Modern Spaaces Sarjapur Road Location

That matters more than usual here, because the single most repeated claim about this location — that it is on Sarjapur Road — is not what the filings describe. For location reading, Urban Oasis by Modern Spaaces keeps the context local: commute anchors, school access, hospital reach, retail convenience, and last-mile movement decide whether the address works.

Buyers searching for this project will type "Sarjapur Road". Sellers will say "Sarjapur". Neither is the administrative address, and the difference is not pedantry.

The taluk determines which revenue administration holds the land records for Sy. Nos. 18 and 19, and which sub-registrar's jurisdiction a sale deed for this parcel falls into. This site does not name a specific office, because we have not verified one — but a buyer doing due diligence should establish it early, since it governs where the encumbrance certificate is pulled from and where registration eventually happens. Anekal Taluk is a distinct revenue unit from the taluks that cover the inner Sarjapur Road stretch closer to the city.

The village name is the other load-bearing string. Chikkadunnasandra is the revenue village; a title search, a mutation record and a khata extract will all be indexed under it, not under "Sarjapur Road". The pincode 562125 and the hobli, Sarjapura Hobli, complete the address that a lawyer will actually work with.

The practical consequence for a buyer is simple. Any document that describes this project as being in a different village, a different taluk, or under a different planning authority is describing something other than what has been filed. The filed string is Chikkadunnasandra Village, Sarjapura Hobli, Anekal Taluk, Bengaluru Urban District.

This is the correction that changes how the location reads.

The parcel does not have frontage on Sarjapur Road, and it does not front State Highway 35. The honest description is that the site sits about a kilometre off the Sarjapur Road (SH-35) alignment, reached by village roads. That "about a kilometre" is a separation measured across the map between the parcel and the highway alignment — it is not a travel distance, and this page does not present it as one.

The nearest stretch signed as Sarjapura Road, carrying the SH-35 reference, lies to the north of the parcel. The nearest alignment of SH-35 of any description lies to the east. The NH-648 alignment — the Dabaspete–Hosur road, part of the Satellite Town Ring Road scheme — lies further east again. We publish no distance to any of them, because the only measurements we hold for road alignments are map separations rather than routed distances, and this site does not publish map separations as distances.

What the parcel does connect to is a network of unnamed village roads. The nearest named road of any class is under a kilometre away across the map. Everything a resident does — the school run, the commute, the hospital trip — begins on that unnamed local network before it reaches anything with a highway number.

For a buyer, this produces three concrete questions to ask on site, none of which the filings answer:

1. What is the width and surface condition of the access road serving Sy. Nos. 18 and 19 today?
2. Who is responsible for maintaining and, if necessary, widening it — and is any widening actually sanctioned rather than merely drawn?
3. What does that access road look like on a weekday morning, once 826 households are using it?

If material about this project places the site on the arterial itself, or credits it with highway frontage, that material is not describing what has been filed — and the rest of it deserves the same scrutiny.

This is the most useful finding in the routed table, and it is one that no distance chart on a listing portal will show you.

A detour ratio is the road distance divided by the straight-line distance. A ratio near 1.2 is normal. A ratio above roughly 1.6 means the road network has diverged sharply from the map, and a ranking done on the map will be wrong.

Read that table carefully, because it inverts the usual assumption. The destinations closest to this site on a map are the worst served by road. Azim Premji University and SABIC's technology centre are both roughly a kilometre away as the crow flies, and both take about four kilometres of driving to reach — 3.93 km and 4.26 km respectively. There is no direct road link between the site and those points; the network routes around.

The same effect applies further out, on the highway legs.

The practical consequence is that any marketing map showing this project with radius rings drawn on it will overstate what is close. If you are assessing this location, use the road column and ignore the rings.

This distinction is where most location writing about the Sarjapur corridor goes wrong. Three pieces of infrastructure are routinely attached to sites in this area. Here is the position on each.

Namma Metro Phase 3A

Sarjapur is the proposed southern terminus of Namma Metro Phase 3A. The line was approved by the Karnataka Cabinet on 6 December 2024. Cost figures have been reported in a range between Rs 25,485 crore and Rs 28,405 crore, varying by source and by detailed project report revision; we make no claim about which figure is current or in which direction it has moved. The line remains awaiting Union Cabinet approval.

