Mana-Skanda: The Right Life
The overall layout follows a U-shaped structure, which helps define internal zones for residential, commercial, and recreational spaces. In addition to homes, the project includes plans for five IT office towers, each with 5 lakh sq. ft. of commercial space. Within the premises, there are also provisions for a hospital, shopping malls, and internal buggy services for ease of movement.
An added feature is a 17-acre natural lake adjacent to the project site, which the developers plan to maintain as part of their CSR initiative. A jogging and walking track will be created around this lake, offering a public recreational space and an environmental buffer to the township.
Towers 1 to 5 offer only 3 BHK and 3.5 BHK units, while Towers 7 to 9 have a mix of 2 BHK, 2.5 BHK, and 3 BHK options. The 3 BHKs in these towers come in two variants – one with two toilets (3B2T) and another with three toilets (3B3T).
The super built-up areas (SBA) for these units vary:
- 2 BHK: 1249 sq. ft
- 2.5 BHK: 1539 & 1590 sq. ft
- 3 BHK: 1661, 1666, 1690, 1722, 1845 sq. ft
- 3.5 BHK: 2067, 2099, 2153, 2244 sq. ft
- 4 BHK: 3854 & 3962 sq. ft
- 4.5 BHK: 4674 & 4962 sq. ft
The project was launched in April 2024 at a base price of ₹9,500/sq.ft. As of June 2025, it is being sold at ₹10,500/sq.ft base price, with an all-inclusive rate of approximately ₹12,000/sq.ft. Additional charges include a Preferred Location Charge (PLC) of ₹200/sq.ft and a Floor Rise Charge (FRC) of ₹20/sq.ft beyond the second floor.
In terms of parking, all 4 and 4.5 BHK units come with two car parking slots, while the rest of the configurations come with one. Additional parking may be availed after possession, subject to availability, at a cost of ₹3 lakh per slot. There is no on-ground parking planned within the project. All car parking - both residential and visitor will be accommodated in the basement levels. A total of 1900+40% car park slots have been provisioned, covering both resident and visitor needs, ensuring that the open areas within the project remain vehicle-free.
The township is designed to be self-contained, with five IT office towers of 5 lakh sq.ft each, a dedicated in-house hospital, a central mall featuring restaurants, clubs, and a multiplex, and a sports academy. Every phase is also expected to have its own minimall for daily essentials. A large clubhouse spread across 1.2 lakh sq.ft is planned to serve as the main community hub, and over 120 amenities are being promised, including swimming pools, courts for individual sports like badminton, tennis, basketball, and other indoor/outdoor recreation areas. Each residential tower will be equipped with 5 Schneider lifts (four passenger and one service), two staircases and essential infrastructure like a 72-hour power backup system, eight borewells, and a dedicated water treatment plant.
Adjacent to the site is a 17-acre natural lake, which the developer has committed to maintaining as part of their CSR activity. A jogging track is planned around the lake, adding a potential recreational benefit for future residents, though its current condition and timeline for completion remain to be seen.
Tower 6 at Mana Skanda is positioned as the most premium offering in Phase 1, with specifications and features that set it apart from the rest of the development. It will have only 4 units per floor, ensuring lower density and enhanced privacy.
The unit sizes start at 3000 sq. ft SBA for 3 BHKs, and include larger 4 BHK and 4.5 BHK configurations as well. One of the key differentiators is the 12 ft ceiling height, compared to 9.8 ft in the other towers, which will likely give a more spacious, villa-like feel to the interiors.
Although it hasn’t been officially launched yet, Tower 6 is already available for booking. These units will be approximately 70% furnished, including features like smart lock systems, remote-operated blinds, modular kitchens, and premium bathroom fittings. The tower is also lake-facing, with direct views of the adjacent 17-acre lake being maintained by the developer.
To enhance exclusivity, residents of Tower 6 will have access to a dedicated private clubhouse, separate from the larger township clubhouse. The base price is set at ₹15,000 per sq. ft, reflecting its luxury positioning within the overall project.
In terms of buyer demographics, there’s already a noticeable distinction across the towers in Phase 1. Towers 7, 8, and 9 have seen higher traction from investors, likely due to the presence of smaller unit configurations like 2, 2.5, and compact 3 BHKs which are typically easier to rent or resell.
