Adarsh Codename Springfield vs Mana Skanda The Right Life
Side-by-side comparison of price, possession, size, density, RERA registration, amenities and connectivity for two projects in Sarjapur Road.
Quick answer
Both projects are in Sarjapur Road, Bengaluru. Adarsh Codename Springfield has the lowest entry price, from ₹96 L, against Mana Skanda The Right Life at ₹1.1 Cr. Mana Skanda The Right Life sits on the largest site, at 32 acres. Adarsh Codename Springfield is the least dense, at about 14 homes per acre.
Mana Skanda The Right Life
Neobuild Ventures LLP (Mana Projects + Skanda JV) · Sarjapur Road
₹1.10 Cr Onwards
Key specs side by side
| Feature | Adarsh Codename Springfield | Mana Skanda The Right Life |
|---|---|---|
| Developer | Adarsh Developers | Neobuild Ventures LLP (Mana Projects + Skanda JV) |
| Location | Rayasandra, off Sarjapur Road | Chikkavaderapura, Sarjapura-Varthur Road, Anekal Taluk |
| Starting price | ₹96 Lakhs OnwardsLowest | ₹1.10 Cr Onwards |
| Configurations | Villa Plots | 1, 2, 2.5, 3, 3.5 & 4 BHK |
| Unit sizes | 1,200–4,000 sq ft | 226–2,852 sq ft |
| Price per sq ft | — | ₹11,800 |
| Site area | 27 Acres | 32 Acres Phase 1Largest |
| Homes | 374 Plots | 1,000+ Units, 8+ Towers |
| Density | ~14 homes/acreLowest | ~31 homes/acre |
| Possession | Mid 2028 | Dec 2029 |
| Status | Pre-Launch | Under Construction |
| Availability | Available | Under-Construction · Phase-1 Active |
| Project type | Plotted Development | Child-Centric High-Rise Township |
| RERA | Awaiting | PRM/KA/RERA/1251/308/PR/120326/008521 |
| Payment plan | — | Construction-Linked Plan |
| Amenities listed | 14 | 46 |
Prices are base prices from each project's latest price list; GST, registration and other charges are extra. Density is homes per acre of site area.
Which should you choose?
Choose Adarsh Codename Springfield if…
- you want the lowest entry price
- you prefer a less crowded community
- you are looking for Villa Plots
Choose Mana Skanda The Right Life if…
- you want the biggest site and open space
- amenities matter most to you
- you are looking for 1, 2, 2.5, 3, 3.5 & 4 BHK
Price list comparison
Adarsh Codename Springfield
| Unit | Size | Price |
|---|---|---|
| Villa Plot | 1,200 Sq.Ft. | ₹96 Lakhs Onwards |
| Villa Plot | 1,800 Sq.Ft. | ₹1.44 Cr Onwards |
| Villa Plot | 2,400 Sq.Ft. | ₹1.92 Cr Onwards |
| Villa Plot | 4,000 Sq.Ft. | ₹3.20 Cr Onwards |
Mana Skanda The Right Life
| Unit | Size | Price |
|---|---|---|
| 1 BHK (T45 RERA filing) | ~226-260 sft (carpet) | On Request |
| 2 BHK (T789 RERA filing) | ~775-830 sft (carpet) | ~₹1.10-1.30 Cr |
| 3 BHK Standard | ~1,250-1,400 sft (saleable) | ~₹1.50-1.75 Cr |
| 3 BHK Premium / Smart | ~1,545-1,750 sft (saleable) | ~₹1.85-2.15 Cr |
| 3 BHK + Study (T45 / FP1 / FP2) | ~1,425-1,750 sft (saleable) | ~₹1.70-2.10 Cr |
| 3.5 BHK (T45 RERA filing) | ~1,667-2,067 sft (saleable) | ~₹2.00-2.45 Cr |
| 4 BHK (T6 RERA filing) | ~1,830-2,852 sft (saleable) | ~₹2.20-3.40 Cr |
| 4 BHK Smart / Large (T6, T45, T789) | ~2,200-2,852 sft (saleable) | ~₹2.65-3.40 Cr |
Amenities compared
| Amenity | Adarsh Codename Springfield | Mana Skanda The Right Life |
|---|---|---|
| Clubhouse | ✓ | — |
| Swimming Pool | ✓ | — |
| Gymnasium | ✓ | — |
| Indoor Games | ✓ | — |
| Jogging and Cycling Track | ✓ | — |
| Sports Courts | ✓ | — |
| Amphitheatre | ✓ | — |
| Landscaped Parks | ✓ | — |
