This page carries no testimonials, no star rating and no quotations from buyers. There is no credible body of resident reviews for The Roots Sadahalli, and there cannot be one: the project was registered with Karnataka RERA on 9 September 2025, it was 24 per cent complete at the promoter's quarterly progress report of 15 July 2026, and its filed completion date is 30 July 2030. Nobody lives here yet. Any page showing you a rating for this project has invented it.
What can be assessed is the evidence — the registry record, the construction filings, the developer's delivery history and the things about this address that a buyer should weigh against them. That is what follows, in both directions.
What the registry shows
| Check | Finding |
|---|---|
| Karnataka RERA registration | PRM/KA/RERA/1250/303/PR/090925/008075, approved 9 September 2025, registry status Approved |
| Extensions on record | None. No COVID extension, no Section 6 extension, no further extension |
| Complaints against the project | Zero |
| Complaints against the promoter | Zero, across all seven of SRK Infra Projects' Karnataka registrations |
| Litigation on the land, property or khata | Declared no, with a non-litigation affidavit filed as an annexure |
| Joint venture or landowner share | None. One promoter, sole landowner, 100 per cent share |
| Environmental clearance | Granted by the state environmental authority 21 April 2025, Category B2 |
| Plan sanction | BIAAPA commencement certificate BIAAPA/TP/CC-546/2024-25/2025-26, 18 July 2025 |
The zero-complaint figure is the strongest single item on this page, and it is worth being precise about what it covers. Karnataka RERA reports zero complaints at promoter level, not merely on this project — across all seven registrations SRK Infra Projects holds in the state. That is a promoter-wide clean sheet, and it is unusual.
It is also not the same as "litigation-free", and this page will not use that phrase. The honest form is: no complaints are on record with Karnataka RERA, and no reported consumer-forum or insolvency proceeding was found. Absence of a search result is not proof of absence — district consumer fora are poorly indexed.
Construction progress, as filed
The promoter files quarterly progress reports with Karnataka RERA. They are public, and they are the only progress figures on this site.
| Quarter | Filed | Project complete |
|---|---|---|
| Q3 FY2025-26 | 19 January 2026 | 20 per cent |
| Q4 FY2025-26 | 15 April 2026 | 23 per cent |
| Q1 FY2026-27 | 15 July 2026 | 24 per cent |
The detail underneath that headline matters more than the headline. At 15 July 2026 the basement was 35 per cent complete and staircases 3 per cent. Every other work head was at zero — internal infrastructure, external infrastructure, amenities, the clubhouse, the sewage treatment plant and landscaping. Block-level completion ran between 10 and 20 per cent, with Block 2, the largest at 13 homes, furthest along at 20 per cent.
Read plainly: the project is out of the ground and into basement structure across the site, and nothing else has started. That is a coherent position for a scheme with a 2030 date, and the quarter-on-quarter movement of three points then one point is a real, if modest, rate of progress. It is also four years of building still to come.
Two figures we deliberately do not publish. The quarterly reports declare how many homes the promoter says are booked. No booking or "sold" figure appears anywhere on this site, in either direction — not as scarcity and not as weakness. It is a self-declaration that changes every quarter and no framing of it survives a re-read. The same reports carry a "total advance collected" field that does not accumulate consistently between quarters, so whether it is per-quarter or cumulative is not established, and we publish no collected figure either.
The developer's delivery record
SRK Infra Projects Private Limited, marketing as SVAM Realty, holds seven Karnataka RERA project registrations. The full profile is on the builder page; the parts that bear on delivery are here.
What is good, and checkable. Three of the five earlier registrations — The Estates I, The Estates II and The Estates 2.0, all at Chikkaballapura — appear in Karnataka RERA's register of projects that have formally applied for project completion. The Estates I applied five months before its filed completion date; The Estates 2.0 applied eleven days after its filed date, which is effectively on time. The Earth, at Doddaballapura, was 98 per cent complete at its report of 14 April 2026 against a filed date of 31 May 2026. For plotted product, that is a genuinely good record and you can check it yourself on the state portal.
One apparent black mark is not one. The Estates II shows a filed completion date of 31 August 2018 that precedes its registration date of 22 November 2018, which makes its "two-year delay" an artefact of registering a nearly finished project. It is not a delay and should not be counted as one.
The two counterweights, stated as plainly.
First, there is a filing-compliance gap on The Estates 3.0. Its filed completion date of 5 June 2025 has passed with no completion application and no quarterly progress reports on record at all — while in this project's own July 2025 filing the promoter declared The Estates 3.0 as completed and uploaded a completion certificate whose filename was an unedited template default. That is a documented paperwork failure. It is not evidence of a stalled project and must not be read as one, but a buyer relying on the promoter's filing discipline should know it happened.
