At a Glance
Sowparnika The Native is a 1, 2 and 3 BHK apartment project by Sowparnika on 10.2 acres at Poojena Agrahara, Hoskote, on the Whitefield–Hoskote side of east Bengaluru. Sowparnika plans 1,117 homes in 3 towers of basement, ground and 14 floors.
It was sold first as “Codename The New Whitefield”, then “Codename Roots for Tomorrow”. Karnataka RERA approved it on 1 October 2026, with a completion date of 31 August 2033.
Highlights
- Configuration1, 2 & 3 BHK
- Sizes582 to 1,439 sq ft
- Land10.2 acres
- Homes1,117
- Towers3, B+G+14
- Density~110 homes an acre
- RERARegistered, 1 Oct 2026
- Completion (RERA)31 Aug 2033
Project Overview
Sowparnika The Native is a mid-budget, mid-rise project with a lot of homes. 1,117 homes on 10.2 acres is about 110 homes an acre, our arithmetic. That’s dense for a project with towers only 14 floors high.
The Sowparnika The Native towers aren’t equal. Sowparnika says Tower 1 has 447 homes, and Towers 2 and 3 have 335 each. Over 15 floors, that’s roughly 30 homes a floor in Tower 1 and 22 in the other two, our arithmetic again.
Most Sowparnika The Native homes are 2 and 3 BHK. Sowparnika lists 459 two-bedroom homes of 921 to 1,019 sq ft and 616 three-bedroom homes of 1,258 to 1,439 sq ft. There were 42 one-bedroom homes of 582 sq ft. Sowparnika marks them sold out.
Sowparnika calls Sowparnika The Native its 86th project. It says about 77% of the land is open space, with 30+ amenities.
The New Whitefield, Roots for Tomorrow and The Native: one project
Sowparnika The Native has had three names. Portals first sold it as Sowparnika Codename The New Whitefield: about 1,100 homes, 1, 2 and 3 BHK, basement, ground and 14 floors, in “Mallasandra (Doddagattiganabbe)”. Sowparnika’s own page calls it Codename Roots for Tomorrow.
The Roots for Tomorrow page carries one RERA number, PRM/KA/RERA/1250/304/PR/011026/008990. We downloaded that certificate. It’s issued to Sowparnika The Native, at Poojena Agrahara village, Kasaba hobli, Hoskote taluk. Census records place Poojena Agrahara in the Doddagattiganabbe gram panchayat, the same name the portals give.
So for Sowparnika The Native, the home count, the floors, the mix and the area all match. Our guide to projects renamed before launch explains why the registered name is the one on your papers.
Our post on Sowparnika Codename The New Whitefield sets out the evidence for all three names.
Old figures still circulating. Codename The New Whitefield pages give 8 to 8.5 acres, 1,102 homes and slightly different sizes, and say RERA is pending. Sowparnika’s figures are 10.2 acres and 1,117 homes, and the project is registered. Use Sowparnika The Native’s official numbers.
Where Poojena Agrahara is
Poojena Agrahara is a village in Kasaba hobli of Hoskote taluk, PIN 562114. Sowparnika places Sowparnika The Native between Whitefield and Hoskote, and lists Delhi Public School, Winmore Academy, Jain Heritage School and Vibgyor High among nearby schools.
Don’t let “The New Whitefield” mislead you. This is Hoskote taluk, not Whitefield. Our post on “Greater Whitefield” explains why addresses get stretched.
Who This Suits
It works if
You want a 2 or 3 BHK from a mid-budget developer on the east side, and Sowparnika The Native is mostly those. Sowparnika’s other Hoskote project, Whispering Petals, starts at ₹88 lakh on its own website.
You work in Whitefield, ITPL or at Hoskote’s industrial belt. Sowparnika names ITPL and the Hope Farm metro among the nearby stops.
You’re in no hurry. Sowparnika The Native is a home for 2033 or later.
It doesn’t work if
You need a home before 2030. Sowparnika The Native has a RERA completion date close to seven years away.
