Sobha Sacred Grove By The Lake – Premium Villa Plots in Bangalore Near Sarjapur & Whitefield
Sobha Sacred Grove By The Lake is a premium plotted development in East Bangalore, strategically located on the fast-emerging Hoskote–Sarjapur Road, right next to the Satellite Town Ring Road (STRR). Spread across 26 acres, this thoughtfully planned layout offers around 320 exclusive villa plots, designed for buyers seeking a low-density, future-ready residential investment near Bangalore’s key IT corridors.
Developed by Sobha, one of India’s most trusted real estate brands, the project reflects high standards in layout planning, infrastructure, and long-term value creation. With wide internal roads, landscaped open spaces, and essential civic infrastructure, Sobha Chikkatirupati is ideal for building custom villas in a peaceful and green environment, away from the congestion of the city while still staying well connected.
One of the biggest advantages of Sobha Sacred Grove By The Lake is its strategic location near Sarjapur and Whitefield, two of Bangalore’s most active employment hubs. The project enjoys seamless connectivity via the Hoskote–Sarjapur Road and is positioned next to the STRR, which is expected to significantly improve access to major parts of the city, including the airport, IT corridors, and industrial zones. This makes it not only a great place to live but also a high-potential investment destination.
The surrounding micro-market of Chikkatirupati is rapidly transforming into a preferred plotted development zone due to its affordability, improving infrastructure, and proximity to key growth corridors. As Sarjapur continues to expand and property prices rise, areas like Chikkatirupati are witnessing increasing demand from both investors and end-users looking for larger land parcels and better lifestyle options.
Sobha Sacred Grove By The Lake is perfectly suited for modern homebuyers who prefer the flexibility of designing their own villa while benefiting from a secure, gated community. Whether you are planning to build your dream home or invest in a high-growth location, this project offers the right combination of location advantage, brand trust, and long-term appreciation potential.
With prices starting at approximately ₹8,000 per sq.ft, Sobha Sacred Grove By The Lake presents an attractive entry point into Bangalore’s next real estate growth corridor. Backed by strong infrastructure developments and proximity to major employment zones, it stands out as a smart investment choice for those looking to capitalize on future appreciation in East Bangalore.
GST & Other Charges
When purchasing at Sacred Grove By The Lake in Chikkatirupati, Bengaluru, the total cost includes statutory charges beyond the base price. Below are the typical additional costs applicable to residential property transactions in India.
| Charge | Rate | Details |
|---|---|---|
| GST (Under Construction) | 5% | Applicable on properties without Completion Certificate. No ITC available. |
| GST (Affordable Housing) | 1% | For units valued up to ₹45 Lakh with carpet area within prescribed limits. |
| Stamp Duty | 3–7% | Varies by state. Payable at the time of property registration. Concessions may apply for women buyers. |
| Registration Charges | 0.5–1% | Paid to Sub-Registrar office during property registration. Rates vary by state. |
| Corpus / Maintenance | ₹50–100/sqft | One-time advance maintenance deposit collected at possession. |
| Legal & Documentation | ₹5,000–25,000 | Covers legal vetting, agreement drafting, and documentation fees. |
| Parking | ₹2–5 Lakh/slot | Covered or open parking. Some projects include one slot in the base price. |
| Utility Connections | ₹25,000–50,000 | Electricity and water supply connection charges payable to local utilities. |
| Club Membership | ₹1–3 Lakh | Clubhouse and amenity access fee. May be included or charged separately. |
| GST on Other Charges | 18% | Applicable on maintenance deposits, parking, club membership, and other non-unit charges. |
- STRR (Satellite Town Ring Road) – Adjacent
- Hoskote–Sarjapur Road – Direct Access
- Sarjapur Road – 10–15 mins
- Whitefield – 30–35 mins
- Electronic City – 35–45 mins
- NH-75 (Old Madras Road) – 25 mins
- Kempegowda International Airport – 60–75 mins
- Indus International School – 20 mins
- Oakridge International School – 30 mins
- Greenwood High International School – 30 mins
- Delhi Public School, Sarjapur – 25 mins
- Azim Premji University – 25 mins
- Columbia Asia Hospital, Whitefield – 35 mins
- Motherhood Hospital, Whitefield – 35 mins
- Narayana Multispeciality Clinic, Sarjapur – 25 mins
- Sakra World Hospital – 40 mins
- Whitefield ITPL & EPIP Zone – 30–35 mins
- RMZ Ecoworld & Ecospace – 35–40 mins
- Sarjapur Tech Parks – 25–30 mins
- Electronic City Phase 1 & 2 – 40–45 mins
- Forum Mall, Whitefield – 35 mins
- Park Square Mall, ITPL – 35 mins
- Total Mall, Sarjapur Road – 25 mins
- Decathlon Sarjapur – 25 mins
- Chikka Tirupati Temple – 5 mins
- Sarjapur Social & Dining Hubs – 25 mins
- Resorts & Farm Stays – 10–20 mins
- Lakes & Green Open Spaces – Nearby
- STRR (Satellite Town Ring Road) – Next to Project
- Proposed Peripheral Ring Road (PRR) – Upcoming connectivity boost
- Hoskote Industrial Corridor – 25–30 mins
- Upcoming Metro Extensions (Planned) – Future connectivity
- East Bangalore Growth Corridor – Strategic Location
Sobha Limited is one of India’s most reputed and trusted real estate developers, known for delivering high-quality residential and commercial projects across the country. Founded in 1995 by P. N. C. Menon, the company has its corporate presence in Bangalore and has established a strong reputation for excellence, precision, and timely delivery in the real estate sector.
