Mana Dale

We explored the site to get a better understanding of Mana Dale, a residential apartment project located in Kodathi Village, just off Sarjapur–Marathahalli Road in East Bangalore. The development is planned in multiple phases, with Phase 1 and Phase 2 each consisting of two towers. While the first two phases are already in motion, the developer has indicated plans for a potential Phase 3, though detailed specifications for that are yet to be finalised.

The approach road to Mana Dale currently measures between 30 to 40 feet, with a planned widening to 50 feet in the future. However, during our visit, the last stretch leading up to the project site was not in good condition, with patchy road conditions that may require maintenance. Internally, the layout includes 30-feet-wide roads, which are planned to support two-way movement and ensure basic circulation within the community. Hopefully, the approach road will be repaired or upgraded as construction progresses and occupancy nears.

The development is spread across 7 acres, planned in two phases, with each phase comprising two high-rise towers. The building structure comprises 3 basement levels, followed by ground and 28 floors.

Each floor will accommodate only 4 units, indicating a relatively low-density layout intended to reduce common area congestion and enhance resident privacy.

Phase 1 consists of 236 units, the unit offerings include 3 BHK apartments in three sizes -1580 sq. ft, 1600 sq. ft, and 1800 sq. ft along with 4 BHK units of 2145 sq. ft (all super built-up area). Phase 1 was launched in December 2023, and possession is expected by June 2027, with only 10 units currently available.

Phase 2 includes 226 units, retaining the same 3 and 4 BHK formats as Phase 1, and introduces a 2.5 BHK configuration of 1484 sq. ft. It was launched in January 2025, with possession scheduled for November 2029. Approximately 20% of the inventory remains available in this phase. The buyer demographic is largely end-user driven, with around 95% of buyers intending to occupy their homes.

The current base pricing stands at ₹8,900/sq. ft for Phase 1 and ₹8,600/sq. ft for Phase 2, compared to the initial launch price of ₹8,000/sq. ft for both phases. In addition to the base cost, buyers will incur a Preferred Location Charge (PLC) of ₹100/sq. ft and a Floor Rise Charge (FRC) of ₹25/sq. ft. Maintenance charges are set at ₹5/sq. ft, payable one year in advance at the time of possession.

Parking has been planned in the basement levels with a total of 750 residential slots and an additional 15–20 visitor parking spaces. 4 BHK units will have 2 car parks, while all other units will come with 1. Additional parking slots may be availed after possession, subject to availability, at a cost of ₹3.5 lakh per slot.

Each tower will have 3 Schneider elevators (2 residential + 1 Service) along with two staircases. Water supply will be provided through six borewells, as no external water connection has been confirmed yet. A 55,000 sq. ft clubhouse is planned as the main recreational and social hub for the project, supporting community interaction and lifestyle needs.

The project will feature a clubhouse, centrally located between both phases, and designed as a shared amenity space for all residents. The clubhouse will be developed in two separate structures ; one with G+2 floors and the other with G+3 floors. The planned facilities include a gymnasium, spa, co-working space, suite rooms, rooftop swimming pool, and restaurants, indicating a mix of fitness, leisure, hospitality, and work-from-home–friendly spaces within the community.

The living and dining areas are part of a combined open layout, with vitrified tile flooring used throughout these spaces.

The unit features an open kitchen layout integrated with the living–dining space, and there is no separate wet area provided. Electrical and plumbing points will be provided, along with taps, a sink, and switchboards as part of the standard kitchen fit-out.

Each washroom is designed with anti-skid tiles and comes with sanitary fittings from brands such as American Standard, Roca, or Vitra.

The master bedroom features an attached balcony and an attached washroom, and is finished with laminated wooden flooring.The balcony is finished with ceramic tiles in a wooden finish.

Bedroom 2 comes with a 7 ft tall window for natural light and ventilation, and has vitrified tile flooring.