| Café and Lounge | ✓ | — |
| Retail Spaces | ✓ | — |
| Children's Play Area | ✓ | — |
| Children's Library | ✓ | — |
| CCTV Security | ✓ | — |
| Elevated Compound Wall | ✓ | — |
| Mega Clubhouse (~9,373 sqm per RERA T45 / T789 filings) | — | ✓ |
| Multiple Smaller Clubhouses (FP1 / FP2 ~2,187 sqm each) | — | ✓ |
| Swimming Pool with Toddler Pool | — | ✓ |
| Gymnasium with Premium Equipment | — | ✓ |
| Indoor Sports Facility (Snooker / Billiards / Carrom / Squash) | — | ✓ |
| Outdoor Sports Courts (Tennis / Basketball) | — | ✓ |
| Cricket Practice Pitch / Net | — | ✓ |
| Multipurpose Games Court | — | ✓ |
| Yoga Lawn | — | ✓ |
| Aerobics & Dance Studio | — | ✓ |
| Spa & Salon | — | ✓ |
| Banquet Hall / Community Hall | — | ✓ |
| Mini Theatre | — | ✓ |
| Library / Reading Room | — | ✓ |
| Co-working Space / Business Centre | — | ✓ |
| Café & Convenience Store | — | ✓ |
Showing the 30 most common of 60 amenities across these projects. "—" means the developer has not listed it.
Location and connectivity
| Nearby | Adarsh Codename Springfield | Mana Skanda The Right Life |
|---|---|---|
| Transport |
| — |
| Work Hubs |
| — |
| Education |
| — |
| Healthcare |
| — |
| Shopping |
| — |
| Recreation |
| — |
| Tech Parks & Workplaces | — | — |
| Connectivity & Transit | — | — |
| Schools & Education | — | — |
| Hospitals & Healthcare | — | — |
| Shopping & Lifestyle | — | — |
| Recreation & Lifestyle | — | — |
Pros and cons
Adarsh Codename Springfield
Pros
- Next to Adarsh Welkin Park, an established Adarsh community
- Electronic City is about 3 km and Hosur Road about 3.6 km away
- Hosa Road station on the Yellow Line is about 3 km away
- Plot sizes from 1,200 to 4,000 Sq.Ft. suit both first homes and large villas
Cons
- Hosa Road and the Sarjapur Road junctions are congested at peak hours
- You pay construction cost and wait time on top of the plot price
- At about ₹8,000 per Sq.Ft., even the smallest plot is close to ₹1 Cr before building
- ITPL Whitefield is about 14 km away for buyers working there
Mana Skanda The Right Life
Pros
- Genuinely child-centric township programming. Toddler development zones, teen-centric activity areas, multiple themed kids' play zones (space-themed, musical, bump track, mini golf, skating), and a dedicated programming layer aimed at families with school-age children. Few Bengaluru townships make childhood programming a first-order design priority — The Right Life genuinely does, and the location next to Inventure Academy plus the cluster of international schools within 5-10 km strengthens the family-positioning thesis.
- Sarjapur-Varthur Road IT-corridor location. Wipro SEZ at 5 km, the upcoming Infosys Sarjapur campus at 6 km, RGA Tech Park at 8 km, Embassy Tech Village at 12 km, Whitefield / ITPL at 14 km, and the wider ORR workplace cluster within 25-minute reach. The deep tenant pool from these workplaces supports both the rental thesis and forward-resale demand.
- Wide configuration ladder — 1 BHK to 4 BHK. The combined RERA filings cover 1 BHK (~226 sft carpet, T45 filing), 2 BHK (~775 sft, T789), 3 BHK Standard / Premium / + Study (~1,250-1,750 sft), 3.5 BHK (~1,667-2,067 sft, T45), and 4 BHK Standard / Smart / Large (~1,830-2,852 sft, T6). Few township launches on Sarjapur Road span this full ladder — useful for buyers wanting a specific format without leaving the township.
