At a Glance
Assetz Zen & Sato is a 3 and 4 BHK apartment project by Assetz on about 7 acres on Sathanur–Bagalur Main Road, Yelahanka, North Bengaluru. Assetz plans 412 homes in 4 towers, with about 74% of the land left open.
Before launch, portals sold it as “Assetz Codename Kyoto”. It’s RERA-registered as Assetz Zen & Sato, approved 8 May 2025, with a completion date of 31 May 2030.
Highlights
- Configuration3 & 4 BHK
- Sizes2,159 to 2,955 sq ft SBUA
- Land~7 acres
- Homes412
- Towers4 (A1 to A4)
- Density~59 homes an acre
- RERARegistered, May 2025
- Completion (RERA)31 May 2030
Project Overview
Assetz Zen & Sato is a mid-rise, low-density project. 412 homes on 7 acres is about 59 homes an acre, our arithmetic. Most new towers around Yelahanka and Hennur pack in far more.
Assetz shows four Assetz Zen & Sato towers on its master plan: A1 and A4 on the sides, A2 and A3 joined in a long block at the back. The clubhouse sits near the entrance on Bagalur Main Road. Portals give the height as 2 basements, ground and 14 floors. Assetz doesn’t publish a floor count, so treat it as reported.
Assetz Zen & Sato has three home types. Two are 3 BHKs of 2,159 and 2,203 sq ft super built-up. The third is a 4 BHK of 2,955 sq ft. Every home gets a living-room balcony of up to 216 sq ft.
Assetz Codename Kyoto and Zen & Sato: one project
If you’ve seen ads for Assetz Codename Kyoto, this is the project they describe. The Kyoto pages put it on 7 acres in Sathanur, on Bagalur Main Road, with a Japanese Zen theme and 3 and 4 BHK homes. That’s Assetz Zen & Sato, line for line.
Assetz’s own website has no Kyoto page. We checked every Assetz registration on Karnataka RERA. The only one in Sathanur village is Assetz Zen & Sato, on survey numbers 119/1 and 119/2. Our guide to projects renamed before launch explains why the registered name is the one that counts.
Our post on Assetz Codename Kyoto sets out the evidence side by side.
Old figures still circulating. Some Codename Kyoto pages still say “RERA awaited” and list 3 BHKs of 1,670 and 1,789 sq ft. Both are wrong. The project was registered in May 2025, and those sizes look borrowed from another Assetz project. Use the Assetz Zen & Sato figures on this page.
Where Sathanur is
Assetz Zen & Sato is in Sathanur, a village on the road from Yelahanka to Bagalur, in Jala hobli. Assetz’s own map puts the site just past Reva University, with CMR University and Delhi Public School a little further east. Portals put Reva University about 1.4 km away.
This is the stretch between Yelahanka New Town and the KIADB Aerospace Park. Our Yelahanka area guide covers the wider area.
Who This Suits
It works if
You want a big home with few neighbours. An Assetz Zen & Sato 3 BHK with about 1,650 sq ft of carpet plus balcony, in a project of 412 homes, is rare at this distance from the city.
You fly often or work north. From Assetz Zen & Sato, Assetz says the airport, the Hebbal flyover and the KIADB Aerospace Park are each within 15 minutes.
You can wait until 2030. Assetz Zen & Sato has a RERA completion date about three years and seven months away.
It doesn’t work if
You work in Whitefield, on the Outer Ring Road or in Electronic City. Every route south goes through Hebbal or Hennur.
Your budget stops near ₹3 Cr. Portal quotes for the smallest Assetz Zen & Sato home start around ₹2.92 Cr, before stamp duty and registration.
You want to walk to shops. Bagalur Main Road is still mostly villages, farms and colleges.
Assetz Zen & Sato review: our verdict
Our Assetz Zen & Sato review: one of the lowest-density projects on this side of Yelahanka, from a developer that says it has delivered 14,000+ homes. Assetz Zen & Sato is also already under construction, not a paper launch. The trade-off is price. At about ₹13,500 per sq ft of super built-up area, it isn’t cheap for a Bagalur Road address. Compare it with two or three nearby projects before you pay anything.
About the Developer
Assetz was set up in Bengaluru in 2006, starting with commercial property. It says it has 14,000+ homes delivered, 24,000+ homes delivered and underway, and a portfolio of over 50 million sq ft. Akshay Dewani is Executive Director and CEO.
Assetz Zen & Sato isn’t Assetz’s only bet up north. Sora & Saki is in the KIADB IT park. Miru & Miyo (Honenahalli) and Niwa & Neo (KIADB hardware sector) were registered in Yelahanka taluk in 2026. Our list of Assetz upcoming projects has each one, with its completion date.
Weighing it against Assetz’s other Bagalur-side project? See Zen & Sato vs Sora & Saki.
