Modern Spaaces Sarjapur Road Price

That is the load-bearing sentence on this page. What follows is more useful, because there is real evidence about what this developer charges. Modern Spaaces publishes fully mapped price tables for its launched projects on its own website — unit type, exact size, exact price. That is developer-grade evidence, and a great deal better than the locality averages that will be quoted at you elsewhere. This page sets out that evidence, tiers it by how much weight each source can carry, derives one clearly-labelled indicative envelope from it, shows the arithmetic, and says where the derivation stops. For cost discipline in the same Bengaluru market, Urban Oasis by Modern Spaaces helps readers stay focused on total payable value rather than treating the quoted base number as the full answer.

This project is not registered with the Karnataka Real Estate Regulatory Authority. There is no registration number, and no application is pending.

Section 3 of the Real Estate (Regulation and Development) Act 2016 says that a promoter shall not advertise, market, book, sell or offer for sale any plot, apartment or building in a project that falls in a registrable class until that project is registered with the Authority. The prohibition is on the promoter, and it covers advertising and marketing — not merely the moment of sale. A rate quoted for an unregistered project is therefore not an early price. It is a number circulating outside the framework that would make it enforceable.

This microsite is an information and enquiry resource for a scheme at the approvals stage. It is not a booking channel, and it does not carry a price because there is no price it would be lawful for the developer to publish.

The practical consequence for a buyer is simple. If money is asked of you against this project before a K-RERA registration number exists — an expression of interest, a pre-launch token, a "blocking" amount — the transaction sits outside what the Act permits, whatever it is called on the receipt. Wait for the registration.

Where the project does stand: Standard Terms of Reference were granted on 2 July 2026 under proposal number SIA/KA/INFRA2/582779/2026, and the environmental clearance application was filed on 18 August 2026 and remains under verification. A Terms of Reference is permission to conduct the environmental impact study. Nothing is environmentally cleared, and RERA registration has not begun.

This is the tier-1 material, read from the developer's own website on 27 August 2026. It is the strongest pricing evidence available for this project, and it is why this page can say anything useful at all.

Read the ladder rather than any single rung. Across the projects on its published rate card, setting Soulace aside for a moment, the developer quotes from the mid-6,000s to the low 9,000s per square foot, and the position on that ladder tracks the product and the road. The two Chikka Tirupathi Road projects sit at the bottom. The two Kada Agrahara projects sit in the middle, with Engrace Vista well above Green Storeys. Serene Heights 1, which the developer's own page describes as being on Sarjapur Road, sits at the top; note that although Modern Spaaces markets it, its Karnataka RERA registration stands in the name of a separate entity, Urban Rays LLP.

Soulace is the exception, at Rs 11,806 and Rs 13,286 per sq ft. The developer's page does not tell us the village or the product type behind those two rates, and without knowing what they are rates for, they cannot be used to argue anything about a 45-storey apartment scheme at Chikkadunnasandra. They are listed here for completeness and then set aside.

Two fully mapped price cards: Green Storeys and Serene Heights 1

For two of these projects the developer publishes the full mapping — the size and the price of a named configuration — which lets the published rate band be checked rather than taken on trust.

Green Storeys, Survey 44, Kada Agrahara — K-RERA PRM/KA/RERA/1251/308/PR/170125/007394 — is described on the developer's page as 135 units on 2.64 acres, ground plus nine floors, with a stated possession date of December 2026. Its published units:

The arithmetic is Rs 98,00,000 ÷ 1,349 = Rs 7,265 per sq ft, and Rs 1,30,00,000 ÷ 1,851 = Rs 7,023 per sq ft. Those two quotients are exactly the published band, Rs 7,023 – 7,265. The rate band on this developer's page is not a marketing range; it is the literal span of its own mapped units. That is worth knowing, because it means the ladder above can be read as real transaction-facing pricing rather than as a decorated estimate.

Serene Heights 1, Sompura Village, is described as 240 units on 4.5 acres, basement plus stilt plus ten floors, with a stated possession date of July 2027. Its published entry price is Rs 1.51 crore and its top price is Rs 1.87 crore for a 2,030 sq ft 3 BHK. Rs 1,87,00,000 ÷ 2,030 = Rs 9,212 per sq ft, which is the floor of its published band of Rs 9,212 – 9,241. The largest unit carries the lowest rate, which is ordinary.

A worked example, which is not this project's price

Here is one cost calculation done end to end, so the method is visible. It is Green Storeys' price, not Modern Spaaces Sarjapur Road's, and it must not be read as this project's price.

A buyer is told "2 BHK from Rs 98 lakh". That headline is a number without a denominator, and on its own it is not comparable with anything. The unit is 1,349 sq ft. Rs 98,00,000 ÷ 1,349 sq ft = Rs 7,265 per sq ft. Now it is comparable — against Engrace Vista at Rs 8,459 – 8,500, against Serene Heights 1 at Rs 9,212 – 9,241, against a registered neighbour.