Second, and more consequential: The Roots is the group's first built-form residential project in Karnataka. All five earlier registrations are Plotted Development — the group sells land with infrastructure. This one is registered as Residential or Group Housing, sub-type Row Houses: 100 finished homes with private basements, lifts to every floor, a clubhouse and a sewage treatment plant, due in 2030. Selling serviced land and delivering built homes at scale are materially different businesses with different delivery risk. That is a sourced observation rather than a criticism, and the honest whole is that it sits alongside a promoter-level zero-complaint record and three plotted schemes that applied for completion on or before their dates.
What the project genuinely has
These are the strengths that survive a check against the filings rather than the brochure.
- A private basement under every home, with a lift serving every floor. The Karnataka RERA block table records one basement for each of the 15 blocks, four floors above it and a filed height of 12.0 m. The nearest directly comparable row-house scheme in the same hobli declares no basement at all in its own filing, at G+1 and 6.95 m. This is the clearest differentiator the project has, and it is the one nobody else in the corridor can claim.
- A car-free ground plane. Parking is in each home's own basement, two covered bays per home, 210 bays project-wide. The pathways between blocks carry no vehicles.
- Environmental conditions that are enforceable rather than promised. The signed clearance binds the developer to a 100 KLD SBR sewage treatment plant with zero discharge, 82 KLD of treated water reused on site, a 60 cu m rainwater sump with 21 recharge pits, 280 trees planted before construction starts, at least 25 per cent energy savings, solar generation from at least 50 per cent of roof area and EV charging at 25 per cent of parking. These are conditions of a government order, not marketing.
- A community obligation with names attached. The same clearance requires the promoter to provide furniture, smart classrooms, toilets, RO plants and rainwater harvesting to the government primary and high school in Sadahalli village, and equipment, beds and medicine to the government hospital there, plus recharge of community borewells nearby.
- Short arterial access. NH-44 is 1.74 km away by road and the airport toll gantry 2.09 km. For a site that reads as rural, that is unusually good.
- A clean corporate structure. One promoter, sole landowner, 100 per cent share, no joint venture and no landowner family to negotiate with at handover.
One claim in the marketing that the filings do not support. The project is presented as low density. It uses a proposed FAR of 1.93 against a permissible 2.0 — 96 per cent of what it is allowed — on 5.478 acres, at roughly 18 homes per acre. What it is actually building is 100 homes each with a private basement and two covered bays. That is the true and better claim, because it can be checked.
The risks and open questions a buyer should weigh
Timeline. The filed completion date is 30 July 2030 and the project is 24 per cent complete. The one true like-for-like comparable in the same hobli is filed for handover between December 2026 and December 2027 and is built by a developer with its own construction arm. You are paying a rate close to that comparable's for a home three to four years further out. That is the central trade in this purchase.
Not fully approved. In the promoter's own report of 15 July 2026, nine clearances are declared "To Be Applied": water supply and sewage board, KSPCB and MoEF, PWD for completion of development works, KPTCL and BESCOM, Horticulture, Fire and Safety, Labour and Education, Airport Authority of India, and BSNL or telecom. That is normal for a project at 24 per cent with a 2030 date, and for a 12 m building the airport height clearance is a formality — but it is outstanding, and no page should tell you this project is fully approved.
Water. Supply here is from borewells. There is no municipal piped connection and BWSSB does not serve Devanahalli taluk, whatever a boilerplate note may say. The Central Ground Water Board's 2024 report classifies Devanahalli taluk as "Over Exploited", with a stage of groundwater extraction of 169.13 per cent and net availability for future use of zero. Neighbouring Doddaballapura is at 153.45 per cent. This is precisely why the project's own recycling and recharge plan is worth something — but the underlying source is a stressed aquifer, and a buyer should treat it as the single most important physical risk at this address.
The neighbourhood while you wait. Twenty-nine active construction sites sit within 3.5 km, plus a metro depot at 2.1 km, plus this project's own basement excavation across 5.478 acres running to 2030. The clearance itself requires continuous dust and wind-breaking walls around the site during construction. The same fact reads as corridor momentum and as five to ten years of dust and lorry traffic; both readings are correct.
A quarry 1.14 km away. A Karnataka High Court direction of 2 September 2021 concerned illegal mining at Sadahalli bande, and the state decided on 16 June 2017 not to re-issue quarrying licences near the airport. Petitioners in the 2021 matter described quarrying 100 to 200 metres from the Jade Garden, Hollywood Town and Swiss Town layouts, which sit 1.30, 1.88 and 2.37 km from this parcel. The current operating status is not established. We report the history and the distance and assert neither that it is active nor that it is closed. Ask at the site and look for yourself.
Daily life. There is no operating shopping mall within 10 km, no multi-speciality hospital inside 10 km — Akash at Devanahalli is the nearest at 10.28 km — no operational metro station within 29 km, and exactly one school inside 8 km. The site has one road out.
Civic frame. This is a panchayat khata under BIAAPA, not BBMP and not an A-khata. That is normal for Devanahalli taluk and it is not a defect, but it is different from what a buyer used to Bengaluru city product expects, and it should be checked by your own lawyer.