Bedroom 3 also features a 7 ft tall window for ample light and ventilation, with vitrified tile flooring similar to Bedroom 2.

Construction & Customisation Policy

The construction is being carried out using Mivan technology, which offers better structural consistency and finish. Unlike many large-scale projects, Mana is executing the construction in-house without outsourcing to external contractors. As per the project policy, no structural modifications are allowed after possession. However, during the finishing stage, buyers may request minor customisations such as changes in flooring materials or wall paint shades, subject to developer approval. Any upgrades or deviations from standard specifications may be permitted at an additional cost.

Sustainability Features

The project incorporates several sustainability elements as part of its site planning and infrastructure:

• Rainwater harvesting systems to aid groundwater recharge
• Water treatment and softening plants for usable domestic water supply
• Over 200 trees planted within the project premises
• Presence of two 100+ year-old banyan trees, retained and integrated into the landscape design

Connectivity Overview – Mana Dale

Schools (within 2–6 km range)

• Primus Public School – ~2.5 km
• Prakriya School – ~3.5 km
• Nirmala Vidyalaya – ~5 km
• Indian International School – ~6 km

Work Hubs (within 6–12 km range)

• Wipro Campus – ~6.5 km
• RMZ Ecospace – ~10 km
• Embassy Tech Park – ~11 km
• RGA Tech Park – ~12 km

Malls (within 6–13 km range)

• Market Square Mall – ~6.5 km
• Central Mall – ~9 km
• Gopalan Innovation Mall – ~11.5 km
• The Forum Mall (Koramangala) – ~13 km

Hospitals (within 5–10 km range)

• Punarjani Ayurvedic Hospital – ~5 km
• Manipal Hospital, Sarjapur – ~6.5 km
• Motherhood Hospital, Sarjapur Road – ~7 km
• Apollo Hospital (Brookefield/Marathahalli area) – ~10 km

Overall Impression – Mana Dale

Mana Dale positions itself as a thoughtfully planned, mid-sized residential development focused on low-density living, greenery, and lifestyle-oriented amenities. Located just off Sarjapur–Marathahalli Road in Kodathi, the project appeals primarily to end-users seeking a quieter community setup within reach of key schools, work hubs, and healthcare facilities.

Key USPs

• 75% open space across a 7-acre land parcel
• Significant green cover with 200+ trees and preserved 100+ year-old banyan trees
• A centrally located 55,000 sq. ft clubhouse with spa, gym, co-working, and rooftop pool
• Open sky leisure courts on the 20th and 21st floors instead of residential apartments, offering community spaces with elevated views

Key Considerations & Limitations

• A railway track runs parallel to the site though only 3–4 trains pass daily, it may be a concern for some residents in the nearest tower
• A high-tension power line runs near the main entrance, around 300 ft away from the nearest apartment block
• The location is part of a rapidly developing micro-market, with upcoming large-scale projects like Birla Evara and a 30-acre Godrej township nearby. The existing access road, currently around 30–40 ft wide, may face traffic congestion in the future unless widened or upgraded

Conclusion

Mana Dale presents a well-structured residential layout with a clear emphasis on open spaces, greenery, and functional amenities. Elements like the central 55,000 sq. ft clubhouse and open sky leisure courts on the upper floors contribute meaningfully to the overall lifestyle experience. The unit configuration, low-density floor plan, and predominantly end-user buyer base suggest that the project is oriented toward long-term residential living, particularly for families.

That said, there are some practical considerations. The proximity of a railway track and a high-tension line near the entrance may raise concerns for some buyers, even if they don’t directly impact the residential blocks. Additionally, with several large-scale developments such as Birla and Godrej projects coming up in the immediate vicinity, the existing narrow access road may lead to future traffic congestion if road infrastructure is not scaled in parallel.

Overall, Mana Dale appears to be a solid option for buyers prioritising space, greenery, and a relatively quieter living environment—but the external factors around access, neighbouring development, and infrastructure readiness should be evaluated carefully before making a decision.