At a Glance
Arvind Sylva is a 4.7-acre project on Sarjapur Road from Arvind SmartSpaces, selling premium 3 and 4 bedroom homes from ₹2.20 Cr. Arvind lists it as Ongoing, and it carries Karnataka RERA registration PRM/KA/RERA/1251/446/PR/090726/008800, filed on 9 July 2026.
That registration date is recent. A project registered in July 2026 and already selling is early in its life, which has consequences for both your price and your wait.
Arvind publishes very little about this project, and we are not going to paper over it. There is no published unit count, no tower count, no floor count, no square footage for any configuration, no 4 BHK price and no possession date. Third-party sites fill those gaps with numbers we could not verify against Arvind, so we have left them out rather than repeat them. What you see below is what the developer actually states, plus arithmetic we have labelled as ours.
Highlights
- Configuration3 & 4 BHK
- Price from₹2.20 Cr
- Land4.7 acres
- StatusOngoing
- RERA008800
- Registered9 Jul 2026
- HomesNot published
- PossessionNot published
Project Overview
Sarjapur Road has absorbed more new launches in the last five years than any other corridor in Bengaluru. Arvind Sylva is one of the more recent, registered with Karnataka RERA in July 2026 on a 4.7-acre parcel.
Arvind describes the product as premium 3 and 4 bedroom residences and the project status as Ongoing. Beyond that, the developer’s published detail runs out quickly.
What Arvind actually states
Four things, and they’re worth listing precisely because the list is short: 4.7 acres, Sarjapur Road, from ₹2.20 Cr, and one RERA number. Everything else you’ll read about this project online — tower counts, floor plates, unit totals, a 2030 handover — comes from somewhere other than Arvind.
Some of that may well turn out to be right. We still won’t print it as fact on a page where a buyer might make a ₹2 Cr decision.
The sub-locality question
Arvind’s page says simply “Sarjapur Road”. Third-party listings place it at Mullur, opposite the Wipro campus. Sarjapur Road is long — the difference between its inner end near Kasavanahalli and its outer end past Dommasandra is twenty minutes of traffic and a material difference in price.
Ask the sales team for the survey number and the exact location pin before you compare this against anything else on the road. It changes the valuation more than the specification does.
Who This Suits
It works if
You work on the Outer Ring Road or in the Sarjapur–Marathahalli tech belt, and you want a newer building than the 2015–2018 stock that dominates resale on this road. Early-stage projects also tend to price below the ones nearing completion, so if you’re buying to live in and you can wait, entering early on a registered project is a reasonable way to buy.
It suits buyers who are comfortable doing their own diligence. The information gaps here are not a dealbreaker — they’re a prompt to ask for documents rather than brochures.
It doesn’t work if
You need to know when you’re moving in. Arvind publishes no possession date. For a project registered in July 2026, a realistic completion is several years out, and until you read the declared date in the RERA filing you’re guessing.
It also doesn’t work if you want to compare like with like on price. Without a published area for any configuration, you cannot work out a rate per square foot, which means you cannot tell whether ₹2.20 Cr is good value against the project next door. Get the area in writing and only then compare.
And Sarjapur Road’s traffic is a genuine, daily, unresolved problem. The road has taken far more housing than its infrastructure was built for. That isn’t Arvind’s fault and it isn’t going to change soon.
About the Developer
Arvind SmartSpaces is the real estate arm of the Arvind group, listed on the Indian exchanges, which means its project-level disclosures and financials are public in a way most private Bengaluru developers’ are not. If you want to check how the company is funded and what else it’s building, the filings are there to read.
Arvind has several Bengaluru projects running, including The Edge at Nagasandra, The Park, and Forest Trails at Sarjapura. We’ve covered those separately, and a developer with multiple live sites in one city is worth checking on: go and look at how the earlier ones are progressing before you commit to the newest.
Listed status is useful but it isn’t a guarantee of delivery, and it doesn’t mean a specific project will finish on time. It means you can read the accounts. Use that.
Pricing
Arvind publishes one number for this project.
Those “not published” cells are the point of this section. Third-party sites quote entry prices of ₹1.96 Cr and ₹2.12 Cr for Sylva. Arvind’s own page says ₹2.20 Cr+. When a developer and an aggregator disagree about the developer’s own price, believe the developer — and treat a quoted figure that’s lower than the official one as a reason to ask questions, not a bargain.
Why you can’t work out a rate here
On every other listing we publish, we divide price by area and show you the rate per square foot, because that’s the only number that lets you compare two projects honestly.
We can’t do it here. Arvind publishes a price but no area, so there is no rate to calculate. Your first question at the sales office should be the RERA carpet area of the specific unit you’re shown. Without it, ₹2.20 Cr is a number without a denominator.
What You’ll Actually Pay
Taking Arvind’s published ₹2.20 Cr starting price, here is what reaches the registrar at the rates in force on 3 October 2026. The Mullur stretch of Sarjapur Road sits outside BBMP limits, so the surcharge is 3%.
