Mana Skanda The Right Life
Neobuild Ventures LLP (Mana Projects + Skanda JV) · Sarjapur Road
₹1.10 Cr Onwards
Mana Skanda The Right Life vs Sobha Mullur
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. Mana Skanda The Right Life has the lowest entry price, from ₹1.1 Cr, against Sobha Mullur at ₹1.28 Cr. Mana Skanda The Right Life is due first, with possession in Dec 2029; Sobha Mullur in June 2030 follows. Mana Skanda The Right Life sits on the largest site, at 32 acres. Mana Skanda The Right Life is the least dense, at about 31 homes per acre.
Key specs side by side
| Feature | Mana Skanda The Right Life | Sobha Mullur |
|---|---|---|
| Developer | Neobuild Ventures LLP (Mana Projects + Skanda JV) | Sobha Limited |
| Location | Chikkavaderapura, Sarjapura-Varthur Road, Anekal Taluk | Mullur, Sarjapur Road, Bengaluru |
| Starting price | ₹1.10 Cr OnwardsLowest | ₹1.28 Cr Onwards |
| Configurations | 1, 2, 2.5, 3, 3.5 & 4 BHK | 1, 2, 3 & 4 BHK Apartments |
| Unit sizes | 226–2,852 sq ft | 750–2,400 sq ft |
| Price per sq ft | ₹11,800 | — |
| Site area | 32 Acres Phase 1Largest | 27.84 Acres |
| Homes | 1,000+ Units, 8+ Towers | 2,285 Units in 11 Towers |
| Density | ~31 homes/acreLowest | ~82 homes/acre |
| Possession | Dec 2029Earliest | June 2030 |
| Status | Under Construction | Pre-Launch |
| Availability | Under-Construction · Phase-1 Active | Available |
| Project type | Child-Centric High-Rise Township | Gated Community |
| RERA | PRM/KA/RERA/1251/308/PR/120326/008521 | Applied |
| Payment plan | Construction-Linked Plan | — |
| Amenities listed | 46 | 22 |
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 Mana Skanda The Right Life if…
- you want the lowest entry price
- you want to move in soonest
- you prefer a less crowded community
Choose Sobha Mullur if…
- you value this: wide choice: 1, 2, 3 and 4 BHK homes from 750 to 2,400 Sq.Ft
- you are looking for 1, 2, 3 & 4 BHK Apartments
Price list comparison
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 |
Sobha Mullur
| Unit | Size | Price |
|---|---|---|
| 1 BHK | 750 Sq.Ft. | ₹1.28 Cr Onwards |
| 2 BHK Luxe | 1,075 Sq.Ft. | ₹1.83 Cr Onwards |
| 2 BHK Grande | 1,200 Sq.Ft. | ₹2.04 Cr Onwards |
| 3 BHK Luxe | 1,550 Sq.Ft. | ₹2.64 Cr Onwards |
| 3 BHK Grande | 1,800 Sq.Ft. | ₹3.06 Cr Onwards |
| 4 BHK Luxe | 2,150 Sq.Ft. | ₹3.66 Cr Onwards |
| 4 BHK Grande | 2,400 Sq.Ft. | ₹4.08 Cr Onwards |
Amenities compared
| Amenity | Mana Skanda The Right Life | Sobha Mullur |
|---|---|---|
| Skating Rink | ✓ | ✓ |
| 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 | ✓ | — |
| Toddler Development Area | ✓ | — |
| Teen-Centric Activity Zone | ✓ | — |
| Children's Play Area (multiple themed zones) | ✓ | — |
| Bump Track / Cycling Track | ✓ | — |
| Mini Golf Putting Area | ✓ | — |
| Star-Gazing Corner / Moon Deck | ✓ | — |
| Musical Play Deck | ✓ | — |
| Space-Themed Kids' Zone | ✓ | — |
| Bamboo Pergola Relaxation Pavilion | ✓ | — |
| Stepped Seater / Outdoor Amphitheatre | ✓ | — |
| Pylon Mound / Sculpted Landscape Features | ✓ | — |
| Rain Garden | ✓ | — |
| Butterfly Garden | ✓ | — |
Showing the 30 most common of 67 amenities across these projects. "—" means the developer has not listed it.
Location and connectivity
| Nearby | Mana Skanda The Right Life | Sobha Mullur |
|---|---|---|
| Tech Parks & Workplaces | — | — |
| Connectivity & Transit | — | — |
| Schools & Education | — | — |
| Hospitals & Healthcare | — | — |
| Shopping & Lifestyle | — | — |
| Recreation & Lifestyle | — | — |
| Transport | — |
|
| Education | — |
|
| Healthcare | — |
|
| Shopping | — |
|
| Recreation | — |
|
| Work Hubs | — |
|
Pros and cons
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.
Sobha Mullur
Pros
- Wide choice: 1, 2, 3 and 4 BHK homes from 750 to 2,400 Sq.Ft.
- Two variants: Luxe and Grande layouts let buyers pick size within each BHK.
- Job hub next door: Wipro Kodathi is about 1 km from the site.
- Green core: six named parks and an Ecology Deck run through the master plan.
Cons
- High density: 2,285 homes in 11 towers is about 82 homes per acre.
- High price per Sq.Ft.: about ₹17,000 all-inclusive on the listed sizes.
- Traffic: the Ambalipura to Sarjapur Road stretch is among Bengaluru’s most congested.
- Metro far off: the Kodathi station on the Sarjapur to Hebbal line is years away.
Frequently asked questions
Which is cheaper, Mana Skanda The Right Life or Sobha Mullur?
Mana Skanda The Right Life is cheaper to get into. Mana Skanda The Right Life starts at ₹1.1 Cr; Sobha Mullur starts at ₹1.28 Cr. Taxes, registration and other charges are extra.
Which project will be ready first?
Mana Skanda The Right Life is scheduled to be ready first. RERA possession dates: Mana Skanda The Right Life: Dec 2029; Sobha Mullur: June 2030.
Which project is bigger?
Mana Skanda The Right Life has the largest site. Mana Skanda The Right Life: 32 Acres Phase 1, 1,000+ Units, 8+ Towers; Sobha Mullur: 27.84 Acres, 2,285 Units in 11 Towers.
Are Mana Skanda The Right Life and Sobha Mullur RERA registered?
Mana Skanda The Right Life is registered under PRM/KA/RERA/1251/308/PR/120326/008521. Sobha Mullur has RERA status: Applied.
Who are the developers?
Mana Skanda The Right Life is by Neobuild Ventures LLP (Mana Projects + Skanda JV); Sobha Mullur is by Sobha Limited.
Which project has more amenities?
Mana Skanda The Right Life lists the most. Mana Skanda The Right Life lists 46 amenities; Sobha Mullur lists 22 amenities.
What configurations do they offer?
Mana Skanda The Right Life offers 1, 2, 2.5, 3, 3.5 & 4 BHK; Sobha Mullur offers 1, 2, 3 & 4 BHK Apartments.
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