The Roots Sadahalli is 100 row villas in 15 residential blocks on 5.478 acres. There is one house type, not a menu of configurations. What varies between homes is the carpet area — which the promoter has filed block by block with Karnataka RERA — the size of the private backyard, and whether a home attracts the preferential location charge.
This page puts the marketed saleable areas and the filed carpet areas side by side, each labelled with its basis, because they are not the same measurement and no page should present one as the other.
The two sizes that carry a published price
The developer's own sample cost sheet, dated 7 January 2026, prices exactly two saleable sizes.
| Line | 3,100 sq ft home | 3,300 sq ft home |
|---|---|---|
| Basis of the area | Saleable area, as stated on the cost sheet | Saleable area, as stated on the cost sheet |
| Rate | ₹12,500 per sq ft basic plus ₹500 per sq ft preferential location charge, that is ₹13,000 per sq ft | Same, ₹13,000 per sq ft |
| Basic cost at that rate | ₹4,03,00,000 | ₹4,29,00,000 |
| Backyard landscape services | ₹8,36,550 | ₹12,22,650 |
| Total on the developer's own sheet, all-in before statutory charges | ₹4,56,40,408 | ₹4,88,24,073 |
Both totals include car parking at ₹10,00,000, GST at 5 per cent, a backup generator at ₹50 per sq ft, clubhouse charges of ₹5,90,000, twelve months' advance maintenance at ₹5 per sq ft per month, a one-time corpus at ₹100 per sq ft and ₹59,000 in legal charges. Neither includes stamp duty or registration. The full build-up, the eleven-stage construction-linked payment schedule and the statutory layer are set out on the price page.
This is a dated sample cost sheet, not a current price list. Its own notes state that pricing is subject to change without prior notice and that it supersedes previous lists. The developer publishes no price on its own website.
The third size, and why it has no price here
The developer's own website separately lists a built-up range of 3,100 to 3,800 sq ft. The 3,800 sq ft upper bound does not appear on the cost sheet and no price exists for it in any document we have seen. If a larger home is offered, ask for it in writing on a dated cost sheet before treating it as available.
Marketed saleable area against filed carpet area
These are two different measurements of the same houses, taken on two different bases, and both are published here with their labels.
| Basis | Figure | Where it comes from |
|---|---|---|
| Marketed saleable area, priced | 3,100 and 3,300 sq ft | The developer's sample cost sheet dated 7 January 2026 |
| Marketed built-up range, unpriced | 3,100 to 3,800 sq ft | The developer's own website. The upper bound is not on the cost sheet |
| Filed carpet area per home | 227.44 to 346.41 sq m, that is 2,448 to 3,729 sq ft | The per-block table in the promoter's Karnataka RERA filing |
| Total carpet area, all homes, all floors | 24,518 sq m | The Karnataka RERA filing |
🔴 How the marketed saleable area maps onto the filed carpet area is not established, and this page will not compute a loading factor. RERA carpet is a defined, smaller measurement than saleable area; the ratio between them is a matter for the agreement for sale, not for arithmetic on a microsite. Ask the developer, in writing, which block and which unit number a quoted saleable figure refers to, and read the carpet area stated in the draft agreement against the block table below.
Bedrooms
The Roots Sadahalli is marketed as a 4 BHK row villa. In the promoter's Karnataka RERA filing every one of the 100 homes is declared as a 3 BHK. The brochure explains the difference: the home has three bedrooms on the first and second floors, and a terrace-level multipurpose room of 13'0" × 21'2" that the developer says "can be used as a home studio, lounge, or a fourth bedroom". So the fourth room is a flexible terrace room, not a sanctioned fourth bedroom.
Stated plainly, so it is not misread: three bedrooms plus a terrace multipurpose room. The brochure's own body copy says "There are three spacious bedrooms, with generous walk-in wardrobes, private balconies, and a study overlooking the double-height living area", and separately that "The third floor features a private terrace with a multipurpose room. Open and versatile, it can be used as a home studio, lounge, or a fourth bedroom."
The terrace room is a real, usable 13'0" × 21'2" space with its own toilet and balcony. It is simply not a sanctioned fourth bedroom, and a buyer should know which one they are paying for.
The vertical stack
Every home in the scheme is built to the same section: one private basement, then ground plus three upper floors, to a filed building height of 12.0 metres, with a lift serving every floor. The ground level of the community is car-free, because parking is under each house rather than on the surface.
| Level | What is on it |
|---|---|
| Private basement | Parking, storage and the lift lobby, private to the individual home |
| Ground | Double-height living, dining, kitchen, utility, foyer, powder room, deck and the private backyard |
| First | Master bedroom with walk-in wardrobe, toilet, balcony, and a study overlooking the double-height living space below |
| Second | Bedroom 1 and Bedroom 2, walk-in wardrobe, two toilets, pooja area and a Juliet balcony |
| Terrace | The multipurpose room, open terrace, balcony, toilet, skylight and a water body |
Two filing notes worth carrying, because they are the kind of thing a buyer's advocate will ask about. The Karnataka RERA block table records one basement for every block, and the brochure describes one private basement per home; the environmental clearance's structural string for the same blocks reads 2B+GF+3UF. That difference between the two filings is unreconciled. We publish one private basement per home, which is what the RERA record and the developer's own floor plans both describe, and flag the discrepancy rather than smoothing it away.
