SNN Raj Viviente, Bannerghatta Road: 64 4 BHK G+2 Villas on 5.5 Acres (Phase 2 RERA-Registered)

At a Glance

Highlights

• DeveloperSNN Raj Corp (promoter SNN Abode LLP)
• Type4 BHK villas, G+2
• Land5.5 acres
• Homes64 villas
• Size3,891 sq ft super built-up
• Phase 2 RERAPRM/KA/RERA/1251/310/PR/151225/008335
• CompletionPhase 2 by 28 Feb 2028 (RERA)
• PriceAbout ₹5.3 Cr onwards*

SNN Raj Viviente: Project Overview

SNN Raj Corp lists Raj Viviente as an ongoing project. Its page describes 64 “ultra luxury” 4 BHK villas on 5.5 acres, each G+2, with a double-height living room, a living-room window over 18 feet tall and a private backyard garden with a wooden deck.

The project was registered in two parts. Phase 1 covers survey numbers 55, 56 and 57 in Kammanahalli village, Begur hobli. It was approved in October 2022, with a RERA completion date of 31 July 2026. That date has now passed.

Phase 2 is a smaller add-on on survey numbers 58/1 and 58/2 in the same village. It was approved on 15 December 2025, and RERA gives it until 28 February 2028. If you’re buying new from SNN today, Phase 2 is what you’re buying.

One size only

Every villa in SNN Raj Viviente is 3,891 sq ft. SNN publishes two plans, east-facing and west-facing, both the same size over ground, first and second floors. There’s no smaller entry villa, so the price doesn’t start lower than a full 4 BHK.

The lift is a provision

SNN says each villa has a “provision for an elevator”. That means the shaft and space are planned, not that a lift is fitted. On three floors, ask whether a lift is included in the price or is extra, and what it costs.

Who SNN Raj Viviente Suits

It works if

You want a 4 BHK villa in south Bangalore, inside the city limits, with JP Nagar and BTM about 8–12 km away, per SNN.

You want a small community. At 64 villas on 5.5 acres, that’s under 12 homes an acre.

You can buy a registered project now, rather than waiting for a pre-launch.

It doesn’t work if

Your budget is under ₹5 Cr. With one villa size, there’s no cheaper way in. Shriram Villaments on Bannerghatta Road is a pre-launch option with a lower expected entry price.

You don’t want stairs. G+2 means three floors, and a lift isn’t guaranteed.

You want rental income. Villas at this price rarely rent for enough to cover the EMI.

Our verdict

SNN Raj Viviente is registered and under construction, and villas inside city limits on this side of Bangalore are rare. The catch is that Phase 1’s RERA completion date has passed without a public occupancy certificate. Ask for it before you buy any villa here, new or resale.

About the Developer

SNN Raj Corp, formerly SNN Builders, is based in Jayanagar and says it has built in Bangalore since 1994. It says it has delivered 40 projects covering 12 million sq ft. Founder and MD Shah Sanjay leads the company.

Its completed list includes SNN Raj Spiritua in JP Nagar, SNN Raj Serenity on Begur Road and SNN Raj Lakeview at Madiwala Lake. Its ongoing projects include Raj Bay Vista at Bilekahalli and Raj High Gardens at Chandapura.

One recent event is worth knowing. In 2026 SNN began demolishing Block E-3 of Raj Etternia on Haralur Road, an 18-storey block of 49 flats that tilted after an outside agency’s soil report proved wrong. SNN is rebuilding it at its own cost and compensating buyers, according to Deccan Herald.

Each project is registered under its own company. Raj Viviente’s promoter is SNN Abode LLP, and that’s the name that should be on your agreement.

Two SNN names: SNN Estates, which builds Felicity and Duomont, also calls itself “formerly SNN Builders”. It has different directors and registers under different companies. Check the promoter on the RERA certificate before you compare reviews.

SNN Raj Viviente Price

SNN Raj Viviente is priced from about ₹5.3 Cr* for a 3,891 sq ft 4 BHK villa. That’s about ₹13,600 per sq ft of super built-up area, by our arithmetic.

*Indicative price, excluding GST, stamp duty and registration. Ask us for the latest cost sheet for a named unit before you pay a booking amount.

How it compares

Villa projects on the east side of the city, such as NVT Under the Open Sky at Budigere Cross, work out to roughly ₹14,800–15,400 per sq ft. Raj Viviente sits a little below that, and it’s inside city limits.