Entry 3 BHK at ₹2.20 Cr — all-in registered cost
Statutory charges only. Floor rise, car park, clubhouse and deposits are on top.
Agreement value₹2,20,00,000
GST at 5% (under construction, no input credit)₹11,00,000
Stamp duty at 5%₹11,00,000
Cess at 10% of stamp duty₹1,10,000
Surcharge at 3% of stamp duty (outside BBMP)₹33,000
Registration at 2%₹4,40,000
All-in, registered in your name₹2,47,83,000
₹27.83 lakh on top, or 12.7% of the sticker price.
One date to check. Registration rose from 1% to 2% on 31 August 2025. If anyone hands you a cost sheet still using 1%, it understates your bill by ₹2.2 lakh on this unit. And stamp duty is charged on the higher of agreement value or guidance value, so check guidance value on the survey number before you budget.
Not counted above: floor rise, car parking, clubhouse and infrastructure deposits, legal fees and the maintenance advance. Get each one quoted with an amount in writing.
Floor Plans
Arvind states two configurations and publishes no floor plates or areas for either.
We’d rather show you an honest empty table than a filled-in one built from guesswork. Four cells of “not published” is itself useful information: it tells you exactly what to walk in and ask for.
The three numbers to get in writing
RERA carpet area. It’s defined in law and filed with the registration, and it’s the floor you can actually walk on.
Saleable area. The bigger number the price is usually quoted against, which includes your share of common space.
The loading between them. Divide one by the other. Bengaluru loading commonly runs 25 to 30%. Above that, ask why, and ask it before you negotiate on price rather than after.
Amenities
Arvind names a gym, a swimming pool, a yoga deck, a mini forest and a business lounge, and pitches the project around sustainable living.
The mini forest is the one worth asking about. On a 4.7-acre site, every square metre given to planting is a square metre not given to parking or built form, which is a real trade-off rather than a free amenity. Ask what proportion of the site is open landscape, and whether the planting is within the project boundary or on a setback that could change.
And ask the parking question. Arvind doesn’t publish the unit count, so nobody outside the company can work out the parking ratio. Find out how many covered spaces come with your flat, whether a second one can be bought, and how many visitor spaces exist in total. On Sarjapur Road, where street parking isn’t realistic, this is not a minor detail.
Investment Opportunity
Sarjapur Road’s investment case is employment. The ORR tech corridor, the Wipro campus and the Sarjapur–Marathahalli belt put several hundred thousand jobs within a short radius, and that tenant demand is why the road has absorbed so much supply without rents collapsing.
Buying early in a registered project is also, in principle, the cheapest point of entry. Prices on this road have historically risen between launch and completion.
The two things working against it
First, supply. Sarjapur Road has more competing projects than any other Bengaluru corridor. That caps how fast prices can rise and it gives tenants real choice, which caps rents too. You are not buying scarcity here.
Second, you cannot currently price this asset properly. With no published area, no unit count and no possession date, there’s no way to calculate a rate per square foot or model a holding period. An investment you cannot model is a bet, not an investment.
Our position
Get the carpet area, the saleable area and the declared RERA completion date in writing. Work out the rate per square foot. Compare it against three other registered projects within two kilometres. If it stands up on that comparison, the corridor’s employment base makes it a reasonable buy. If the sales team won’t give you those three numbers, that reluctance is your answer.
Location Advantages
Arvind places the project on Sarjapur Road, Bengaluru. Third-party listings put it more precisely at Mullur, opposite the Wipro campus — we have not been able to confirm that against Arvind, so treat it as reported rather than established.
If Mullur is right, you’re on the outer half of the road: past Carmelaram, before Dommasandra. Wipro’s campus is the anchor employer, and the ORR is a straightforward run outside peak hours.
The traffic, honestly
Sarjapur Road at peak is among the worst commutes in Bengaluru. The road carries a decade of housing growth on a width that was never widened to match, and the junctions at Carmelaram and Iblur are the pinch points. A seven-kilometre trip can take fifty minutes.
There’s no metro line on this stretch and none under construction. Plans exist. Plans have existed for years. Buy on the assumption that road is what you get, and treat any rail improvement as unexpected upside.
We have not published a map pin. Arvind gives a corridor rather than a street address or coordinates, and the difference between one end of Sarjapur Road and the other is too large to guess at. Ask for the survey number and look it up yourself.
Construction Status
Arvind lists the project status as Ongoing. Karnataka RERA registration PRM/KA/RERA/1251/446/PR/090726/008800 was filed on 9 July 2026, which makes this one of the newer registrations on the corridor.
Arvind publishes no possession date, no construction milestone and no phase breakdown.