Critically: no alignment and no station location has been published. This page therefore publishes no distance from the site to any Phase 3A station, and no travel time to one. Any material that gives you such a distance has invented it — there is no published station to measure to. With the alignment not in the public domain and Union Cabinet approval still outstanding, Phase 3A is not something a buyer can price into a decision made today.

The Sarjapur Road widening claim

A proposed widening of the Sarjapur Road corridor, quoted at a specific carriageway width, is frequently attached to projects in this area, including this one. We do not publish that width, because no such widening is corroborated for the Sarjapura–Attibele stretch.

The only corroborated widening on Sarjapur Road is on the inner stretch, from Iblur Junction to Carmelaram — a 4.7 kilometre section widened in 2022. That work begins roughly ten to fourteen kilometres away from this site, measured across the map rather than along a route. The work is real; it is simply not this stretch of road, and attaching it here would mislead a buyer about what is coming to the road outside the gate.

SWIFT City

SWIFT City is also routinely attached to sites in this area. The nearest village named in the acquisition set is Bikkanahalli, which is a different settlement from Bikkanahalli Hosahalli near this site — similar names, distinct places. We publish no distance to it, because the only measurement we hold is a map separation rather than a routed road distance, and we do not publish map separations as distances. Nor do we repeat the acreage figure that circulates alongside it, attributed to Hosahalli: it is unsourced, and it has been pinned to the wrong village.

If SWIFT City matters to your purchase decision, verify the acquisition notification and the village list yourself before treating it as a factor here.

The developer is not new to this village. 77 East is registered with the Karnataka Real Estate Regulatory Authority at Sy 7/4, Cozy Home Layout, Chikkadunnasandra Village, under registration number PRM/KA/RERA/1251/308/PR/200103/003119. That number belongs to 77 East, not to this project.

Modern Spaaces is a Sarjapur-corridor specialist, and it has already registered and built in this exact revenue village. That is a genuine point in the location's favour. A developer holding an existing registration in the same revenue village has already dealt with this village's access, its approvals and its local administration once before, which a first-time entrant to Chikkadunnasandra has not.

Nothing above is meant to talk you into or out of this site. Here is the balance, stated as directly as we can.

What genuinely works. Sarjapura town is inside three kilometres by road, with a bus stand at 1.89 km, a primary health centre at 1.80 km, two hospitals inside 2.6 km and a market at 2.66 km. The schooling depth is real — more than a dozen established schools inside eight kilometres by road, and Azim Premji University at 3.93 km. There is a substantial employer, SABIC's technology centre, at 4.26 km. Half a dozen lakes sit within five kilometres by road. The developer has prior registered work in this same village.

What does not. The site does not front an arterial road. It is about a kilometre off the SH-35 alignment and it is reached by unnamed village roads, which means the quality of the last mile is a question the filings do not answer and a site visit must. There is no operational rail or metro station within ten kilometres; Carmelaram at 11.59 km by road is the nearest rail of any kind. The campus-scale employment that drives demand in this corridor is 13 to 18 kilometres away by road. Organised retail beyond one mall at 4.12 km is thin. And the detour ratios show that the immediate surroundings are worse connected by road than any map suggests, with the two nearest institutions of any scale taking four times their map distance to reach.

What is not yet real. Metro Phase 3A is approved by the state cabinet and awaiting the Union Cabinet, with no published alignment and no published station. The Sarjapur Road widening that gets attached to this area belongs to a different stretch of it, ten to fourteen kilometres away across the map. SWIFT City's nearest named acquisition village is a different settlement from the similarly-named one near this site. None of these three should carry weight in a purchase decision made today.

What the project itself has not yet cleared. No RERA registration. No environmental clearance — only a Terms of Reference to begin the study. No published marketing name, no published floor plans, no published price, and no declared possession date. An 826-unit scheme rising to 45 upper floors, in a village served by village roads, raises exactly the questions that the pending environmental impact assessment exists to examine — and that assessment is not finished.

If you are considering this location, the sequence we would suggest is: drive the access road at peak hour, confirm the survey numbers and the taluk with your own lawyer, and wait for the RERA registration before any money changes hands.