Mythri Sarjapur

Two records on the national PARIVESH portal, filed just under two months apart by Mythri Builders, a Bengaluru partnership firm, are almost all that can responsibly be said about this project. It is not registered with the Karnataka Real Estate Regulatory Authority, nothing is pending under the promoter's name, no environmental clearance has been granted, and there is no announced name, no price and no handover date. This page keeps filed fact, attributed claim and open question apart. Nambiar Bannerghatta adds a same-city project reference for buyers reading the overview through product format, buyer profile, and what still needs document-backed confirmation.

Mythri Sarjapur is the working title used on this site; Mythri Builders has not announced a marketing name for the development. The firm's website lists four ongoing and four completed projects, and its "Upcoming Projects" page returns a 404: Mythri Builders has not published this project at all. Any brochure or launch date presented to you as official did not come from the developer.

Disambiguation matters here because the firm's other work is next door. This is a separate scheme from Mythri Sity, Mythri Street and Mythri Sikharam, the firm's three registered projects under way nearby, and from its completed Sapphire and Signature; it has its own survey numbers and no RERA registration. The registry carries at least six unrelated promoters under similar names; none of their projects is this firm's.

A Standard ToR is not an environmental clearance. Terms of Reference are the scoping stage: they fix the scope of the study the promoter must now carry out, and for a Category B1 proposal on the standard terms they issue as a matter of course. The position held everywhere on this site: Standard Terms of Reference were granted on 27 May 2026 and the environmental clearance application, filed on 17 July 2026, is under verification. No environmental clearance has been granted, and the project is not registered with K-RERA. Anyone calling this parcel approved, cleared or sanctioned is reading the record wrongly.

A parse of all 9,924 rows of the Karnataka registry returns exactly seven rows for the promoter Mythri Builders, none named for this parcel, and no acknowledged-only application pending. The index does not expose survey numbers, so a registration under a landowner or special-purpose company cannot be ruled out from it alone: the finding is that there is no registration under the promoter's name.

Section 3 of the Real Estate (Regulation and Development) Act 2016 bars a promoter from advertising, marketing, booking or selling an apartment in a registrable project until the authority grants registration. Until a number exists for these survey numbers, no lawful booking can be taken and no sum collected against a home. This microsite is an information and enquiry resource, not a booking channel. The firm's nearest registered project, Mythri Sikharam, sits on a different Hadosiddapura parcel at Sy. Nos. 48/4 and 48/8 to 48/10, so any RERA number shown to you here belongs to something else.

The promoter of record is Mythri Builders, a partnership firm with Registrar of Firms number SJN-F654-2019-20, at No. 2802, Broadway Building, 27th Main Road, Sector 1, HSR Layout, Bengaluru 560102. Three threads tie this filing to that firm: the Common Application Form applicant is Mythri Builders at that address; the signatory here and on its three earlier environmental filings is Mr S Anil Kumar Reddy, a managing partner on its own website; and the uploaded boundary file is named for Mythri Builders, as on the Sity filing.

Four of the firm's seven registrations are ongoing: Sity (PRM/KA/RERA/1251/446/PR/300525/007802, 468 homes, Sy. 67/2 Kodathi), Street (PRM/KA/RERA/1251/446/PR/151025/008172, 219 homes, Sy. 67/3 and 67/11 to 67/13 Kodathi), Sikharam (PRM/KA/RERA/1251/446/PR/280525/007790, 182 homes, Sy. 48 Hadosiddapura) and Sankalp DKM (101 homes at Halehalli, about 16 km north on the K R Puram side). Two completed deliveries sit within about 1.2 km: Sapphire at Kodathi and Signature, 130 homes at Halanayakanahalli.

The scale-up is the most useful thing a buyer can know here. The registered ongoing pipeline is 970 homes, 869 of them within about a kilometre of this parcel, and the firm has never registered a project larger than 468 homes or taller than 18 floors. This filing is 993 homes in seven blocks over 20 upper floors — slightly more than double that pipeline, in one scheme on the same roads. Where a filing and a registration differ — Street was filed at 292 homes, registered at 219 — the registered figure binds. See the developer page. For a broader Bengaluru project read, Kalyani Kanakapura Road is useful when the decision is less about brochure language and more about whether the address, homes, and timing match the household.

The land is Sy. Nos. 25/1, 25/4, 25/5, 26/1 to 26/5, 27/3 and 27/5 of Hadosiddapura Village, with Sy. Nos. 28/5, 28/10 and 28/12 to 28/14 of Chikkanayakanahalli Village, Varthur Hobli, Bengaluru East Taluk, Bengaluru Urban District. The site is off Sarjapur Road, reached by the Chikkanayakanahalli and Gattahalli Road side roads.

