Modern Spaaces Sarjapur Road Reviews

There is nothing here to review in the ordinary sense. No unit has been sold. No home has been handed over. There are no residents, no maintenance association, no lift downtime to complain about and no water bills to compare. Any page that presents a numerical rating, a review count or a customer testimonial for this project is presenting something that cannot exist yet, and we will not manufacture one.

That matters more than it sounds, because a buyer searching this project by name will meet material that looks like independent commentary and is not. Modern Spaaces sells partly through authorised channel partners, and at least one of those partner sites — modernspaces.in, operated by Diggaj Realty — publishes project pages that read like the developer's own. It is an authorised channel-partner site rather than a squat domain, so it is not fraudulent, but it is a selling party, not a reviewer.

One specific trap is worth naming. That partner site publishes a Karnataka RERA registration number of the form PRM/KA/RERA/1251/310/AG/.... The /AG/ segment marks it as an agent registration — a licence to market property. It is not a project registration, and it confers none of the protections a project number does. If a buyer sees a RERA-style string on a page about this project and reads it as evidence that the project is registered, they have misread it. This project has no RERA number at all.

This is the single most misread fact about the project, so it is worth stating carefully.

Standard Terms of Reference were granted on 2 July 2026 by SEAC Karnataka. The environmental clearance application was filed on 18 August 2026 and remains under verification. No state file number has been allotted to that second application.

A Terms of Reference is permission to conduct an environmental impact assessment study. It sets the scope of the work the promoter must do. It is not approval of the project, and it does not mean the project has been assessed and found acceptable. Nothing here is environmentally cleared. Any description of this scheme as approved, cleared or sanctioned on environmental grounds is wrong.

What the ToR does confirm is that a real promoter has put a real, costed, dimensioned proposal in front of a state authority and had it accepted for study. That is meaningfully more than many pre-launch schemes on this corridor can show, and it is why the figures in the table above can be published at all. It is also the reason the scheme's shape may still change: unit counts, built-up area and floor counts have been revised between the ToR stage and final registration on other projects, and there is no guarantee the numbers above are the ones that eventually reach K-RERA.

Modern Spaaces is a Sarjapur-corridor specialist that builds through a fleet of single-project entities. Its registered office at No. 73/2, Chambenahalli Village, Dommasandra Post, Sarjapura Main Road appears on the signed certificates of five group entities as well as the two 2026 limited liability partnerships behind the current filings. The company's own About page is signed "Shravanth Reddy & Novin Reddy, Partners, Modern Spaaces", and Shravanth P is the named applicant and designated partner on both 2026 signed ToR certificates.

Across both spellings the group carries fourteen Karnataka RERA rows, every one of them a /PR/ project-class registration. Named examples include 77 East and 77 East Phase 2, 312 West and 302 West, Green Storeys, Soul Tree Serinity, Soul Tree Bliss, Soul Tree Nirvana, Soulace, Engrace 1 through Engrace 4, and Engrace Vista. At least one marketed project, Serene Heights 1, is registered to a separate entity, Urban Rays LLP.

The registry runs from 2019–2020 onwards. Claims in circulation about the group's founding date and the size of its portfolio trace only to aggregator listings and machine-generated summaries, and we do not repeat them. It is worth being fair about this in both directions: K-RERA only began registering projects in 2017, so the absence of earlier registrations is silence rather than evidence against a longer history. We cannot corroborate those claims, so we leave them out — which is not the same as saying they are untrue.

The 77 East point, which is the strongest thing on this page

77 East is registered under PRM/KA/RERA/1251/308/PR/200103/003119 at Sy 7/4, Cozy Home Layout, Chikkadunnasandra Village — the same revenue village as this project.

That is the single most useful credibility fact available. This is not a developer arriving from another part of the city with a corridor thesis. It has already taken land, filed and registered a project in this exact village, and its registered office is a short distance away on Sarjapura Main Road. Local knowledge of approvals, contractors, water, access and revenue records is real, and it is unusually well evidenced here.

A second point in the same direction: Modern Spaaces publishes fully mapped price tables on its own website for its launched projects — unit type, exact size, exact price. Most developers on this corridor publish a "starting from" figure and nothing else. This one publishes enough for an outsider to reconstruct its rate ladder, which is what makes the pricing section below possible at all.

Where the developer's record is thinner than it looks

Three honest qualifications belong beside the registry count.

First, registration is not handover. The second date on a K-RERA certificate is the promoter's declared completion or registration-validity date. We retrieved no occupancy certificate and no RERA completion filing for any Modern Spaaces project. On the evidence available we can say the group registers projects and declares completion dates. We cannot independently confirm handover on any of them, and we do not write that word.

Second, the developer's own numbers and its filings do not always agree. Engrace Vista's environmental record, SIA/KA/INFRA2/435738/2023, describes "400 residential units with club house in Block A, B, C, D & E distributed over BF+GF+14UF" — five blocks. The developer's website describes 392 units in seven towers. Neither figure is dishonest on its face; buildings get redesigned between clearance and construction. But it is a reminder that the marketed configuration of a Modern Spaaces project can differ from the filed one, which is directly relevant to a scheme whose configuration is currently unpublished.

