At a Glance
Shriram Villaments Bannerghatta Road is a low-rise villament community Shriram Properties plans on about 5 acres of joint-development land on Bannerghatta Road, South Bengaluru. Shriram puts it at about 3 lakh sq ft, with a project value of over ₹350 Cr.
Its August 2026 investor deck says plans are submitted and approvals awaited, with launch due in October–December 2026. There’s no RERA number yet. Prices are expected to start around ₹2.9 Cr*.
Highlights
- DeveloperShriram Properties Ltd (listed on NSE and BSE)
- TypeVillaments, unit mix not announced
- LandAbout 5 acres, joint development
- SizeAbout 3 lakh sq ft saleable
- HomesAbout 120 (our estimate)
- LaunchDue Oct–Dec 2026 (Q3 FY27)
- RERANot registered yet
- PriceAbout ₹2.9 Cr onwards*
Shriram Villaments Bannerghatta Road: Project Overview
The first official word came on 3 November 2025. Shriram told the stock exchanges it had signed a joint development agreement for about 5 acres on Bannerghatta Road, to build “an exclusive villament community” with an estimated value of over ₹350 Cr.
That release expected Shriram Villaments Bannerghatta Road to launch in FY26, which would have meant by March 2026. It didn’t. Shriram’s May 2026 deck moved Shriram Villaments Bannerghatta Road to Q3 FY27, October to December 2026, with plan submission in progress. By the August 2026 deck the line read “plans submitted, approvals awaited”.
On the August earnings call, management said the project is known internally as “T-John” and that it “should also take off most likely in Q3”. As of 4 November 2026 it hasn’t launched.
What is a villament?
Shriram’s own blog describes a villament as “a fusion of a villa and an apartment”: a low-rise home, often a duplex, with villa-style space and apartment-style shared amenities. Shriram’s 2016 note says villaments usually cost more than apartments but less than villas.
The tracker we work from called this project “villas”. Every Shriram document says villaments, so that’s what we call it. It’s a marketing word, not a legal category. What you actually own is set out in the sale deed, so read that, including your undivided share of the land.
How big is it?
For Shriram Villaments Bannerghatta Road, about 3 lakh sq ft on 5 acres is roughly 1.4 sq ft of saleable space for every sq ft of land, by our count. That fits low-rise homes, not towers.
Shriram hasn’t given a home count. If villaments averaged 2,500 sq ft, that would be about 120 homes, or about 24 per acre. That’s our illustration, not Shriram’s plan.
Who Shriram Villaments Bannerghatta Road Suits
It works if
You want villa-like space without the price of an independent villa, and you’re happy to share amenities with about a hundred neighbours, not a few thousand.
You live or work on the South Bengaluru side: JP Nagar, Bannerghatta Road, Electronic City or Hosur Road.
You can wait a few months for the launch and a few years for the keys.
It doesn’t work if
You need to book now. Shriram Villaments Bannerghatta Road can’t legally be sold before RERA registration. For a registered option on the same road, look at Godrej Vanantara, a tower project registered in May 2026.
You need certainty on the site. For Shriram Bannerghatta Road, the builder hasn’t said where on the 45 km road it is.
You plan to sell soon. There are far fewer villament sales than flat sales to price against, so resale can take longer.
Shriram Villaments Bannerghatta Road review: our verdict
Shriram Villaments Bannerghatta Road is real: a listed developer has told the stock exchanges about the land deal and puts it in this quarter’s launch list. The launch has already slipped once, though, and nothing about the homes is public. Register interest if the format suits you, but don’t pay anything until the RERA number is out.
About the Developer
Shriram Properties is based in Bengaluru and listed on the NSE and BSE. Its June 2026 release says it has delivered 50-plus projects covering over 31.5 million sq ft, mostly in Bengaluru and Chennai.