The coordinate we publish is 12.88919, 77.69780, and it is our own derivation. The promoter's boundary file gives corners at 12.88760, 77.69607 and 12.89078, 77.69952; our point is that box's centre, an orientation aid rather than a survey. It sits about 700 m by road from Primus Public School, which a map labels beside the pin: the school is a neighbour, not part of the site.

The site falls about 1.65 km outside the Greater Bengaluru Authority boundary, in the Bangalore Development Authority's planning area, under the local gram panchayat — Halanayakanahalli, per census-derived listings. Expect a panchayat khata and panchayat property tax rather than a city-corporation A-khata, and confirm the classification against the specific survey numbers. The margin is thin, and politically live since the September 2025 reorganisation. The pincode is 560035, though the firm declared 560087 on two of its own registrations.

A Bangalore Water Supply and Sewerage Board ground-level reservoir of 48 million litres abuts the site, 0.19 km by road. It is not a supply commitment for this parcel: the firm's registered neighbours declare borewell, local-authority and board sources, and this project's source appears on no record yet.

Road distances from the derived coordinate:

Namma Metro's Yellow Line has carried passengers since 11 August 2025; its nearest station here is Hosa Road, 7.21 km by road — a drive. Ibbaluru on the Blue Line is nearer at 6.15 km but under construction. A Yellow Line feeder bus serves the Kodathi Wipro gate, about 3.5 km by road, on BMTC routes MF-22 and MF-22A. The nearest branded launch is Birla Evara, 2.31 km by road, registered as PRM/KA/RERA/1251/446/PR/060225/007487 with 1,594 homes in 13 towers.

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Two figures follow by arithmetic, both estimates. Density: about 90 homes per acre — 993 divided by 11.03 acres is 90.0, which is dense. Distribution: about 142 homes per block — 993 divided by seven is 141.9, roughly seven homes to a floor across 20 upper floors.

Two of those filed figures must not be divided by 993. The built-up area covers everything constructed, basements and parking included, so it sits far above any carpet area, and the project cost is a declaration on an environmental application, not a price list. Only an exchange deed for Sy. 25/1 is uploaded: where a joint-development agreement sits behind a survey number, K-RERA registration will name the landowners as co-promoters.

Everything below comes from intake or marketing material, uncorroborated by any filing or Mythri Builders publication.

• Land area. The intake brief's figure runs about a tenth of an acre above the filed area; we publish the filing, 11.03 acres.
• Configurations. The brief carries a table it labels tentative itself — 2 BHK at 1,100 to 1,300 sq ft, 3 BHK at 1,400 to 1,600, 3.5 BHK at 1,700 to 1,900 — adding that complete details follow registration. No area basis is stated.
• Amenities. The filing records a club house; that is the whole of the verified position. The pre-launch material lists a 28-item schedule, including a pickleball court and a jacuzzi, that the developer has not published.
• Promotions. The brief's selling-points field lists categories of inducement — introductory pricing, limited-period launch offers, waivers on selected charges — with no amount, term or expiry attached to any. Not one is published here: a promotional claim with no terms, on a project that cannot lawfully be sold, is an inducement rather than information.
• Launch and completion quarters. Both are intake-template defaults, self-labelled tentative and not specified, and we publish neither.
• Price. None exists. The firm publishes no rate even for its registered projects, showing "Unlock Price" against every configuration. Corridor comparables sit on the price page.

The proposal sits under activity 8(b), Townships and Area Development Projects, in Category B1. The Standard Terms of Reference granted on 27 May 2026 are conditions on the study, not on the building: they fix what the promoter's environmental assessment must examine and report before the application can be appraised, and nothing more.

Conditions that would bind the scheme arrive only with a clearance, if one is granted: water sourcing, sewage treatment and reuse, rainwater harvesting, construction dust and traffic, energy provision and greenbelt. None exists for this project yet, because the application has not been decided: the document that would fix them has not been written.

No date is filed or announced for a K-RERA application, a building plan, a launch or handover. We will not estimate one.

1. The marketing name. None announced; the developer's own site does not list this project.
2. Whether the clearance will be granted, when, and on what conditions. Clearances arrive with conditions that reshape a scheme's water, traffic and construction plans.
3. Whether K-RERA registration will be sought, and when. Until one is granted, the project cannot lawfully be advertised, booked or sold.
4. The unit mix and carpet areas. Neither filing states how 993 homes divide between configurations.
5. Price. None exists for any configuration.
6. The building plan. No plan reference is on the record; it will go to the Bangalore Development Authority.
7. The khata classification, the water source and any landowner co-promoters. Verify khata survey number by survey number; nothing is on record for the water source; and the tenure mix implies at least one joint-development agreement.

We will revise this page when the clearance is decided, when a registration appears, and when Mythri Builders publishes the project.