About This Listing
At a Glance
Arvind Forest Trails is a 5 BHK villa project on Bagalur–Sarjapura Road, in Sarjapura,
Anekal taluk. 15.5 acres, built around a 1.2-kilometre walking trail that runs through the
site rather than around it, with a 15,000 sq ft clubhouse. It’s registered with Karnataka RERA under
PRM/KA/RERA/1251/308/PR/271023/006354, and the completion date the developer has declared to the regulator is 30 June 2029.
Arvind Forest Trails Bangalore is built by Arvind SmartSpaces, the property arm of the Lalbhai
Group — the 1897 Ahmedabad textile house behind Arvind Limited. We pulled the RERA certificate
ourselves rather than repeat what the marketing pages say, and the promoter named on it is Arvind
SmartSpaces Limited. That sounds like a formality. It isn’t, and we’ll come back to it.
The honest bit first. June 2029 is nearly three years away, and this address is Sarjapura the town,
in Anekal taluk — not the Sarjapur Road corridor near Bellandur that most buyers picture when they
hear the name. It’s well past Dommasandra. If your office is on the Outer Ring Road, read the commute
section before you fall for the trail.
Highlights
- Configuration5 BHK row villas
- Land parcel15.5 acres
- Forest trail1.2 km, on site
- Clubhouse15,000 sq ft
- Outdoor amenities25 on the master layout
- RERA completion30 June 2029
- Green ratingIGBC registered
- TalukAnekal · 562125
Project Overview
Arvind Forest Trails occupies 15.5 acres off Bagalur–Sarjapura Road, at Survey No. 95/2
and a long run of adjoining survey numbers in Anekal taluk. The RERA certificate lists them all —
sixty-odd parcels stitched together, which tells you this land was assembled over time rather than bought
whole. The developer’s own site says 15.5 acres. You’ll see 15, 15.58 and 16 quoted elsewhere. We’re
using the builder’s number and telling you the others exist.
The organising idea is a 1.2-kilometre trail threaded through the site. Not a perimeter jogging track
with a hedge, which is what “walking trail” usually means in a brochure — on the master layout the
trail runs inside the plan, with villa clusters arranged along it. Twenty-five outdoor amenities hang off
it: a Miyawaki garden, a zen garden, a lily pond, a skating rink, a pets’ garden, a graffiti wall. The
clubhouse is 15,000 sq ft.
What we can’t tell you is how many villas there are. Four sites say 233, 240, 250 and 253. That isn’t
a rounding difference, it’s four people guessing, so we’ve left it out rather than pick whichever sounds
best. Same with built-up areas: one source says 1,763 to 2,836 sq ft, another 1,763 to 3,891, a third
2,675 to 3,891. Ask Arvind for the unit schedule in writing. It’s a reasonable thing to ask for and it
costs you nothing.
| Property type | Villas — 5 BHK row villas, gated |
| Location | Off Bagalur–Sarjapura Road, Sarjapura Hobli, Anekal Taluk, Bengaluru 562125 |
| Developer | Arvind SmartSpaces Limited |
| Land parcel | 15.5 acres |
| Configuration | 5 BHK |
| Villa count | Sources conflict — not published |
| Built-up range | Sources conflict — not published |
| Clubhouse | 15,000 sq ft |
| Signature feature | 1.2 km forest trail through the site |
| RERA registration | PRM/KA/RERA/1251/308/PR/271023/006354 |
| RERA approval date | 27 October 2023 |
| Declared completion | 30 June 2029 |
| Green rating | IGBC Green Homes — registered |
Who This Suits
Good fit if
- You actually want a villa, not a large flat. Five bedrooms, your own walls, your own roof.