Two cautions that survive into any real cost sheet. First, that rate is only meaningful if you know which area it is quoted on; a rate on super built-up area and a rate on RERA carpet area are different quantities and cannot be compared. Second, Rs 98 lakh is a base consideration, not the money that leaves your account. Everything in the section on the Karnataka cost stack, below, sits on top of it.

Again: Green Storeys is a different project, in a different village, at a different scale, with a stated possession date in 2026. Nothing in this example is a price for Modern Spaaces Sarjapur Road.

The gap in the rate card: 77 East, in this same village

One absence is worth naming. Modern Spaaces has already registered a project in Chikkadunnasandra Village itself — 77 East, K-RERA PRM/KA/RERA/1251/308/PR/200103/003119, at Survey 7/4, Cozy Home Layout, Chikkadunnasandra Village — with a second phase registered afterwards. That is the strongest thing anyone can say about this developer at this location: it has registered and built in this exact revenue village before.

But 77 East does not appear on the developer's published rate card. The projects that do are at Chikka Tirupathi Road, Kada Agrahara and Sompura. So the one Modern Spaaces project in this village comes with no published rate, and the published rates all come from elsewhere. That is the shape of the evidence, and pretending otherwise would be the easiest way to mislead you on this page.

A rate per square foot only becomes a price when you multiply it by a size, and this is where the chain breaks for Chikkadunnasandra.

The project information circulated to us describes a mix of 2 BHK, 2.5 BHK and 3 BHK homes, with size bands attached. The brief itself marks them tentative. They are unconfirmed, they appear in no filing, and there is a further problem with them: as supplied, the bands overlap incoherently. The 3 BHK band begins at a size below where the 2.5 BHK band begins, and below the top of the 2 BHK band. Read literally, they would let a 3 BHK be smaller than a 2 BHK.

We have not corrected those numbers, because correcting somebody else's unverified figures produces a number that is nobody's. We have not multiplied them by the envelope either. Multiplying an estimated rate by an unconfirmed size that contradicts itself would produce a ticket price with two soft numbers inside it and the appearance of precision on the outside. That is exactly the kind of figure that ends up quoted back as fact.

What can be said about the mix, plainly: the scheme is expected to offer 2, 2.5 and 3 BHK apartments. The sizes will be settled by the sanctioned plan and stated as RERA carpet area in the registration. Until then, no ticket price for a configuration in this project is available from any honest source.

Whatever rate is eventually published, it will not be the money that leaves your account. In Karnataka the gap between a headline rate and a total outgo is substantial and entirely predictable in structure, so it is worth understanding now.

Charges the developer sets, which usually sit outside the base rate

• Floor rise, on a 45-storey building potentially a large component and quoted per floor or per band of floors
• Preferential location charge for a corner, a view or an orientation
• Car parking, sometimes per bay and sometimes per additional bay
• Club house or amenity charge — this scheme's filing does record a club house, so expect a line for it
• Corpus or sinking fund, usually a one-time deposit
• Advance maintenance, charged for a stated term; ask what the term is and what the rate reverts to afterwards
• Statutory deposits for water and electricity connections, and infrastructure or betterment charges where levied
• Khata, legal and documentation charges

Statutory levies, which do not go to the developer at all

• Stamp duty, levied by the State of Karnataka on the instrument. It is calculated on the consideration or on the government guidance value for the property, whichever is higher — so it is not simply a percentage of the price you negotiated — and cess and surcharge ride on top of it. It is paid at registration.
• Registration fee, payable to the sub-registrar for recording the instrument, computed on the same base.
• GST, a central levy, which applies to the sale of an under-construction unit — that is, one sold before the completion certificate is issued. The applicable rate depends on the category of the unit and on the scheme the promoter has opted into, and input-tax treatment differs between those schemes. A unit sold after the completion certificate does not attract GST. A pre-launch high-rise sold at launch will be an under-construction sale for GST purposes.

This page deliberately prints no percentages for stamp duty, registration or GST. Those rates are set by the state government and the GST Council, they are revised, and the correct figure for a particular unit depends on the consideration, the guidance value applicable on the day of registration and the category the unit falls into. Get them from the cost sheet as rupee figures, in writing, and check them against the current notified rates on the day you sign — not against a number on a website.

The area basis, which underlies all of it

Ask, before anything else, which area the rate is quoted on. A rate on super built-up area and a rate on RERA carpet area describe the same flat with very different denominators. The registration and the agreement for sale will state carpet area. If a marketing rate is quoted on a larger area basis, convert before comparing it with anything on this page.