The check before you buy: walk a finished Assetz project that’s five or more years old. Look at the lifts, the waterproofing and how the common areas have held up. Our guide to visiting a developer’s completed project lists what to look for.
Pricing
Assetz hasn’t published an Assetz Zen & Sato price. Portals quote about ₹2.92 Cr for the 2,159 sq ft 3 BHK. One portal’s price sheet puts it at ₹2.99 Cr “all inclusive”, with GST. The 4 BHK is quoted from about ₹3.80 Cr. Because base and all-in figures are mixed, none of them go in the table.
The Assetz Zen & Sato areas are Assetz’s own. The carpet column is what Assetz calls TCA: RERA carpet plus balcony.
Assetz Zen & Sato price per sq ft
At ₹2.92 Cr, the 2,159 sq ft Assetz Zen & Sato home works out at about ₹13,500 per sq ft of super built-up area. On its 1,649 sq ft of carpet plus balcony, it’s about ₹17,700 per sq ft.
Our post on the Assetz Zen & Sato price does the full working, including the cash you need.
Always compare on carpet. Our guide to carpet area vs built-up area shows why.
What You’ll Actually Pay
Sathanur is outside the old BBMP limits, so the 3% surcharge applies. Here are the government charges on a ₹2.92 Cr Assetz Zen & Sato agreement. See our guide to property outside BBMP limits.
Charges on a ₹2.92 Cr agreement
Under-construction apartment, outside the old BBMP limits. Surcharge at 3% of duty
Agreement value₹2,92,00,000
GST at 5% (under construction)₹14,60,000
Stamp duty at 5%₹14,60,000
Cess at 10% of stamp duty₹1,46,000
Surcharge at 3% of stamp duty₹43,800
Registration at 2%₹5,84,000
All-in₹3,28,93,800
That’s 12.65%, or about ₹36.94 lakh, on top. Your home loan won’t cover any of it.
Two traps. Car parking, club membership, the maintenance deposit and floor rise often sit outside the quoted price. And Karnataka doubled registration to 2% on 31 August 2025, so older calculators understate it.
For the full working, see stamp duty and registration charges in Bangalore.
Floor Plans
Assetz publishes three Assetz Zen & Sato floor plans, with room sizes for each.
Assetz Zen & Sato efficiency is our arithmetic: carpet plus balcony divided by super built-up. At 76 to 77%, it’s better than most Bangalore high-rises.
The Assetz Zen & Sato 4 BHK is generous. Assetz gives its living and dining room as 24’9” by 18’3”, the master bedroom as 18’11” by 12′, and the main balcony as 13’5” by 16’1”.
Assetz Zen & Sato floor plan: three numbers to ask for
RERA carpet alone. Assetz’s figure includes the balcony. Ask for the bare RERA carpet area, the one your agreement must state.
The in-between sizes. One portal’s price sheet also lists 3 BHKs of 2,184 and 2,193 sq ft. Ask Assetz which sizes are actually on sale today.
The floor. Ask which floor your quote is for, and the floor-rise rate above it.
Amenities
The Assetz Zen & Sato master plan names a pool, a padel court, a pickleball court, a tennis court, a dribble court, an outdoor gym, a jogging track, a kids’ play area, an amphitheatre, a pets’ park, a tree court, senior citizens’ seating and a flea-market space. Assetz says the pool is temperature-controlled.
Assetz Zen & Sato has a clubhouse with a pavilion. Assetz doesn’t give its size.
Ask the size. With 412 homes, a clubhouse of 20,000 sq ft would give about 49 sq ft per home. Ask Assetz for the clubhouse area and when it opens. Our guide to open space in Bangalore apartments explains how the 74% figure is counted.
Assetz describes this as a “Carbon Healing” project: solar power, an organic waste converter it says handles 800 kg a day, and water recycling. One portal quotes maintenance of about ₹10,800 a month for a 3 BHK. That’s about ₹5 per sq ft. Treat it as reported.
Ask where the water comes from: a municipal line, borewells or tankers. Our post on borewells and tankers covers what to ask.
Investment Opportunity
The Assetz Zen & Sato case rests on the airport side of the city filling in. The aerospace park, the KIADB IT park and the airport metro line are all within a few kilometres. A low-density project with large homes could hold its resale value as that happens.
The honest arithmetic
All-in, the ₹2.92 Cr Assetz Zen & Sato home costs about ₹3.29 Cr. A 3% gross yield on that needs about ₹82,200 a month in rent. Ask a local agent what a finished 3 BHK in Yelahanka actually lets for. It’s likely well under that.
What works against it
Time. You’ll pay EMIs or rent until Assetz Zen & Sato completes, on or before 31 May 2030. Our guide to the cost of carry on a long possession date does the sums.
Supply. Assetz alone has three more RERA-registered projects in North Bengaluru, and Purva has a large codename project at Chikkajala, further up towards the airport. Our Purva Codename Infinity page is a useful comparison.