There is no upstairs neighbour and no lift lobby politics. - You work from home most days. The villas carry a flexi space that Arvind explicitly pitches as a
study, gym or studio, and the clubhouse has a business centre with workstations. - You’ll use the trail. 1.2 km through the site is a genuine daily walk, not a token strip. If
you’d walk it every morning, it’s worth real money to you. If you wouldn’t, you’re paying for landscape
you’ll look at through a window. - You want a long build-out. Handover is 2029, so if you’re selling something else, or your child
finishes school in 2029, the timing works in your favour rather than against it. - You want a registered, checkable project. The RERA number is live, the promoter matches the
listed company, and the completion date is on record with the regulator. Not every project we look at
survives that test. - You’re comfortable in Anekal taluk. Sarjapura town is quieter, greener and cheaper per square foot
than the Sarjapur Road corridor, and some people prefer it outright.
Think twice if
- You need to move in soon. 30 June 2029 is the declared date. That’s close to three years of
rent, or three years of pre-EMI, before you own anything you can live in. - You think this is Sarjapur Road. It isn’t. It’s Bagalur–Sarjapura Road, past Sarjapur
town, in Anekal taluk. The ORR tech parks are a long drive and the last stretch is not a good road. - You’re relying on the metro. The nearest station is proposed, not funded and not under construction
here. Buy the address that exists today. - You want the clubhouse to yourself. Read Arvind’s own club disclaimer: the clubhouse sits on
civic-amenities land and is built for residents of this project and future development and other
adjacent lands that may be integrated. In plain English, more households may share it later. - You need certainty on size and count. We couldn’t get a straight answer on either from public
sources, and neither should you accept one verbally. - You want a finished green certification. IGBC Green Homes here is registered, which is
the application stage. Registered is not certified. Ask which rating level is being targeted.
About the Developer
Arvind SmartSpaces is the real estate business of the Lalbhai Group, which began as an Ahmedabad
textile mill in 1897 and now runs across textiles, brands and retail — Arvind Limited is the mill
that later put Calvin Klein, Tommy Hilfiger and Arrow into Indian stores. The property arm is listed
separately, so its accounts are public and you can read them without asking anyone’s permission.
Arvind SmartSpaces Sarjapura is not the company’s first Bengaluru project. Its own site lists
seven completed here — Skylands, Sporcia, Expansia, Oasis, Greatlands, Bel Air and the commercial
Edge on Tumkur Road — alongside five under construction. Five of the seven completed ones are
marked sold out. That’s a longer local record than most buyers assume when they hear a name they
associate with shirts.
Here’s the check worth doing, and it takes ten minutes. The promoter on this project’s RERA
certificate is Arvind SmartSpaces Limited — the listed entity itself. Developers often build
through a separate special-purpose company, which is legal and normal but means the balance sheet you
researched isn’t the one you’re contracting with. On this project, it is. Verify it yourself on the
Karnataka RERA portal before you sign anything.
The project’s own page is at
arvindsmartspaces.com. The design partner named in the
brochure is Apurva Amin Architects of Ahmedabad, and the land partner is White Projects.
Pricing
We are not publishing a price for this project yet, on purpose. Arvind’s own website says
Rs 3.45 crore onwards. Three separate property portals quote Rs 1.80 crore, Rs 2.20 crore and Rs 2.23
crore. That’s a spread of nearly two to one on the same villas, which means at least two of those
numbers are wrong, and possibly all of them are stale. We’ve asked Arvind directly for the current price
sheet and this section gets filled in the moment it arrives.
Publishing an average would be worse than publishing nothing. If you want the live number for a
specific villa type today, ask us and we’ll send what the developer confirms in writing — not what
a portal cached eighteen months ago.
What You’ll Actually Pay
The price is pending, but the rates on top of it aren’t — those are set by the state and we
re-checked them on 4 September 2026. Here’s how they work on an under-construction villa, using a round
Rs 1 crore as the worked example. Swap in whatever number Arvind confirms and the percentages hold.
So roughly 12.6% on top of whatever the villa costs. On a Rs 3 crore villa that’s about
Rs 38 lakh in charges before you’ve bought a light fitting. People routinely forget this and then find
themselves short at registration.
