Sattva Codename Hamlet

Sattva Codename Hamlet is an upcoming residential project located in the Doddajala–Yelahanka–Airport corridor of North Bengaluru. Currently in the pre-launch stage, the project is being developed by a Grade-A developer with prior experience in large-scale developments. It spans nearly 50 acres and proposes a mix of residential typologies, internal infrastructure, and lifestyle amenities. As of now, RERA approval is pending, and timelines and specifications may be subject to change.

Location & Connectivity

The project is located adjacent to the Hyderabad–Bangalore Highway (NH44) and is approximately 1 km from the proposed Doddajala Metro Station. It is positioned to offer direct road access and potential connectivity to future metro infrastructure. The surrounding road network includes a 24m external road and an 18m CDP road running through the site. The internal layout is designed with 40 ft wide roads to facilitate movement across the township.

In terms of road infrastructure:

• The external road is 80ft wide, providing good approach and visibility.
• An 18m CDP (Comprehensive Development Plan) road runs through the site, which the developer has indicated will be preserved without construction to maintain zoning compliance.
• Internal roads are proposed to be two-lane 40 ft wide, designed to manage high traffic within the township itself.

Project Size, Layout & Structure

• Total Area: 49.65 acres
• Total Units: 3,640 apartments
• Open Area: 82% open space – a strong ratio for a township of this scale
• Density: 73 units per acre
• Tower Heights: 2 Basements + Ground + 18 to 22 floors
• Construction Type: Mivan-form shuttering for structure (implies speed, strength, and finish)
• Developer: A reputed Grade-A name with national presence and a good track record, especially in commercial real estate
• Water Source: Borewell + Tanker (no mention of Cauvery supply)
• Launch Timeline: Expected in August 2025
• Possession Timeline: Targeted for End-2029
• RERA Status: Not yet registered (as of June 2025)

Parcel-wise Master Planning

The project is split into 4 parcels, each with designated towers and unit configurations:

• Parcel 1: 4 towers (Blocks 1–4), all 3 & 3.5 BHKs, 166 units per tower
• Parcel 2: 5 towers (Blocks 5–10), offering a mix of 2, 2.5, and 3 BHKs
• Parcel 3: 2 towers (Blocks 11–12), high-density blocks with 2.5 & 3 BHKs
• Parcel 4: 1 tower (Block 13), dedicated to Studio, 1 BHK, and 2 BHK formats

Unit Mix Summary

• 716 = Studio Units
• 300 = 1 BHK
• 300 = 2 BHK
• 692 = 2.5 BHK
• 788 = 3 BHK
• 332 = 3.5 BHK
• 332 = 4 BHK

Total Units: 3,460

This range of typologies indicates a combination of compact and larger residential formats aimed at varied user profiles. According to available information, early enquiries have come largely from investors, with the long-term intent of building a broader end-user community.

Construction Approach & Timelines

The builder is adopting Mivan construction technology, known for durability and better finishing. The planned timeline for completion is by the end of 2029, although delays are always a possibility with large-scale developments, especially since RERA registration is still pending.

Landscape, Green Cover & Environmental Design

Environmental planning is a key theme here, at least on paper. Highlights include:

• 2,600+ trees to be retained or planted on site
• 19+ themed park clusters across the layout
• A dedicated central stream park
• Rainwater harvesting lake
• Moderate noise and air pollution levels, with green buffers planned for mitigation

The 82% open space and distribution of green elements across all four parcels suggest a strong focus on breathable living spaces, if implemented well.

Amenities & Social Infrastructure

The township plans to include:

• A 95,000 sq. ft. central clubhouse
• Multiple indoor and outdoor sports courts
• Jogging & cycling tracks
• An amphitheatre, co-working space, and retail high street
• Civic amenity spaces across parcels
• Podium-level landscaping for reduced vehicle movement at ground level

The scale and diversity of amenities indicate that everyday convenience and recreation are being planned internally as an important advantage for families.

Pricing & Market Position

• Expected Launch Price: ₹11,500–₹12,500 per sq. ft
• Current Market Rate in Surrounding Area: ₹9,500–₹10,500 per sq. ft

The pricing is higher than current market norms, which may seem expensive initially. However, this is attributed to:

• Direct highway frontage
• Upcoming metro station just 1 km away
• Large-format township planning
• Premium construction and design specs

If infrastructure and execution go as planned, this pricing may align with the future appreciation curve in the Airport corridor.

Key Considerations & Limitations

• The project is not yet RERA-approved, so all timelines and configurations are subject to change.
• There is a high-tension power line running at the rear end of the project, though it’s outside the buildable area.
• Initial demand is primarily investor-driven, especially in studio/compact units; this could delay community formation until later handovers.

Advantages

• High connectivity: On the highway + 1 km to metro
• Extensive green planning and open space
• Strong focus on amenities and lifestyle infrastructure
• Wide range of unit types catering to both investors and end-users
• Large central clubhouse and distributed civic zones
• Road width, township layout, and traffic flow thoughtfully designed

Conclusion

For buyers planning long-term residence or investment in North Bangalore, Sattva Codename Hamlet is a project worth considering. Its scale, integrated township layout, and strategic location near the upcoming airport zone offer strong future potential. While still in the early stages, it may appeal to those looking to secure a home in a growth corridor before prices escalate