Shriram has built villaments before. Shriram Chirping Woods in Harlur, off Sarjapur Road, mixes villaments and apartments on 15 acres, and its villaments are RERA-registered (PRM/KA/RERA/1251/446/PR/171014/001085). Shriram’s 2018 blog put those 4 BHK villaments at 2,650–3,600 sq ft, with double-height living rooms.
It’s also launching a high-rise on Sarjapur Main Road in early 2027, covered on our Shriram Properties Sarjapur Road page.
The check before you buy: this is a joint development, so a landowner partner shares the project. Ask whether your villament comes from Shriram’s share or the landowner’s, and who signs your agreement. Then walk Chirping Woods and ask villament owners there about upkeep and build quality.
Shriram Villaments Bannerghatta Road Price
Shriram Villaments Bannerghatta Road is expected to start around ₹2.9 Cr* for a 3 BHK villament. Shriram’s own figures, over ₹350 Cr for about 3 lakh sq ft, work out to at least ₹11,700 per sq ft, by our arithmetic.
*Expected price, excluding GST, stamp duty and registration. Sizes are indicative until Shriram files its plans with RERA. Ask us for the latest cost sheet for a named unit before you pay a booking amount.
How to judge the launch price
Ask for three numbers per villament: the RERA carpet area, the saleable area and the undivided share of land. A villament’s price should reflect its land share and any private terrace or garden, so check how those are billed.
What You’ll Actually Pay
The exact Shriram Villaments Bannerghatta Road site isn’t public. The inner stretch of Bannerghatta Road (Hulimavu, Gottigere) is inside the city corporation, where the stamp duty surcharge is 2% of the duty. The outer stretch towards Jigani is in Anekal taluk, outside BBMP, at 3%. We’ve used the outside rate; inside, the all-in is ₹14,500 lower.
Charges on a ₹2.9 Cr villament
Under construction, outside BBMP. Surcharge at 3% of duty
Agreement value₹2,90,00,000
GST at 5%₹14,50,000
Stamp duty at 5%₹14,50,000
Cess at 10% of stamp duty₹1,45,000
Surcharge at 3% of stamp duty₹43,500
Registration at 2%₹5,80,000
All-in₹3,26,68,500
That’s 12.65% on top, and a home loan covers none of the stamp duty or registration. With the usual 75% loan cap above ₹75 lakh, you’d need about ₹1.09 Cr of your own money on the ₹2.9 Cr home.
Ask about the extras. Car parks, club membership, the maintenance deposit and any charge for a private terrace or garden usually sit outside the base price. Ask too whether the duplex has space for a home lift.
Floor Plans
There are no Shriram Villaments Bannerghatta Road floor plans yet. They’re fixed when the building plan is sanctioned and filed with RERA, and Shriram says the sanction is awaited.
When the Shriram Villaments Bannerghatta Road plans come out, check whether each villament is a duplex or a single floor, whether it has its own entrance, and how much private open space it gets.
Amenities
For Shriram Villaments Bannerghatta Road, Shriram’s release promises “expansive green landscapes” and “curated modern amenities”, and says each villament will get “abundant natural light and ventilation”. That’s all so far. Once the plan is out, ask for the open space percentage and the clubhouse size in sq ft, then divide the clubhouse by the number of homes.
Shriram Villaments Bannerghatta Road Investment Opportunity
The case for Shriram Villaments Bannerghatta Road is format. Low-rise homes with land share are rarer than flats on this road, and Bannerghatta Road has the Pink Line metro under construction along it.
The honest arithmetic
All-in at about ₹3.27 Cr, a 3% gross yield needs rent of about ₹81,700 a month, and 4% needs about ₹1.09 lakh. That’s our arithmetic. Villaments are mostly bought to live in.
What works against it
Supply and liquidity. We counted at least 15 RERA approvals along or just off Bannerghatta Road in 2026 to late October. And there are fewer comparable villament sales to price a resale against.
Shriram Villaments Bannerghatta Road Location Advantages
Bannerghatta Road is Karnataka State Highway 87, running about 45 km from Adugodi, near Hosur Road, to Jigani in Anekal taluk. The inner end has Hulimavu and Gottigere, near NICE Road. The outer end runs past Bannerghatta National Park towards Jigani.