Two things that catch villa buyers specifically. First, on a villa the land and the
construction are often documented separately — a sale deed for the plot and a construction
agreement for the house. Stamp duty treatment differs between the two, so ask for the split in writing
before you budget, not after. Second, the registration fee doubled from 1% to 2% in August 2025 and a
lot of online calculators still show the old rate. On a Rs 3 crore villa that error is Rs 3 lakh.
Not in the table: your lawyer, home loan processing, the corpus and maintenance deposit, and the
interiors. On a 5 BHK villa the interiors number is not small. Budget it honestly at the start rather
than discovering it in 2029.
Master Plan & Floor Plans
The master layout shows the villa clusters arranged along the 1.2 km trail, with the clubhouse and
the 25 numbered outdoor amenities distributed across the 15.5 acres. Individual villa plans are the
document to insist on here, because the public sources disagree so badly on sizes.
One thing to look for on the master layout that nobody points out. Find where the
trail passes closest to the villas, then ask which units back onto it. A walking path outside your rear
wall is charming at 7am and less charming at 10pm on a Saturday. Also ask which clusters face the
clubhouse — the banquet hall and the discotheque-style spaces generate noise, and the units nearest
them are usually the ones still available late in a launch.
Amenities
- 1.2 km forest trail
- 15,000 sq ft clubhouse
- Pool with rock waterfall
- Kids’ splash pool
- Gymnasium
- Spa, steam and sauna
- Banquet and multipurpose hall
- Multimedia theatre
- Business centre with workstations
- Library
- Convenience store
- Multipurpose sports court
- Net cricket
- Party lawn
- Zen and rock gardens
- Miyawaki garden
- Lily pond and water features
- Walkway with trails
- Alexa-enabled smart switches
- Biometric door locks
- EV charging point, common area
- Partial power backup
- Sewage treatment plant
- CCTV at the main gate
Every item above comes off Arvind’s own brochure and project page, so it’s what they’ve committed to publicly rather than what a portal invented. Two caveats worth carrying into the meeting. The clubhouse is on civic-amenities land and the disclaimer reserves the right to open it to adjacent future development, so ask how many households it is finally designed for. And the power backup is described as partial — find out exactly which circuits in the villa it covers, because on a five-bedroom house the difference between lights-only and full backup is a serious monthly number.
Location Advantages
Arvind Forest Trails Sarjapura sits off Bagalur–Sarjapura Road in Anekal taluk, close to
Sarjapur town. The brochure points at RGA Tech Park, Global Technology Park, Cessna Business Park, Wipro
and Embassy Tech Village as the employment anchors, and at Carmelaram as the nearest railway station.
Those are the right landmarks. The distances are the part to be careful about.
Be precise about which Sarjapur this is. The Sarjapur Road that people mean when they say the words
is the stretch from Agara through Bellandur to Dommasandra — the one with the tech parks on it.
This project is beyond that, on the road heading towards Bagalur and Attibele, in Anekal taluk with a
562125 pincode. It’s genuinely quieter and genuinely greener. It is also genuinely further out, and
pretending otherwise would waste your Saturday.
The road is the whole story here. Sarjapur Road’s widening and the Peripheral Ring Road have
been discussed for years, and how this address performs in 2029 depends almost entirely on which of
those actually gets built. If they land, this is early. If they don’t, you own a beautiful villa at the
end of a two-lane road that carries traffic it wasn’t designed for. Drive the last five kilometres
yourself at 9am on a weekday before you decide which of those you believe.
| Landmark | Note |
|---|---|
| Sarjapur town | The local centre — shops, schools, everyday needs |
| RGA Tech Park | Named in the developer’s brochure as a nearby employment hub |
| Wipro and Embassy Tech Village | On the Sarjapur Road / ORR corridor, well to the north |
| Carmelaram railway station | Nearest station named by the developer |
| Attibele and Hosur Road | South, via Sarjapura–Attibele Road |
| Metro | Proposed only — nothing operational near this site |
For other projects we’ve covered on this side of the city, see
Lodha Elanza at Dommasandra and
Prestige Garden Breez at Ittangur. Both are closer in on the same corridor, which
makes them a useful sanity check: drive all three in one morning and the distance question answers
itself.