- ~32-acre Phase-1 footprint with mega clubhouse anchor. The T45 / T789 RERA filings confirm a ~9,373 sqm clubhouse component — among the larger clubhouse footprints on Sarjapur Road. Combined with the Forest Province phase clubhouses (~2,187 sqm each), residents have access to a multi-clubhouse amenity stack rare in Bengaluru's mid-luxury segment.
Cons
- SIX overlapping RERA registrations — the most fragmented buyer-facing RERA picture on Sarjapur Road. The original 2024 master, three 2025 sub-tower filings (T789, T45, T6), and two 2026 Forest Province filings collectively cover overlapping tower numbers with different floor counts and unit counts. Towers T7 and T8 appear in BOTH the older T789 (35 floors) and the newer Forest Province 1 (33 floors) filings; towers T3-T6 appear in BOTH the older T45/T6 and the newer Forest Province 2 filings. Buyers must verify which RERA filing binds the specific unit they are paying for — this is unusual and buyer-burden-heavy.
- Marketing-vs-RERA discrepancy on township scale. Marketing material consistently claims “100 acres” / “84% open spaces” / “70+ amenities” / “2,226 units” / “lake-centric township.” The aggregate RERA-filed land area is ~32-52 acres (depending on which filings are summed); no single RERA filing covers anywhere near 100 acres. The 1,052-unit cleanly-RERA-binding Phase-1 figure (FP1 + FP2) is less than half the marketed 2,226. Treat marketing-only claims with skepticism and bind only against RERA-filed numbers.
- Architect-of-record discrepancy across filings. Forest Province 1 and Forest Province 2 (March 2026 filings) name Geetha Pillai (RSP Design Consultants) as the project architect. The older T6, T45 and T789 (2025 filings) name Anup Naik (Urban Frame). Two different architectural practices on the same township — possibly justified by phase-by-phase design contracts, but worth surfacing as a buyer-due-diligence flag.
- Developer track record at this scale is unproven. Mana Projects has 25+ years and 25+ delivered projects in Bengaluru, but those are predominantly mid-segment standalone launches; The Right Life is a step-up to township-scale luxury format with 1,000+ units. The JV with Skanda (less well-known) further dilutes the brand-track-record signal vs listed peers (Prestige, Brigade, Sobha, Godrej, Embassy) on comparable Sarjapur Road launches. Construction-stage execution at this scale is a genuine open question.
Frequently asked questions
Which is cheaper, Adarsh Codename Springfield or Mana Skanda The Right Life?
Adarsh Codename Springfield is cheaper to get into. Adarsh Codename Springfield starts at ₹96 L; Mana Skanda The Right Life starts at ₹1.1 Cr. Taxes, registration and other charges are extra.
Which project will be ready first?
RERA possession dates: Adarsh Codename Springfield: Mid 2028; Mana Skanda The Right Life: Dec 2029.
Which project is bigger?
Mana Skanda The Right Life has the largest site. Adarsh Codename Springfield: 27 Acres, 374 Plots; Mana Skanda The Right Life: 32 Acres Phase 1, 1,000+ Units, 8+ Towers.
Are Adarsh Codename Springfield and Mana Skanda The Right Life RERA registered?
Adarsh Codename Springfield has RERA status: Awaiting. Mana Skanda The Right Life is registered under PRM/KA/RERA/1251/308/PR/120326/008521.
Who are the developers?
Adarsh Codename Springfield is by Adarsh Developers; Mana Skanda The Right Life is by Neobuild Ventures LLP (Mana Projects + Skanda JV).
Which project has more amenities?
Mana Skanda The Right Life lists the most. Adarsh Codename Springfield lists 14 amenities; Mana Skanda The Right Life lists 46 amenities.
What configurations do they offer?
Adarsh Codename Springfield offers Villa Plots; Mana Skanda The Right Life offers 1, 2, 2.5, 3, 3.5 & 4 BHK.
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