In contrast, Towers 1 to 5 which offer only 3 and 3.5 BHK units have largely been picked up by end-use buyers, particularly families looking for long-term residence.
The construction of Mana Skanda is being executed using Mivan shuttering technology, known for its precision and uniformity, especially in large-scale residential projects. The work is being handled by a joint venture between Kalpataru and JMC constructions.
As of now, the stated possession timeline given by the builder for Phase 1 is between December 2028 and January 2029. However, as per the RERA portal, the possession timeline for Towers 7, 8, and 9 is registered as December 2029, while the remaining towers in Phase 1 are scheduled for completion by December 2035, indicating a phased delivery plan. However, the builder claims that the entire Phase 1 will be completed by the end of 2029. It’s important to note that this assurance is currently verbal and not reflected in the agreement or official documentation.
We toured the 3.5 BHK model flat during our site visit to get a better sense of the layout and finishing quality. The unit comes with three washrooms and two balconies. One of the balconies runs along the length of the living area and extends to one of the bedrooms, offering a continuous open frontage. The second balcony is attached to the master bedroom, providing a more private outdoor space.
The flat begins with a foyer area that offers a small buffer from the main entrance before opening into the living space, which connects directly to a balcony running along one side. The dining area is positioned adjacent to the living space, creating a single, continuous common zone. The flooring in the living and dining areas is finished with vitrified tiles, which is standard for most units in the project.
The 0.5 BHK space has been showcased as a compact office or study area, giving a practical example of how that additional room can be utilised.
The first balcony runs continuously from the living area to one of the bedrooms, connecting both spaces. The flooring here is ceramic tiles with wooden finish.
The kitchen has a clear separation between the wet and dry areas, maintaining functional zoning. They will come with plumbing and electrical points, along with switchboards, taps, and a sink provided as part of the standard fittings.
The master bedroom includes a private balcony, walk-in wardrobe, attached washroom, and features laminated wooden flooring.
Bedroom 2 opens to the running balcony shared with the living area and has vitrified tile flooring.
Bedroom 3 comes with an attached washroom and a window for natural light and ventilation.
The unit includes a common washroom, and all washrooms are fitted with anti-skid tiles for safety. Fixtures will be provided from brands like American Standard, Roca, or Vitra. However, given the price point, some buyers might expect more premium fittings from brands like Kohler or Jaquar, which are commonly used in higher-end projects.
Each home is fitted with smoke detectors and a sprinkler system as part of the fire safety provisions. Common areas and lobbies are similarly equipped, with additional fire extinguishers placed as a precautionary measure.
In contrast, Towers 1 to 5 which offer only 3 and 3.5 BHK units have largely been picked up by end-use buyers, particularly families looking for long-term residence.
As of now, the stated possession timeline given by the builder for Phase 1 is between December 2028 and January 2029. However, as per the RERA portal, the possession timeline for Towers 7, 8, and 9 is registered as December 2029, while the remaining towers in Phase 1 are scheduled for completion by December 2035, indicating a phased delivery plan. However, the builder claims that the entire Phase 1 will be completed by the end of 2029. It’s important to note that this assurance is currently verbal and not reflected in the agreement or official documentation.
Note: The fire safety system is designed specifically for Indian households; it includes a marked emergency alert system and does not trigger automatically with just smoke, reducing chances of false alarms from regular cooking or incense.
During the walkthrough, we observed a clearly visible service shaft located in the utility area. These shafts typically house vertical water and gas pipelines and are part of the building’s core infrastructure. They are not meant for resident access or usage, and primarily serve maintenance and utility functions.
Sustainability & Resource Management Features
- Three rainwater harvesting plants planned across the site
- Waste segregation at source for better disposal and recycling
- On-site composting to manage organic waste
- Water recycling system for greywater reuse
- Irrigation facilities using treated recycled water
- Surface drainage network to manage rainwater and prevent waterlogging
Scope for Modifications
An important aspect to note is the project's modification policy. As with most high-rise developments, structural alterations aren’t allowed after possession. However, there is some scope for minor customisations during the finishing stage. Buyers can request changes such as alternate floor tiles, different wall finishes, or custom paint colours. These modifications are subject to the developer’s approval, and any non-standard selections may come at an additional cost.
