questions
Contact - The Roots Sadahalli FAQs
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.
The whole ticket sits in Karnataka's above-₹45-lakh slab, so stamp duty is 5 per cent, plus a cess of 10 per cent of the duty and a rural surcharge of 3 per cent of the duty — about 5.65 per cent in total. Registration is 2 per cent, doubled from 1 per cent on 31 August 2025 in the first revision since 2003. That is roughly 7.65 per cent on top, taking a 3,100 sq ft home to about ₹4.89 Cr and a 3,300 sq ft home to about ₹5.23 Cr. Any "6.6 per cent total" figure still circulating for this corridor predates the August 2025 change. Confirm the surcharge treatment and the base with the Devanahalli sub-registrar before you budget.
The developer's cost sheet prices two saleable sizes, 3,100 sq ft and 3,300 sq ft. Those are the only two sizes in the project with a published price attached. The developer's own website separately lists a built-up range of 3,100 to 3,800 sq ft, but the 3,800 upper bound appears nowhere in the cost sheet and no price exists for it.
Carpet area is a different and smaller basis. The Karnataka RERA filing records carpet area per home by block, running from 227.44 to 346.41 sq m — that is 2,448 to 3,729 sq ft — with a total of 24,518 sq m across all 100 homes. How the marketed 3,100 and 3,300 sq ft map onto the filed carpet figures is not established, and we publish no loading factor for this project because none is published anywhere. Ask for the carpet area of your specific unit in writing; RERA requires it in the agreement.
It is a panchayat khata, number 279/107-279/108-1-279/110-1, PID 150300200401202316, as recorded on the Karnataka RERA certificate. It is not an A-khata property. The parcel sits outside BBMP and the Greater Bengaluru corporations, in Devanahalli taluk, where the civic body is a gram panchayat. This is normal for the belt and it is not a defect, but it is different from what a buyer used to city product expects, and your lawyer should check it directly.
The planning authority is BIAAPA, the Bengaluru International Airport Area Planning Authority, which sanctioned the building plan under commencement certificate BIAAPA/TP/CC-546/2024-25/2025-26 dated 18 July 2025. Not BBMP, not BMRDA. The project also holds an environmental clearance from the state environmental authority dated 21 April 2025, Category B2 under Schedule 8(a). Ask to see both documents.
Not established, and we will not guess. The environmental clearance covers 100 residential units in 15 buildings plus one commercial building, Block 1, built to the same 2B plus ground plus three upper floors. The Karnataka RERA registration covers the 15 residential towers and 100 units only. So the commercial building is environmentally cleared but is not part of the registered real estate project. Separately, the brochure's masterplan legend carries an Experience Centre and an Experience Centre access as numbered plan elements. Whether Block 1 is any of those is not established, and no document connects them. Ask the developer directly what will occupy it and whether it is being sold.
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.
Yes. It is registered with Karnataka RERA under PRM/KA/RERA/1250/303/PR/090925/008075, approved on 9 September 2025, following acknowledgement of the application on 4 August 2025. The registry status is Approved and there are no extensions of any kind on record. The brochure's own boilerplate disclaimer still says the project is awaiting RERA approval — that is stale template text, and the registration certificate supersedes it. Two pages marketing this project online still advertise the registration as pending; they are simply out of date.