Room dimensions, by level
Every dimension below is taken from the developer's own floor plans in the October 2025 brochure. The brochure's own disclaimer notes that all dimensions are approximate and that plans are subject to change.
Basement
| Room | Dimension |
|---|---|
| Lift lobby and storage | 8'3" × 12'8" |
| Parking | 16'4" × 21'2" |
Ground floor
| Room | Dimension |
|---|---|
| Living, double height | 13'4" × 14'7" |
| Dining | 13'8" × 12'0" |
| Kitchen | 10'2" × 9'1" |
| Utility | 6'8" × 6'2" |
| Foyer | 9'4" × 6'7" |
| Powder room | 6'8" × 4'2" |
| Deck | 3'11" × 10'1" |
First floor
| Room | Dimension |
|---|---|
| Master bedroom | 13'10" × 14'1" |
| Walk-in wardrobe | 6'8" × 6'9" |
| Study | 10'0" × 7'9" |
| Toilet | 10'1" × 6'9" |
| Balcony | 4'3" × 1'4" |
| Cut-out over the living below | 9'2" × 21'2" |
| Wide passage | 5'2" |
Second floor
| Room | Dimension |
|---|---|
| Bedroom 1 | 11'1" × 14'8" |
| Bedroom 2 | 15'10" × 14'2" |
| Walk-in wardrobe | 6'8" × 6'8" |
| Toilets | 10'1" × 6'8" and 11'1" × 6'2" |
| Pooja area | 9'10" × 3'6" |
| Juliet balcony | 1'6" × 1'4" |
| Wide passage | 7'2" |
Terrace level
| Room | Dimension |
|---|---|
| Multipurpose space | 13'0" × 21'2" |
| Terrace | 11'0" × 19'2" |
| Balcony | 4'3" × 11'6" |
| Toilet | 6'2" × 9'3" |
| Water body | 7'10" × 2'0" |
| Wide passage | 8'3" |
How the homes differ from one another, block by block
This is the table the developer does not print and the one a buyer should read hardest. Every figure is from the promoter's own Karnataka RERA filing, and the homes column sums exactly to 100.
| Block | Homes | Floors | Basements | Covered parking bays | Height | Carpet per home, sq m | Carpet per home, sq ft |
|---|---|---|---|---|---|---|---|
| Block 2 | 13 | 4 | 1 | 26 | 12.0 m | 227.44 | 2,448 |
| Block 3A | 5 | 4 | 1 | 10 | 12.0 m | 243.38 | 2,620 |
| Block 3B | 5 | 4 | 1 | 10 | 12.0 m | 252.62 | 2,719 |
| Block 3C | 5 | 4 | 1 | 10 | 12.0 m | 243.38 | 2,620 |
| Block 3D | 5 | 4 | 1 | 10 | 12.0 m | 252.62 | 2,719 |
| Block 3E | 5 | 4 | 1 | 10 | 12.0 m | 243.38 | 2,620 |
| Block 3F | 5 | 4 | 1 | 10 | 12.0 m | 253.13 | 2,725 |
| Block 4 | 5 | 4 | 1 | 10 | 12.0 m | 283.82 | 3,055 |
| Block 5A | 11 | 4 | 1 | 22 | 12.0 m | 266.35 | 2,867 |
| Block 5B | 1 | 4 | 1 | 2 | 12.0 m | 346.41 | 3,729 |
| Block 6 | 16 | 4 | 1 | 32 | 12.0 m | 246.66 | 2,655 |
| Block 7A | 6 | 4 | 1 | 12 | 12.0 m | 228.55 | 2,460 |
| Block 7B | 6 | 4 | 1 | 12 | 12.0 m | 227.75 | 2,451 |
| Block 7C | 6 | 4 | 1 | 12 | 12.0 m | 228.55 | 2,460 |
| Block 7D | 6 | 4 | 1 | 12 | 12.0 m | 228.01 | 2,454 |
| Total | 100 | 200 | 2,448 to 3,729 |
Three things follow from that table.
The spread between the smallest and largest home is real — 2,448 sq ft of carpet against 3,729, a difference of about 52 per cent. The four Block 7 houses and Block 2 sit at the compact end; Block 4 and Block 5A are noticeably larger; Block 5B is a single house of 346.41 sq m carpet, the largest in the scheme and the only one of its kind.
The block, not the brochure, decides what you are buying. Since the marketed saleable sizes are only two numbers and the filed carpet areas are fifteen, the first question to put to a sales team is which block and which unit number a quotation refers to.
There is no Block 1 in this table. Block 1 is a commercial building that appears in the environmental clearance — 2B+GF+3UF — and does not appear in the Karnataka RERA registration at all. It is environmentally cleared but is not part of the registered real-estate project. What will occupy it is not established, and this site will not guess.
