Modern Spaaces Sarjapur Road

Everything else on this page is measured against that certificate. Where a figure comes from the project material circulated to us rather than from a filing, the sentence carrying it says so. Where a figure is our own arithmetic, the working is shown. And where the honest answer is that something is not known, the page says that instead of reaching for a plausible number. Urban Oasis by Modern Spaaces keeps the wider Bengaluru context in view, especially when buyers are weighing format, commute patience, and how much certainty they need before shortlisting.

On the name. Modern Spaaces Sarjapur Road is the working title used on this site; Modern Spaaces has not announced a marketing name for the development. The title names the corridor, not the frontage; the parcel sits about a kilometre off the Sarjapur Road (SH-35) alignment, in Chikkadunnasandra village, Anekal Taluk. The environmental filings identify the scheme by promoter, survey numbers and village, not by a brand. The developer's own website carries eight schemes under an "Upcoming" heading as teaser cards with no specifications, no acreage and no survey numbers, and the individual project pages return a server error — they are unpublished, and none of the eight can be tied to Survey Numbers 18 and 19. So nobody can honestly tell you today what this project will be called. If you meet a marketing name attached to a 45-storey Modern Spaaces scheme at Chikkadunnasandra, treat it as unverified until the developer publishes it or a registration certificate carries it.

On registration. Modern Spaaces Sarjapur Road holds no Karnataka Real Estate Regulatory Authority registration, and no application for one is pending. Section 3 of the Real Estate (Regulation and Development) Act 2016 bars a promoter from advertising, marketing, booking, selling or offering for sale any apartment in a project of a registrable class until that project has been registered. A scheme of 826 homes on 7.60 acres is comfortably inside that class. So there is nothing here that can lawfully be booked today, no allotment that can be relied upon, and no "pre-launch price" with any standing behind it. This microsite is an independent information and enquiry resource for a project at the approvals stage. It is not a booking channel, it takes no deposits, and it is not operated by the promoter. If money is asked of you against this project before a registration number exists — an expression of interest, a token, a blocking amount — that transaction sits outside what the Act permits, whatever the receipt calls it.

The developer has already registered a project in this exact revenue village

Of everything on the record, this is the fact that carries the most weight. 77 East is registered with the Karnataka Real Estate Regulatory Authority under number PRM/KA/RERA/1251/308/PR/200103/003119, at Sy 7/4, Cozy Home Layout, Chikkadunnasandra Village — the same revenue village as Sy. Nos. 18 and 19. A registered second phase followed. A developer working a village it has worked before already knows the local revenue records, the approach roads, the approving authorities and the supply lines. That is not a guarantee of anything. It is the difference between a company arriving somewhere and a company returning somewhere.

The developer publishes exact prices on its own website

Modern Spaaces puts fully mapped price tables on its own site for its launched projects — unit type, exact size, exact price, rather than a "starting from" teaser. Read on 27 August 2026, its published rates ran from Rs 6,473 per sq ft at Onyx to Rs 9,241 per sq ft at Serene Heights 1. Those tables are checkable: Green Storeys publishes a 1,349 sq ft 2 BHK at Rs 98 lakh, and Rs 98,00,000 divided by 1,349 is Rs 7,265 per sq ft — exactly the top of its own published band. A developer willing to expose its arithmetic that way is being more transparent than most, and it is the reason the price section below can say anything useful at all.

The registered portfolio is real and corridor-concentrated

Across both spellings the registry carries fourteen registration rows for this group, and all fourteen are /PR/ project-class registrations rather than the /AG/ agent-class registrations a broker holds. The projects sit in Chikkadunnasandra, Sompura and Kada Agrahara — a tight cluster of villages either side of the Sarjapur Road alignment in Anekal Taluk. This is not a company that has spread itself across Bengaluru; it has worked one corridor since 2019–2020.

Everyday Sarjapura is inside three kilometres by road

The site's genuine strength is the ordinary layer. Sarjapura Urban Primary Health Centre is 1.80 km by road, Sardhar Vallabhbai Patel Education Society 1.75 km, Sarjapura Bus Stand 1.89 km, Ravi Theater 1.98 km, Spandana hospital 2.19 km, Sri Ram Public School 2.37 km, APMC Market 2.66 km and Sompura Lake 2.75 km. A household that does not need to leave the immediate area on a given day will not have far to go. Every one of those is a routed road distance, not a straight line.