Third, and most substantively, nothing in the retrieved record shows this developer building at 45 storeys. The heights we can evidence are modest: Green Storeys is G+9, Serene Heights 1 is B+S+10, Engrace Vista is filed at BF+GF+14UF. A 45-storey residential tower is a materially different construction proposition from a fourteen-storey block — different structural system, different vertical transportation, different fire strategy, different approvals chain, different programme risk. This is not an accusation; developers move up in scale all the time, and the group may well have brought in the expertise. It is a straightforward observation that the reassurance a buyer draws from the track record does not automatically extend to the building type being proposed here.

There is no product to evaluate

No marketing name has been announced. Modern Spaaces' own website lists eight upcoming projects as teaser cards with no specifications, no acreage and no survey numbers, and the individual project pages return server errors — they are unpublished. There is no brochure, no master plan, no floor plate, no tower count, no specification schedule and no price. A buyer at this stage is evaluating a developer and a parcel, not a building.

The configuration table in circulation contradicts itself

Material in circulation describes a mix of 2 BHK at 1,230–1,634 sq ft, 2.5 BHK at 1,634–1,817 sq ft and 3 BHK at 1,553–2,200 sq ft, with its own caveat that the figures are tentative. These bands overlap incoherently. The 3 BHK floor of 1,553 sq ft sits below the 2.5 BHK floor and below the 2 BHK ceiling, which would mean a three-bedroom home smaller than a two-bedroom one. We reproduce the ranges only with that warning attached, and we do not tidy them up. They are unconfirmed, they are internally inconsistent, and the authoritative version will arrive with RERA registration or not at all.

The amenity list in circulation is not this project's

The amenity schedule attached to this project in circulating material is boilerplate — the identical list appears against an unrelated project in a different part of the city. It is not research and we do not publish it as this scheme's amenities. The club house on the filing is the only inclusion that can be stated.

Modern Spaaces has published no price for this project. Nothing. Any figure quoted today comes from a channel partner, not the developer.

What is available, and it is unusually good evidence, is the developer's own published rate table for its launched projects, read on 27 August 2026.

Two of those come with full unit detail. Green Storeys is 135 units on 2.64 acres, G+9, with possession given as December 2026, and its 2 BHK of 1,349 sq ft is priced at Rs 98 lakh while its 3 BHK of 1,851 sq ft is priced at Rs 1.3 crore. Serene Heights 1 is 240 units on 4.5 acres, B+S+10, with possession given as July 2027, entry at Rs 1.51 crore and a top price of Rs 1.87 crore for a 2,030 sq ft three-bedroom home.

Our estimate for this project is Rs 8,460 to Rs 9,240 per sq ft, and it is an estimate. The derivation is deliberately simple: the floor is Engrace Vista, the developer's own mapped rate for a comparable apartment product on this corridor; the ceiling is Serene Heights 1, the highest apartment rate the developer publishes anywhere and the rate it charges for a project actually on Sarjapur Road. A launch-vintage and specification uplift above Engrace Vista is arguable. Exceeding the developer's own on-road ceiling is not, for a site the filings place about a kilometre off the main road. Any quoted figure materially above Rs 9,241 per sq ft should be treated as a channel-partner aspiration and questioned.

An independent cross-check

One nearby registered project supports the same band from outside the developer's own data. Ventara Residences at Sy No 131, Chambenahalli Village, promoted by Capstone Properties and registered under PRM/KA/RERA/1251/308/PR/051224/007269, implies Rs 9,006 to Rs 9,862 per sq ft — Rs 1.45 crore for 1,610 sq ft at the entry end and Rs 2.85 crore for 2,890 sq ft at the top. That sits a little above our envelope, which is consistent with a registered, launched project commanding more than an unregistered one.

Beyond the headline rate, the usual Karnataka stack applies: GST on under-construction homes, stamp duty and registration on the agreement value, and the developer's own charges for parking, club membership, corpus and maintenance advance. None of those has been published for this project either, so any rate comparison against a launched scheme is comparing an incomplete number with a complete one.

• Money paid before registration has no statutory home — no escrow, no withdrawal certification, no regulator to appeal to.
• The scheme can still change shape. The EIA study has not been reported, and Engrace Vista's filed five blocks against seven marketed towers is the group's own precedent for a configuration moving between clearance and sale.
• No timeline can be published. Any launch or possession date offered for this project today is not the developer's declared position.
• The height is unprecedented for this developer on the record we retrieved, and 45 storeys carries programme risk that a fourteen-storey block does not.
• Verify any RERA string you are shown. It must contain /PR/, not /AG/, and it must name this project. Neither is true of anything currently in circulation.

Four things, in order of weight. A grant of environmental clearance on the pending application SIA/KA/INFRA2/589316/2026, which would confirm that the scheme survives assessment at its filed dimensions. A Karnataka RERA project registration, which would restore every protection set out above. A developer-published price table of the kind Modern Spaaces already produces for its launched projects. And a stated tower and floor-plate configuration, which would finally make the building itself reviewable.

Until then, the honest summary is that this is a well-documented parcel held by a credible local developer at the earliest possible stage of a long approvals road, with real daily-needs convenience, a real distance from rail and arterial frontage, and nothing yet to buy.