What every home includes, whichever block it is in
- Its own private basement, with parking, storage and a lift lobby.
- Two covered parking bays. The Karnataka RERA block table records two per home, 200 across the fifteen blocks, and the project-level figure filed is 210 covered spaces. There is no open parking and no separate garage parking in the filing.
- A lift serving every floor, basement to terrace.
- A car-free ground level, as the developer describes it: resident parking is under the houses, so the ground plane between blocks carries landscape and pedestrian paths. It is not vehicle-free throughout - the environmental clearance records 3,851.65 sq m of internal roads and a separate 1,109 sq m of visitors' parking, and the masterplan legend names a resident entry, a resident exit and an entry and exit ramp.
- A private backyard garden, off the ground-floor deck. Backyard sizes differ house to house, which is why the backyard landscape charge on the cost sheet is not proportional to floor area — ₹8,36,550 on the 3,100 sq ft example against ₹12,22,650 on the 3,300 sq ft one.
- A private terrace with the multipurpose room, a balcony, a toilet, a skylight and a water body.
- A double-height living room on the ground floor, with the first-floor study open to it across a 9'2" × 21'2" cut-out.
Across all 100 homes the filing records 1,057 sq m of exclusive balcony and verandah area and 1,101 sq m of exclusive open terrace area — project-wide totals, not per-home figures.
Specification, as the developer states it
The following is the developer's own stated specification from its October 2025 brochure. It is attributed, not independently verified, and a buyer should check each line against the schedule annexed to the agreement for sale.
- Structure. A seismic-zone-compliant monolithic box-frame structure with all walls in RCC, stage-wise anti-termite treatment, 10 ft finished floor to finished floor, and a dual-skin façade the developer says keeps the homes naturally cool.
- Doors and windows. An 8 ft engineered-wood main door with veneer finish and premium hardware, with provision for an electrical door lock; UPVC double-glazed toughened-glass windows; 8 ft internal doors; water-resistant toilet shutters.
- Flooring. Imported marble to the foyer, living, dining, kitchen and floor lobbies; granite or equivalent to the staircase; wooden flooring to the master bedroom; vitrified tiles to the other bedrooms; matt vitrified to balcony and utility; Tandur or granite matt to the open terrace; VDF flooring to the basement and car parking.
- Bathrooms. Grohe or Kohler-equivalent CP and sanitary fittings, wall-mounted soft-close EWCs, dadoing to false ceiling with overhead exhaust, and toughened-glass shower partitions in all bathrooms.
- Plumbing. Hydro-pneumatic supply, dual piping with a treated-water system, and provisions for a washing machine, dishwasher, water purifier and gas cylinder, plus a water supply point in the balconies.
- Electrical. FRLS conduiting and wiring, Schneider or Legrand-equivalent switchgear, a 9 kW EB supply with 100 per cent DG backup at a 0.5 diversity factor, 15 A points for hob, hood and air-conditioners in all rooms, and a 15 A EV-charging socket provision in the private basement.
- Railings. Toughened glass with powder-coated MS channel.
What is not established, and what to ask
Three questions this page deliberately leaves open rather than answering with an estimate.
- How the marketed 3,100 to 3,800 sq ft maps onto the filed carpet areas of 2,448 to 3,729 sq ft. Ask for the carpet area of the specific unit, in writing, and check it against the block table above.
- What the 3,800 sq ft home costs. No dated document we have seen prices it.
- What occupies the environmental clearance's commercial Block 1. It is cleared, it is not in the RERA registration, and nothing on the record says what it will be.
The project is 24 per cent complete at the promoter's quarterly progress report of 15 July 2026, with basements at 35 per cent and staircases at 3 per cent, against a filed proposed completion date of 30 July 2030. Nothing above is finished today; a site visit will show a basement stage, and the sample home, if one exists, should be inspected on that basis.
Enquire About The Roots Sadahalli Floor Plans
Carpet area is fixed by block, from 2,448 sq ft in Block 2 to 3,729 sq ft in Block 5B, and only two saleable sizes carry a published price. Ask which block and unit number a quotation covers.
Request the Cost SheetFrequently Asked Questions
Floor Plans - The Roots Sadahalli FAQs
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.
The Roots Sadahalli is marketed as a 4 BHK row villa. In the promoter's Karnataka RERA filing every one of the 100 homes is declared as a 3 BHK. The brochure explains the difference: the home has three bedrooms on the first and second floors, and a terrace-level multipurpose room of 13'0" by 21'2" that the developer says "can be used as a home studio, lounge, or a fourth bedroom". So the fourth room is a flexible terrace room, not a sanctioned fourth bedroom. Every other page publishing a figure for this project says 4 BHK and none of them explains why.
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.
100 row villas across 15 residential blocks on 5.478 acres — roughly 18 homes per acre. The blocks are numbered 2, 3A to 3F, 4, 5A, 5B, 6 and 7A to 7D, holding 13, 5, 5, 5, 5, 5, 5, 5, 11, 1, 16, 6, 6, 6 and 6 homes respectively. The environmental clearance additionally covers one commercial building, Block 1, which does not appear in the RERA registration at all.
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.