What to check before you believe the map
“Bannerghatta Road” covers both city wards and Anekal villages, so the Shriram Bannerghatta Road site could be either. Ask for the survey numbers and village name: they’ll appear on the RERA certificate, and they decide the BBMP surcharge, the khata and the water supply. If the site is towards the national park, ask whether it falls in the park’s eco-sensitive zone and what that allows.
We haven’t published a map pin. No site address is public. We’ll add one once the RERA filing names the survey numbers.
Shriram Villaments Bannerghatta Road RERA and Construction Status
Shriram Villaments Bannerghatta Road is at pre-launch. We checked the full Karnataka RERA project list on 31 October 2026. Shriram’s latest Bangalore registration is Songs of the Earth, approved in June 2025. There’s nothing from Shriram on Bannerghatta Road under any of its company names.
Until it’s registered, the project can’t legally be advertised or sold. Anything collected before then is an expression of interest at most, and it should come with written refund terms.
What a real number looks like: Shriram’s Bangalore registrations start PRM/KA/RERA/1251/. Look up any number you’re given on the Karnataka RERA portal.
Before You Book at Shriram Villaments Bannerghatta Road
- Wait for the RERA number, and look it up yourself.
- Don’t pay a booking amount before registration.
- Get any EOI refund terms in writing, with a number of days.
- Ask for the survey numbers and village, then check whether it’s inside BBMP.
- Ask whose share your villament is from: Shriram’s or the landowner’s.
- Ask for the carpet area and undivided land share of the exact home.
- Get the launch price list with every extra charge.
- Ask for the RERA completion date, not a sales estimate.
- Visit Shriram Chirping Woods and talk to villament owners.
Frequently Asked Questions
What is the Shriram Villaments Bannerghatta Road price?
It’s expected to start around ₹2.9 Cr for a 3 BHK villament, with 4 BHKs from about ₹3.4 Cr. Shriram’s own figures work out to at least ₹11,700 per sq ft, by our arithmetic. GST, stamp duty and registration add about 12.65%.
Is Shriram Villaments Bannerghatta Road RERA registered?
No. The full Karnataka RERA list, checked on 31 October 2026, has no Shriram registration on Bannerghatta Road.
What is the launch date?
Shriram’s August 2026 investor deck puts it in Q3 FY27, October to December 2026, with plans submitted and approvals awaited. Its November 2025 release had expected FY26.
What is a villament?
Shriram describes it as a fusion of a villa and an apartment: a low-rise home, often a duplex, with shared amenities. It isn’t a legal category, so check what the sale deed gives you.
Is it villas or villaments?
Villaments. Every Shriram document, from the press release to the investor decks, calls the project a villament community.
Where exactly is it?
Shriram says only “Bannerghatta Road, South Bengaluru”. The village and survey numbers aren’t public yet.
How many homes will there be?
Shriram hasn’t said. About 3 lakh sq ft at an average of 2,500 sq ft would be about 120 homes. That’s our estimate.
Is it a joint development?
Yes. Shriram signed a joint development agreement for the land, so a landowner partner shares the project.
Important Information
Official, checked 4 November 2026: Shriram’s stock-exchange press release of 3 November 2025, its FY26 investor presentation (May 2026), its Q1 FY27 presentation and earnings call (August 2026), Shriram’s website and blog, and the full Karnataka RERA project list.
Not announced by Shriram: a project name, site address, survey numbers, home count, unit mix, sizes, floor plans and amenities.
Our own arithmetic: the rate per sq ft, the space-to-land ratio, the home count, the price estimate and the cost sheet. Statutory rates checked 4 November 2026: GST 5% on homes under construction, stamp duty 5%, cess 10% of duty, surcharge 3% outside BBMP (2% inside), registration 2%.
Builder site: shriramproperties.com.
Nothing here is an offer. Check any registration on the Karnataka RERA portal before you pay.
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