Price confusion. Nine third-party pages publish prices for these homes spanning ₹3.88 crore to ₹7.18 crore. Only one matches the developer's own dated cost sheet. Work from the document, not from a listing.
Questions that remain genuinely unresolved
These are open, and saying so is more useful than guessing.
- What occupies the commercial building the environmental clearance covers as Block 1, which does not appear in the RERA registration at all.
- How the clearance's land area of 22,173.765 sq m reconciles with the RERA filing's 21,168 sq m.
- How the clearance's built-up figure reconciles with the RERA filing's — different definitions, and no reconciliation established.
- Why the environmental filing's project cost differs from the CA-certified RERA total.
- How the marketed saleable sizes of 3,100 and 3,300 sq ft map onto the filed carpet areas. No loading factor is published and we will not compute one.
- Whether the sub-registrar charges duty on the pre-GST or GST-inclusive base, and whether the sale registers as one deed or as a land deed plus a construction agreement.
- The guidance value at these survey numbers, and whether a 2026 revision has been notified.
- The current operating status of the Sadahalli quarry.
- No clubhouse area is published in the brochure, the cost sheet, the environmental clearance or the RERA record. If a clubhouse square footage is quoted to you, ask which document it came from.
How to check all of this yourself
Everything on this page is retrievable without our help, which is the point.
Search PRM/KA/RERA/1250/303/PR/090925/008075 on the Karnataka RERA portal for the registration certificate, the approved completion date, the block-by-block table, the complaint count and every quarterly progress report. Ask the developer for the environmental clearance of 21 April 2025 and its conditions schedule, which set the binding water and sewage design and record the commercial block, and for the sanctioned plan under BIAAPA/TP/CC-546/2024-25/2025-26. Then compare what you are told at the site office with what those three documents say.
If they agree, this is a project with a clean registry record, a real physical differentiator and a long wait. If they do not, you will have found that out before paying the booking amount.
Contact The Roots Sadahalli Sales Team
Nobody lives here yet, so any star rating you find for this project was invented. Read the quarterly progress reports and the complaint count on the state portal instead, then put the open questions to the sales team in writing.
Request the Cost SheetFrequently Asked Questions
Reviews - The Roots Sadahalli FAQs
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.
No, and no page should tell you it is. In the promoter's own quarterly progress report of 15 July 2026, nine further clearances are declared "To Be Applied": water supply and sewage board, KSPCB and MoEF, PWD for completion of development works, KPTCL and BESCOM, Horticulture, Fire and Safety, Labour and Education, the Airport Authority of India, and BSNL or telecom. That is normal for a project at 24 per cent complete with a 2030 completion date, and for a 12 m building the airport height clearance is a formality — but they are outstanding, and you should ask for them as they are granted.
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.
Not in Karnataka. The promoter holds seven Karnataka RERA registrations and the other six are all Plotted Development — land sold with infrastructure — at Chikkaballapura and Doddaballapura. The Roots is its first built-form residential project in the state. Delivering 100 finished homes with basements, lifts, a clubhouse and a sewage treatment plant is a materially different business from selling serviced plots, and it carries different delivery risk. Against that: Karnataka RERA records zero complaints against this promoter across all seven registrations, and three of its five earlier projects formally applied for project completion — one of them five months early and one eleven days late.
They are the closest comparable pair in the taluk — both registered with Karnataka RERA under the sub-type Row Houses, both in Kasaba hobli at PIN 562110, about 3.5 km apart.
| Field | The Roots Sadahalli | SOBHA Oakshire |
|---|---|---|
| Homes | 100 | 80 |
| Bedrooms as filed | 3 BHK, all 100 | 4 BHK, all 80 |
| Carpet per home | 2,448 to 3,729 sq ft | about 2,649 sq ft |
| Structure | Basement plus G+3, 12.0 m, lift to every floor | G+1, 6.95 m, no basement |
| FAR | 1.93 proposed against 2.0 permissible | 0.66 |
| Price | ₹13,000 per sq ft, ₹4.56 to ₹4.88 Cr all-in on the cost sheet of 07-01-2026 | "Starting from INR 5.3 Cr" as published on sobha.com |
| Filed completion | 30-07-2030 | 31-12-2026, 30-06-2027 and 31-12-2027 by phase |
Both readings are true and both belong in your decision. Sobha delivers a comparable-carpet row house three to four years earlier, with its own construction arm. The Roots offers what Oakshire's own filing shows it does not have — a private basement per home, a lift to every floor, five levels instead of two and a car-free ground plane — at a lower rate.
Because the developer publishes none, so every page is guessing. Nine third-party pages publish a figure for these same 100 homes, running from ₹3.88 crore to ₹7.18 crore — an 85 per cent spread on identical product — and only one of them matches the developer's own document. If a page quotes you a rate, ask which dated document it came from.