Commute Times
By road from Arvind Forest Trails Sarjapura. The lower figure is a clear run on a Sunday morning; the upper is a weekday peak. These are ranges rather than promises, and the spread is the point — a corridor where the peak is triple the off-peak is a corridor under strain.
- Sarjapur town5 – 15 min
- Attibele / Hosur Road25 – 45 min
- Dommasandra25 – 50 min
- Carmelaram railway station35 – 65 min
- Wipro Corporate Office, Sarjapur Road45 – 80 min
- Bellandur / Embassy Tech Village60 – 100 min
- Electronic City50 – 90 min
- Whitefield / ITPL70 – 110 min
- Kempegowda International Airport100 – 160 min
Read that table honestly. If you work at Embassy Tech Village, this is a two-hour round trip on a good day and closer to three on a bad one. Villa projects this far out work for people who have stopped commuting daily — founders, consultants, hybrid workers, families where one person drives and the other doesn’t. They are punishing for two people who both go to an office five days a week. Be honest about which household you are.
Location Map
This pin is on Thindlu in Anekal taluk, the village named in the project’s own published address (pincode 562125, which matches the RERA certificate) — village-level, not a surveyed site boundary, and we would rather tell you that than imply a precision we do not have. Ask us for the gate location before you drive out. Open in Google Maps
Construction Status
Everything below is either on the RERA certificate or on the developer’s own site. Nothing here is
inferred.
- Land assembled and registeredDoneRoughly sixty survey numbers in Anekal taluk, listed individually on the RERA certificate, totalling 15.5 acres per the developer.
- RERA registration27 Oct 2023PRM/KA/RERA/1251/308/PR/271023/006354, issued to Arvind SmartSpaces Limited. Acknowledged 10 August 2023, approved 27 October 2023. Verify it yourself on the Karnataka RERA portal — it takes a minute and it is the single most useful minute you will spend.
- Under constructionOngoingArvind lists the project as ongoing. We have not independently inspected the site, so ask for dated progress photographs and the current slab status rather than accepting a status label.
- PhasingReserved by the developerArvind’s own club disclaimer reserves the right to launch the project “in one or more phases of varied sizes”. Ask which phase the villa you are shown belongs to, and what the completion date is for that phase specifically.
- Declared completion30 Jun 2029This is the date on the RERA certificate, which makes it a commitment to the regulator rather than a marketing estimate. It is still nearly three years out. Plan your money on 2029, and treat anything earlier as a bonus.
- IGBC Green HomesRegisteredRegistered is the application stage, not the award. Ask which rating level is being pursued and when certification is expected.
Before You Book
Buying into Arvind Forest Trails Bangalore means committing money now for a house in 2029. That’s a long exposure, and it deserves the full checklist rather than a site visit and a good feeling. Work through this before any money moves.
- Pull the RERA certificate yourself Search PRM/KA/RERA/1251/308/PR/271023/006354 on rera.karnataka.gov.in. Check the promoter name, the survey numbers and the completion date against whatever the sales team tells you. Five minutes, and it has killed deals before.
- Get the villa count and the built-up schedule in writing Public sources disagree wildly on both. A written unit schedule with carpet, built-up and super built-up areas separated is the document that settles it.
- Ask which phase your villa is in The developer has reserved the right to build in phases. The project completion date and your phase’s completion date are not necessarily the same thing.
- Read the club disclaimer before you value the clubhouse It is on civic-amenities land and may serve adjacent future development. Ask how many households the 15,000 sq ft is finally sized for.
- Clarify the land and construction split Villa purchases are often two documents, a sale deed and a construction agreement. Stamp duty and GST land differently on each. Get the split before you budget.
- Drive the last five kilometres at 9am on a weekday Not at noon on a Sunday when the sales team suggests it. The road, not the villa, is what you will live with every day.