Nineteen projects in Yelahanka taluk won RERA approval in 2026. Our list of new projects in Yelahanka has every one.
For the rest of the area, see our guide to apartments near Bangalore airport.
Location Advantages
Assetz says four places are within 15 minutes of Assetz Zen & Sato: the airport, the Hebbal flyover, the KIADB Aerospace Park and an upcoming metro station. Its map shows Reva University, CMR University, Delhi Public School, EuroSchool North Campus, Cytecare and Sparsh hospitals, Manyata Tech Park and Phoenix Mall of Asia around the site.
Portals put the Bagalur Cross station on the airport metro line about 2.6 km away. That line is still being built.
The Hebbal flyover in 15 minutes is a late-night figure. At 9am, the Yelahanka and Hebbal stretch is far slower. Our guide to Bagalur and the KIADB Aerospace Park covers the roads on this side.
What to check before you believe the map
Before you book Assetz Zen & Sato, drive from Sathanur to your office at 8.30am on a weekday. Then drive back at 6.30pm. That’s the commute you’re buying.
We haven’t put a map pin on Assetz Zen & Sato. The survey numbers are on the RERA certificate, but we haven’t confirmed their coordinates. Ask Assetz for the site location and match it to survey numbers 119/1 and 119/2 of Sathanur village.
Construction Status
Assetz Zen & Sato is under construction. Karnataka RERA approved it on 8 May 2025, a month after Assetz applied. One portal reports construction at about 15% in September 2026. Assetz hasn’t published its own figure.
The Assetz Zen & Sato RERA number is PRM/KA/RERA/1251/472/PR/080525/007728. The 080525 in it is the approval date, 8 May 2025. Our guide to checking a RERA registration shows how to look it up.
One date to plan on. Portals give possession as May or June 2030. The RERA completion date is 31 May 2030. Plan Assetz Zen & Sato around that date. Assetz can be held to it.
Before You Book
- Look up PRM/KA/RERA/1251/472/PR/080525/007728 on the Karnataka RERA portal yourself.
- Check your papers say “Assetz Zen & Sato”, not Codename Kyoto.
- Confirm the promoter is APG Townships Private Limited, as on the certificate.
- Get a written Assetz Zen & Sato price on RERA carpet area, with every extra listed.
- Ask whether GST is in the quote. Portal figures mix the two.
- Ask the Assetz Zen & Sato clubhouse size and its opening date.
- Plan on 31 May 2030, not a marketing date.
- Ask about water: borewell, tanker or piped.
- Walk an older Assetz project before you commit.
Frequently Asked Questions
What is the Assetz Zen & Sato price?
Assetz hasn’t published one. Portals quote about ₹2.92 Cr for the 2,159 sq ft 3 BHK and about ₹3.80 Cr for the 4 BHK. Government charges add about 12.65%.
Is Assetz Codename Kyoto the same as Assetz Zen & Sato?
Yes. The Codename Kyoto descriptions match Zen & Sato: 7 acres in Sathanur on Bagalur Main Road, a Japanese Zen theme, and 3 and 4 BHK homes.
What is the Assetz Zen & Sato RERA number?
PRM/KA/RERA/1251/472/PR/080525/007728, approved on 8 May 2025.
Where is Assetz Zen & Sato located?
Survey numbers 119/1 and 119/2, Sathanur village, Jala hobli, Yelahanka taluk, on Sathanur–Bagalur Main Road.
What sizes does Assetz Zen & Sato offer?
3 BHKs of 2,159 and 2,203 sq ft and a 4 BHK of 2,955 sq ft, super built-up.
How many homes are in Assetz Zen & Sato?
412 homes in four towers on about 7 acres, which is about 59 homes an acre.
When is Assetz Zen & Sato possession?
The RERA completion date is 31 May 2030.
How many floors does Assetz Zen & Sato have?
Assetz doesn’t publish a floor count. Portals report 2 basements, ground and 14 floors.
Important Information
Official, checked 24 October 2026: the Assetz Zen & Sato project page (sizes, master plan, room sizes, map, FAQ), the Karnataka RERA certificate for Assetz Zen & Sato, and the full Karnataka RERA project list (to check every Assetz registration in Yelahanka taluk).
Not published by Assetz: price, floor count, clubhouse size and a construction progress figure.
Reported only, by portals (read 24 October 2026): the price quotes, the floor count, the maintenance figure, the 15% construction figure, and distances to Reva University and the metro. The Codename Kyoto name comes from portal pages. Assetz doesn’t use it on its site.
Our own arithmetic: density, efficiency, price per sq ft, the cost sheet and the rent needed for a 3% yield. Statutory rates checked 24 October 2026: stamp duty 5%, cess 10% of duty, surcharge 3% outside the old BBMP limits, registration 2%, GST 5% on under-construction homes.
Nothing here is an offer. Look up any registration yourself on the Karnataka RERA portal.
For the official project page, see assetzproperty.com.
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