Schooling and higher-education depth

More than a dozen established international and private schools sit inside eight kilometres by road, and the routed table finds two options inside 2.4 km. Azim Premji University is 3.93 km by road, the closest higher-education anchor of any scale, with ALLEN Career Institute at 3.01 km and the International School of Management Excellence at 4.10 km.

And the counterweights

The same evidence carries real limits: nothing in the registered portfolio is a 45-storey building, the site does not front an arterial road, and there is no operational rail within ten kilometres. Each is set out below rather than left to the end.

Configurations at Modern Spaaces Sarjapur Road, as circulated

No unit schedule exists in any filing. Neither PARIVESH document carries a unit plan, a floor plate, a tower breakdown or a single unit dimension. One configuration table exists in the material circulated to us; it is marketing material, the material marks it "tentative" itself, and it is reproduced here only so that a reader who meets these numbers elsewhere can see where they came from and how little they weigh.

These bands, as supplied, do not hold together. The 3 BHK band begins at 1,553 sq ft, which is 81 sq ft below the top of the 2 BHK band and below the floor of the 2.5 BHK band. Read literally, the table says the smallest three-bedroom home is smaller than the largest two-bedroom home, and the entire 2.5 BHK band sits inside the 3 BHK band. There are ordinary explanations — bands drawn from different buildings, a mix of carpet and super built-up measures, transcription drift between marketing sheets. We do not know which applies, so we have not chosen one, and we have not corrected the figures either. A table that has been quietly repaired is worse than one that visibly disagrees with itself, because the repair hides the fact that nobody has checked it.

The safe reading is qualitative: material in circulation describes a mix of 2, 2.5 and 3 BHK apartments, with sizes unconfirmed pending registration. Note also that the bands carry no statement of what is being measured. Carpet area is defined by Section 2(k) of the Act and is auditable; super built-up area has no statutory definition and its loading is set by the promoter. A square-foot figure with no basis stated is not something to plan a purchase around. The full treatment, with the overlap analysed line by line, is on the floor plans page.

Amenities at Modern Spaaces Sarjapur Road: a club house, and nothing else on the record

The verified amenity record is one item long. The granted Terms of Reference describes 826 residential units and a club house, and names no other facility. It does not state the club house's floor area, how many levels it occupies, or whether it is standalone, a podium level or floors within a residential block.

An amenity list is in early circulation, and a buyer will meet it. We checked it. That list is boilerplate — it appears word for word in material prepared for an entirely unrelated project, by a different developer, in a different part of Bengaluru. It is not research and it is not a developer commitment, and reproducing it here as "Chikkadunnasandra amenities" would be the most misleading thing this site could do. What the developer's own filing history does establish, as a pattern rather than an inclusion list, is that when this group files a residential scheme for environmental appraisal, a club house is filed as part of the programme. That tells you a club building is intended. It tells you nothing about what goes inside it. The full position, including the open questions worth putting to any channel partner, is on the amenities page.

Where Modern Spaaces Sarjapur Road sits, by road

The coordinate this site publishes is 12.85203, 77.77402, and it is an estimate with the working shown: the promoter lodged a site KML file whose bounding-box extent runs from latitude 12.85072 to 12.85334 and longitude 77.77317 to 77.77486, and the point above is the geometric centre of that box. The extents are verified; the centre is our derivation, held at medium-high confidence. The box covers roughly 5.33 hectares around a 3.0755-hectare parcel, so a point falling inside the submitted extent is not necessarily on the parcel. A separate latitude and longitude circulating in marketing material sits about 309 metres north of the extent's centre, outside it altogether, and is not published here.

The site does not front Sarjapur Road. This is the correction that changes how the location reads, and a good deal of material in circulation gets it wrong. The parcel sits about a kilometre off the Sarjapur Road (SH-35) alignment and is reached by unnamed village roads. That kilometre is a map separation between the parcel and the alignment, not a travel distance, and this site does not present it as one. It is not a fatal criticism — a set-back parcel is quieter and the corridor is heavily built out — but it is a materially different proposition from a plot on the highway, and both the price and the daily commute should be read in that light.