- Budget about 12.6% on top, plus interiors GST, stamp duty, cess, surcharge and registration. Then be realistic about what finishing a five-bedroom villa costs, because it is not a small number.
- Ask what ‘partial power backup’ covers Which circuits, what load. On a house this size the answer changes your monthly running cost materially.
Frequently Asked Questions
Where exactly is Arvind Forest Trails?
Off Bagalur–Sarjapura Road at Survey No. 95/2 and adjoining numbers, Sarjapura Hobli, Anekal Taluk, Bengaluru 562125. That is Sarjapura the town, in Anekal taluk — not the Sarjapur Road corridor near Bellandur, which is considerably closer to the city.
What is the RERA number for Arvind Forest Trails?
PRM/KA/RERA/1251/308/PR/271023/006354, issued to Arvind SmartSpaces Limited and approved on 27 October 2023. We checked the certificate on the Karnataka RERA portal rather than repeating a microsite. You should check it too.
When is possession for Arvind Forest Trails?
The completion date declared to the regulator is 30 June 2029. That is on the RERA certificate, which makes it a commitment rather than an estimate. Ask separately which phase your villa sits in, because the developer has reserved the right to build in phases.
What is the price of Arvind Forest Trails?
We are not publishing one yet. Arvind’s own site says Rs 3.45 crore onwards; property portals quote Rs 1.80 crore, Rs 2.20 crore and Rs 2.23 crore for the same villas. We have asked the developer for the current sheet and will publish it when it arrives. Ask us and we will send what is confirmed in writing.
How many villas are there and how big are they?
Public sources disagree, so we have not published either figure. Villa counts of 233, 240, 250 and 253 all circulate, and built-up ranges of 1,763 to 2,836, 1,763 to 3,891 and 2,675 to 3,891 sq ft are all quoted. Insist on a written unit schedule.
What is the forest trail?
A 1.2-kilometre walking trail routed through the site rather than around its edge, with the villa clusters arranged along it. It is the project’s organising idea and the reason for the name. Twenty-five outdoor amenities are placed along it on the master layout.
Who is the developer?
Arvind SmartSpaces Limited, the listed property arm of the Lalbhai Group, which started as an Ahmedabad textile mill in 1897. Its own site lists seven completed Bengaluru projects and five under construction. The promoter on this project’s RERA certificate is the listed entity itself, not a separate special-purpose company.
What will I pay on top of the villa price?
About 12.6% in statutory charges: GST at 5% with no input tax credit, stamp duty at 5%, cess at 10% of the duty, surcharge at 2% of the duty, and registration at 2%. Registration doubled from 1% in August 2025 and many online calculators are still wrong about it.
Important Information
Arvind Forest Trails is an under-construction villa project off Bagalur–Sarjapura
Road, Sarjapura Hobli, Anekal Taluk, Bengaluru 562125, registered with the Karnataka Real Estate
Regulatory Authority under PRM/KA/RERA/1251/308/PR/271023/006354 in the name of Arvind SmartSpaces
Limited, approved 27 October 2023, with a declared completion date of 30 June 2029. The registration
details, survey numbers and completion date on this page were read off the certificate published on the
Karnataka RERA portal on 4 September 2026 and should be re-verified there before you transact.
Configurations, land area, amenities and specifications are drawn from the developer’s own website and
e-brochure and are subject to change; the developer’s agreement and approved plans are the authoritative
record. No price is published on this page. The developer’s site states Rs 3.45 crore onwards
while property portals quote figures between Rs 1.80 crore and Rs 2.23 crore, and rather than average or
choose between them we have asked Arvind for the current price sheet. The villa count and built-up
area range are also not published, because public sources conflict on both. IGBC Green Homes status
here is registered, which is the application stage and not a certification. The clubhouse sits on
civic-amenities land and the developer’s own disclaimer reserves the right to extend its use to adjacent
future development. Statutory rates quoted were verified on 4 September 2026 and are subject to change.
Commute times are indicative ranges, not measurements. Nothing on this page is an offer or a contract.
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