With a legacy spanning nearly three decades, Sobha has developed projects across multiple cities in India and has also expanded internationally through its presence in the Middle East. The company is recognized for its backward-integrated business model, which allows it to maintain strict quality control across all stages of construction, from design to execution.
Sobha has completed hundreds of residential and contractual projects and is widely regarded as a benchmark for quality construction and customer satisfaction. The brand’s commitment to superior engineering, transparency, and ethical business practices has earned it multiple industry recognitions, including prestigious real estate awards in India.
What truly sets Sobha apart is its focus on craftsmanship and detail, ensuring that every project reflects long-term value and durability. From luxury apartments and villas to plotted developments, Sobha projects are designed to offer a perfect blend of modern living, functionality, and investment potential.
For homebuyers and investors, choosing a Sobha project like Sobha Chikkatirupati means investing in a brand that stands for trust, quality, and consistent appreciation, making it one of the most preferred developers in Bangalore’s real estate market.
Iustus Residential Layout Private Limited
Iustus Residential Layout Private Limited is a Bengaluru-based real estate developer focused on residential plotted developments. Established in 2021 and headquartered in Koramangala, the company operates as a private limited entity, primarily catering to buyers looking for land investment and custom home-building opportunities.
The developer is involved in creating planned layouts in emerging micro-markets around East Bengaluru, where infrastructure growth and connectivity are driving demand. One of its known projects, Iustus Sacred Grove By The Lake, reflects its approach of offering well-planned plots with basic infrastructure such as roads, water, and electricity.
As a relatively new entrant, Iustus Residential Layout Private Limited is still building its portfolio and market presence. However, its focus on plotted developments positions it well in a segment that continues to attract both end-users and long-term investors in the Bengaluru real estate market.
Sobha Sacred Grove By The Lake stands out as a classic early-stage plotted investment opportunity in East Bangalore, particularly due to its strategic positioning next to the STRR and along the Hoskote–Sarjapur growth corridor. While the area is still evolving in terms of social infrastructure, this is precisely what makes it attractive for investors seeking higher appreciation over the next 5–7 years. Backed by the credibility of Sobha Limited and supported by upcoming infrastructure developments, the project offers a strong balance between affordability, location advantage, and long-term value creation. For buyers looking to enter before the market matures—similar to what Sarjapur was a few years ago—Sobha Sacred Grove By The Lake presents a well-timed opportunity.
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Strategic location on Hoskote–Sarjapur Road near STRR, ensuring future connectivity growth
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Developed by Sobha Limited, a trusted brand known for quality and reliability
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Premium plotted development with low-density layout (~320 plots in 26 acres)
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Attractive entry pricing at ₹8,000/sq.ft, ideal for early-stage investors
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Close proximity to Sarjapur, Whitefield, and major IT hubs
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Excellent potential for land appreciation in East Bangalore growth corridor
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Peaceful environment with green surroundings and low congestion
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Flexibility to design and build custom villas
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Gated community with essential infrastructure and planned amenities
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Strong demand expected due to spillover from Sarjapur saturation
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Social infrastructure like malls and hospitals is still developing nearby
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Public transport connectivity is currently limited
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Travel time to central Bangalore can be higher during peak hours
| Stage | Payment (%) | Due When | GST Applicable |
|---|---|---|---|
| On Booking | 5% | Within 7 days of booking | + GST (5%) |
| On Agreement / Allotment | 10% | Within 30 days | + GST (5%) |
| On Excavation | 10% | On commencement of excavation | + GST (5%) |
| On Foundation / Plinth | 10% | On completion of foundation | + GST (5%) |
| On Ground Floor Slab | 10% | On casting of GF slab | + GST (5%) |
| On 2nd Floor Slab | 10% | On casting of 2F slab | + GST (5%) |
| On 4th Floor Slab | 10% | On casting of 4F slab | + GST (5%) |
| On Brick Work | 10% | On brick work completion | + GST (5%) |
| On Finishing | 10% | On internal finishing | + GST (5%) |
| On Possession | 15% | On offer of possession | + GST (5%) |
Interested? Talk to our advisor about this plan.
Sobha Sacred Grove By The Lake is located on the Hoskote–Sarjapur Road in East Bangalore, right next to the Satellite Town Ring Road (STRR), offering excellent connectivity to Sarjapur, Whitefield, and key IT corridors.
The plotted development is priced from approximately ₹6,000 per sq.ft onwards, making it an attractive investment opportunity in a fast-growing micro-market near Sarjapur.
Sobha Sacred Grove By The Lake is spread across 26 acres and offers around 320 premium villa plots in a low-density, well-planned layout.
The project offers a range of villa plots, typically starting from 1200 sq.ft and going up to 2400 sq.ft, catering to both end-users and investors.
Yes, Sobha Sacred Grove By The Lake is considered a strong investment due to its proximity to Sarjapur Road, adjacency to STRR, and location in an emerging growth corridor with high appreciation potential.
The project is approximately 30–35 minutes from Whitefield and well-connected to major IT hubs like ITPL, RMZ Ecospace, and Electronic City via arterial roads.
Chikkatirupati is gaining traction due to improving infrastructure, connectivity via STRR, and spillover demand from saturated markets like Sarjapur and Whitefield.
Yes, the project features a gated layout with essential infrastructure such as internal roads, street lighting, landscaped spaces, security systems, and water and drainage provisions.
Yes, as a plotted development, buyers have the flexibility to construct their villa as per their design preferences, subject to layout guidelines and approvals.
Yes, Its RERA approved. RERA no - PRM/KA/RERA/1265/347/PR/020226/008445
This project is ideal for IT professionals, long-term investors, NRIs, and homebuyers looking to build custom villas in a low-density, high-growth location in East Bangalore.