Connectivity
Here are the nearby landmarks and their approximate distances from Mana Skanda – The Right Life on Sarjapur–Varthur Road:
Hospitals
- Manipal Hospitals (Varthur Road) – ~12 km
- Sakra World Hospital (Marathahalli) – ~8–10 km via ORR
- Motherhood Hospitals, Columbia Asia, Belenus Champion, Cloudnine, Apollo, Rainbow Children’s – all within ~10–15 km, accessible via Sarjapur–Varthur and ORR corridor
Tech Parks & Offices
- RGA Tech Park, Wipro, Microsoft Office, RMZ Ecospace, Global Tech Park, Pritech SEZ, RMZ Eco World, Embassy Tech Village, and Bagmane Constellation Business Park are all located along the Sarjapur–ORR–Whitefield stretch, with travel times typically ranging between 15–35 minutes, depending on traffic.
- In addition, several upcoming tech parks are located much closer within 5 to 10 minutes from Mana Skanda. These include Prestige Tech Forest, Prestige Tech Habitat, and Paradise tech park in Brigade Cornerstone Utopia all of which are expected to further boost the area's commercial activity and employment catchment in the near future.
Schools
- All the listed schools (Greenwood High, Harvest International, Indus, Philomena, Inventure Academy, One World International, DPS East, TISB, Headstart Academy) are within a 5–10 km radius, translating to around 10–20 minutes' drive from the project.
Retail Spaces
- Soul Space Spirit Centro, Phoenix Market City, Market Square Mall, Forum Neighbourhood Mall, and Total Mall are situated along the Whitefield–Varthur–Sarjapur corridor, approximately 8 to 16 km from Mana Skanda. For example, Phoenix Market City on Whitefield Road is about 12 km away, taking roughly 25-30 minutes by car in typical traffic.
Overall Impressions
Mana Skanda – The Right Life presents itself as a large-scale, mixed-use township with a focus on creating a well-integrated residential environment. It brings a blend of residential towers, commercial infrastructure, and social amenities within one cohesive layout. Here's a balanced summary of the key strengths and limitations:
Key USPs
- 84% open space, which is high for a township of this scale
- Among the tallest towers in East Bangalore, offering unobstructed views in certain directions
- Located right on the Sarjapur–Varthur Road, ensuring direct highway access
- Proximity to 7+ reputed international schools, making it convenient for families with children
- Marketed as a child- and family-centric community, with extensive amenities and open zones for all age groups
- Internal buggy service planned for ease of mobility within the large campus
- Initial launch prices offered a pricing advantage compared to similar scale townships in the area
Concerns / Limitations
- The placement of most 3 BHK units comes with only South and West-facing balconies, with no access to North or East orientations. While South and West directions are generally good for sunlight & ventilation, this could be a drawback for those who prefer morning sunlight, which typically comes from the East. Additionally, these units do not offer views of the internal amenities, which may be a consideration for some homebuyers.
- Another limitation worth noting is that neither Mana nor Skanda has previously delivered a project of this scale and complexity. Given the size of the development and the significant gap between RERA timelines and the builder’s claimed delivery schedule, this raises valid concerns about execution capacity and adherence to possession timelines.
Overall, Mana Skanda reflects an ambitious vision with its integrated layout, expansive open spaces, and family-oriented planning, it clearly aims to create more than just a housing project. The scale, location advantages, and thoughtfully curated amenities contribute to its appeal, especially for end-use buyers looking for a long-term home in a developing corridor.
That said, buyers should approach the project with a balanced perspective. The lack of prior delivery experience at this scale, the mismatch between official and claimed possession timelines, and certain design limitations like unit orientation and view limitations are important considerations. While the master plan shows promise, its real value will depend on how consistently it is executed across phases in the coming years.
For those willing to take a long-term view and align with the development cycle, Mana Skanda could shape into a strong residential ecosystem but it’s a decision that requires patience, clarity on priorities, and an eye on execution.