Every figure below is a routed road distance computed on the OpenStreetMap driving network from the site pin. No straight-line figure appears anywhere on this site as a distance.

There is no operational metro or railway station within ten kilometres of this site. Carmelaram, at 11.59 km by road, is the nearest rail of any kind — not the nearest convenient rail, the nearest rail. Anyone intending to use a train regularly should treat those eleven and a half kilometres as part of the daily journey. For day-to-day public transport the practical answer is the bus stand at 1.89 km by road.

Two further points a marketing map will not tell you. First, the destinations closest to this site on a map are the worst served by road: Azim Premji University is very near as the crow flies and 3.93 km by road, and SABIC's technology centre likewise reaches 4.26 km by road. The network routes around; the road column is the one that describes your journey. Second, this site publishes no drive times. A single minute figure for a Bengaluru journey is nearly always wrong — a free-flow figure describes an empty road that does not exist at commuting hours, and a city-wide congestion rate materially overstates a long highway leg. Kilometres by road are measured and do not change with the hour. The full routed tables, with the detour ratios called out, are on the location page.

On Namma Metro Phase 3A, the honest position is narrow. Sarjapur is the proposed southern terminus. The Karnataka Cabinet approved the line on 6 December 2024, with cost figures reported between Rs 25,485 crore and Rs 28,405 crore depending on source and on the revision of the detailed project report, and it still awaits Union Cabinet approval. No alignment and no station location has been published, so no distance from this site to a Phase 3A station can be quoted, and this site quotes none. Any material that gives you such a distance has invented it.

The Sarjapur corridor around Chikkadunnasandra, honestly

The corridor's shape, read from the routed table rather than from a radius ring, is consistent: the everyday layer is close and the structural layer is not.

There is one substantial employer inside five kilometres by road — SABIC's technology centre at 4.26 km. Then there is a gap. The campus-scale employment people buy into this corridor for sits between roughly 13 and 18 kilometres away by road: Wipro's corporate office at 13.53 km, TCS Think Campus at 13.79 km, Infosys Foundation at Konappana Agrahara at 14.94 km, Delta Electronics at Bommasandra at 16.66 km and Biocon at Hebbagodi at 18.26 km, with the Sattva and Salarpuria parks in between. That is a real commute in Bengaluru conditions, and it is a commute that begins on a village road. Anyone working at one of those destinations should drive the route themselves, at the hour they would actually drive it, before committing.

Healthcare follows the same pattern — a clinic, a primary health centre and two hospitals inside 2.6 km by road, with the large multi-speciality institutions around fifteen kilometres. Organised retail is thin: Confident Square Mall at 4.12 km by road is the nearest, and the next options are past ten kilometres.

Three pieces of infrastructure are routinely attached to sites in this area, and none of them should carry weight in a decision made today. Metro Phase 3A is dealt with above. A widening of the Sarjapur Road corridor is frequently quoted here; the only corroborated widening is on the inner stretch from Iblur Junction to Carmelaram, a 4.7 km section widened in 2022, beginning roughly ten to fourteen kilometres from this site as a map separation rather than a routed distance — real work, simply not this stretch of road. And the nearest village named in the SWIFT City acquisition set is a different settlement from the similarly-named one near this site, so no distance to it is published here.

One more piece of corridor context belongs on this page, because a buyer researching the project will meet it. A second Modern Spaaces scheme in the same village was granted its Terms of Reference on the same day, 2 July 2026 — a larger one under a different group entity, at Survey Numbers 13, 90/1 and 91/1, on 10.77 acres, for 1,002 units over two basements, ground and 34 upper floors, at a declared cost of Rs 524.07 crore. These are separate projects on non-contiguous parcels; the two filed extents do not adjoin. We make no claim about who owns the ground between them, because no land record was consulted, and we do not describe them as phases of one masterplan, because nothing in either filing supports that. The relevant point for a buyer is twofold: the same developer has committed two substantial simultaneous high-rise schemes to one village served by village roads, and if a specification sheet or a layout reaches you, the survey numbers on it are what tell you which project it describes. This one is Sy. Nos. 18 and 19.