So go and read the filing yourself. The RERA registration contains the declared completion date, the approved plan, the sanctioned unit count and the promoter’s track record on earlier projects — all the things missing from the marketing page. It is a public document, it takes ten minutes, and on a project this lightly documented it is the single most valuable thing you can do before paying anything.
Before You Book
- Pull the RERA filing for PRM/KA/RERA/1251/446/PR/090726/008800 on the Karnataka portal. Read the declared completion date, the sanctioned unit count and the approved plan.
- Get the survey number and exact location. Sarjapur Road spans twenty minutes of traffic end to end and the price should differ accordingly.
- Get the RERA carpet area and the saleable area for your unit, in writing, and calculate the loading yourself.
- Work out the rate per square foot and compare it against three other registered projects within two kilometres. This is the comparison the missing data currently prevents.
- Ask for the 4 BHK price. Arvind publishes a project starting price only.
- Get the full cost sheet — floor rise, car park, clubhouse, infrastructure, legal, maintenance advance — with amounts. Our ₹2.48 Cr covers statutory charges only.
- Confirm the parking ratio and how many visitor spaces exist.
- Drive to your office at 9am on a weekday. Sarjapur Road rewards nobody who skipped this step.
- Visit an earlier Arvind Bengaluru project and look at how it is progressing. Arvind is listed, so you can read the financials too.
Frequently Asked Questions
What is the price of Arvind Sylva?
Arvind publishes a project starting price of Rs 2.20 Cr+ and does not publish a separate price for the 4 BHK. Third-party sites quote lower entry figures of Rs 1.96 Cr and Rs 2.12 Cr, which contradict the developer’s own page, so we have not published them.
What is the RERA number for Arvind Sylva?
PRM/KA/RERA/1251/446/PR/090726/008800, registered on 9 July 2026. Verify it yourself on the Karnataka RERA portal, where the filing also carries the declared completion date that Arvind does not publish on its website.
How big is Arvind Sylva?
4.7 acres, per Arvind SmartSpaces. Third-party listings say 5 acres; we used the developer’s figure. Arvind does not publish the number of towers, floors or homes.
When is possession at Arvind Sylva?
Arvind publishes no possession date. Some third-party sites report August 2030, which we could not confirm. The date with legal force is the one declared in the RERA filing, so read it there and write it into your agreement.
Where is Arvind Sylva located?
Arvind states Sarjapur Road, Bengaluru. Third-party listings place it at Mullur, opposite the Wipro campus, which we have not been able to confirm with the developer. Ask for the survey number, because position along Sarjapur Road materially affects value.
What is the all-in cost at Arvind Sylva?
On the Rs 2.20 Cr starting price, statutory charges add about Rs 27.83 lakh: 5% GST, 5% stamp duty, 10% cess on the duty, 3% surcharge as the Mullur stretch is outside BBMP, and 2% registration. That is roughly Rs 2.48 Cr registered, before floor rise, car park and deposits.
What size are the apartments at Arvind Sylva?
Arvind does not publish carpet or saleable area for either the 3 or the 4 BHK. Without an area you cannot calculate a rate per square foot, so ask for the RERA carpet area of your specific unit before comparing this project against any other.
Is Arvind Sylva worth buying?
The corridor’s employment base is genuine and buying early in a registered project is usually the cheapest entry point. But Arvind publishes no area, no unit count and no possession date, so the project cannot currently be priced or modelled from public information. Get those three numbers in writing first, then decide.
Important Information
Where these figures come from. Everything stated as fact on this page is taken from Arvind SmartSpaces’ own project page for Sylva, read on 3 October 2026: 4.7 acres, Sarjapur Road Bengaluru, a status of Ongoing, a starting price of ₹2.20 Cr+, premium 3 and 4 bedroom residences, Karnataka RERA registration PRM/KA/RERA/1251/446/PR/090726/008800 filed 9 July 2026, and amenities comprising a gym, pool, yoga deck, mini forest and business lounge. Where other sources disagree, we used Arvind’s. Third-party listings report 5 acres and entry prices of ₹1.96 Cr and ₹2.12 Cr; all three contradict the developer’s page and none is published here. Reported but unconfirmed, and shown as such rather than as specification: a Mullur location opposite the Wipro campus, four towers of two basements plus ground plus seventeen floors, and an August 2030 possession target. What Arvind does not publish, and we have left blank rather than filled in: unit count, tower count, floor count, carpet and saleable area for both configurations, the 4 BHK price, and any possession date. Our own arithmetic, shown as ours: an all-in registered cost of about ₹2,47,83,000 on the ₹2.20 Cr starting price. Statutory rates were verified on 3 October 2026 — stamp duty 5% above ₹45 lakh, registration 2% following the increase from 1% on 31 August 2025, cess 10% of stamp duty and surcharge 3% outside BBMP limits — and they change, so confirm them on the day you register. Nothing here is an offer or a contract. Verify the registration number on the Karnataka RERA portal and check current prices, areas and availability with the developer at arvindsmartspaces.com.
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