What You’ll Actually Pay

The Phase 2 certificate puts the site in ward 192, inside city corporation limits, so the stamp duty surcharge is 2% of the duty.

That’s about 12.6% on top. A home loan won’t cover stamp duty or registration, and banks lend up to 75% above ₹75 lakh. So you’d need about ₹2 Cr of your own money. The EMI on the rest, at 8.5% over 20 years, is about ₹3.45 lakh a month.

Resale in Phase 1? A finished villa with an occupancy certificate carries no GST, which saves about ₹26.5 lakh at this price. Check the OC and khata before you count on that.

Floor Plans

SNN shows two SNN Raj Viviente plans, east-facing and west-facing, each 3,891 sq ft over three floors. Both have a double-height living room and two covered car parks.

Ask SNN for the plot area under your villa, the carpet area and the garden’s size in sq ft. The brochure gives super built-up only.

Amenities

SNN Raj Viviente has a clubhouse with a heated pool, jacuzzi and toddlers’ pool, squash and badminton courts, a tennis court, a cricket practice net, a gym, a spa with steam and sauna, a banquet hall and a party lawn.

With only 64 villas sharing it, ask what the monthly maintenance works out to per villa. A small community splits the clubhouse’s running cost fewer ways.

SNN Raj Viviente Investment Opportunity

The case for SNN Raj Viviente is scarcity. There are few registered villa projects inside city limits in south Bangalore, and the NICE Road junction gives quick access to Hosur Road and Mysore Road.

The honest arithmetic

All-in at about ₹5.97 Cr, a 3% gross yield needs rent of about ₹1.49 lakh a month, and 4% needs about ₹1.99 lakh. That’s our arithmetic, and villas here rarely rent near it. Buy it to live in.

What works against it

Liquidity. A ₹5 Cr-plus villa has fewer buyers than a flat, so a resale can take months.

SNN Raj Viviente Location Advantages

The RERA certificates put SNN Raj Viviente in Kammanahalli village, Begur hobli, Bengaluru South, PIN 560083. SNN describes it as off Bannerghatta Road, near the NICE Road junction.

SNN gives NICE Road as 10–15 minutes and 3–5 km away, and JP Nagar and BTM Layout as 15–20 minutes and 8–12 km away.

What to check before you visit

Bannerghatta Road is one of south Bangalore’s slowest roads at peak hours. Drive from the site to your office at 9 am on a weekday before you decide.

Map pin from SNN’s own page: 12.8527° N, 77.5977° E.

SNN Raj Viviente RERA and Construction Status

SNN Raj Viviente has two RERA registrations, both with SNN Abode LLP as promoter. Phase 1 is PRM/KA/RERA/1251/310/PR/011022/005290, approved 1 October 2022, completion 31 July 2026. Phase 2 is PRM/KA/RERA/1251/310/PR/151225/008335, approved 15 December 2025, completion 28 February 2028.

SNN still lists the project as ongoing. We found no occupancy certificate or handover notice for Phase 1 in public. Ask SNN for it, and check the project’s quarterly progress updates on the Karnataka RERA portal.

Before You Book at SNN Raj Viviente

1. Check which phase your villa is in, and its RERA number.
2. Ask for Phase 1’s occupancy certificate and date.
3. Ask for the plot area under your villa.
4. Ask whether the lift is included, or what it costs.
5. Get the full cost sheet with car parks, club and deposits.
6. Check the promoter name on the agreement: SNN Abode LLP.
7. Ask for the khata type for the land.
8. Drive the route to work at peak hours.

Frequently Asked Questions

Important Information

Official, checked 6 November 2026: SNN Raj Corp’s Raj Viviente page and project list, the RERA certificates for Raj Viviente Phase 1 and Phase 2, and the full Karnataka RERA project list of 31 October 2026.

Not published by SNN: the number of villas in Phase 2, plot sizes, carpet area, an occupancy certificate for Phase 1 and a price list.

Our own arithmetic: the rate per sq ft, homes per acre, the cost sheet, the EMI and the rent yields. Statutory rates checked 6 November 2026: GST 5% on homes under construction, stamp duty 5%, cess 10% of duty, surcharge 2% inside city limits (3% outside), registration 2%.

Builder site: snnrajcorp.com.

Nothing here is an offer. Check any registration on the Karnataka RERA portal before you pay.