You want a quiet, low-density project. About 110 homes an acre and up to 30 homes a floor means busy lifts and a crowded clubhouse.
You need the city centre. From Sowparnika The Native, most routes in go through Whitefield and KR Puram.
Sowparnika The Native review: our verdict
Our Sowparnika The Native review: a registered, mid-budget project from a developer with more than two decades of delivery, in a part of Hoskote filling up with new launches. The two catches are density and time. A 2033 completion date is the longest of the big 2026 Hoskote registrations we’ve checked. Price it against projects that finish sooner.
About the Developer
Sowparnika Projects started in 2003. It says it has completed 70+ projects across Karnataka, Kerala and Tamil Nadu, with 15,000+ customers. Its office is in AECS Layout, Kundalahalli.
Hoskote and Whitefield are familiar ground. Sowparnika’s current Bengaluru projects include Whispering Petals in Hoskote, Euphoria in the East in Whitefield and Rhythm of Rain near Hope Farm. Whispering Petals was registered in October 2025 with a completion date of 30 September 2032.
For every Sowparnika registration with its completion date, see our guide to Sowparnika projects.
The check before you buy: visit a finished Sowparnika project that’s five or more years old, such as one of its Hoskote or Whitefield towers. Look at the lifts, leaks and common areas. Our guide to visiting a developer’s completed project lists what to check.
Pricing
Sowparnika hasn’t published a Sowparnika The Native price. Its page asks you to register before it shows prices. Portals quoted figures under the old codename, from about ₹42 lakh up to ₹1.2 Cr. Those quotes predate RERA and don’t say which home or what’s included, so we haven’t used them.
Sowparnika doesn’t say whether the Sowparnika The Native sizes are super built-up or carpet. Ask. It changes the price per sq ft a lot.
What to compare Sowparnika The Native with
Sowparnika’s own Whispering Petals in Hoskote shows “₹88 lakh onwards” for 2 and 3 BHK homes. Expect Sowparnika The Native to be pitched near that. For corridor rates, see our page on Old Madras Road property prices.
We compare the two side by side in Whispering Petals vs The Native.
What You’ll Actually Pay
Hoskote is outside the old BBMP limits, so the 3% surcharge applies. With no published price, here are the government charges on an example ₹1 Cr Sowparnika The Native agreement. See our guide to property outside BBMP limits.
Charges on an example ₹1 Cr agreement
Under-construction apartment, outside the old BBMP limits. Surcharge at 3% of duty
Agreement value₹1,00,00,000
GST at 5% (under construction)₹5,00,000
Stamp duty at 5%₹5,00,000
Cess at 10% of stamp duty₹50,000
Surcharge at 3% of stamp duty₹15,000
Registration at 2%₹2,00,000
All-in₹1,12,65,000
That’s 12.65% on top of whatever price you’re quoted. Scale it to your number: ₹80 lakh becomes about ₹90.1 lakh.
Our post on the Sowparnika The Native price runs these sums at four price points, with the cash you need.
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
Sowparnika hasn’t put Sowparnika The Native floor plans on its page. It shares the master plan, tower plans and unit layouts with people who register.
The Sowparnika The Native share of project is our arithmetic. More than half of Sowparnika The Native is 3 BHK, so this is mainly a family project.
Sowparnika The Native floor plan: three numbers to ask for
RERA carpet area. Ask for it for your exact unit. It’s the number your agreement must state.
The basis of the size. Ask whether 921 or 1,258 sq ft is super built-up or carpet. If it’s super built-up, expect a carpet area about 25 to 30% smaller. Our guide to carpet area vs built-up area explains the gap.
Your tower and floor. Tower 1 has about 30 homes a floor. Ask how many lifts serve your core.
Amenities
For Sowparnika The Native, Sowparnika lists a grand entry portal, a swimming pool, a gym, a multipurpose hall, indoor games, a volleyball court, a half basketball court, a kids’ play area, a senior citizens’ plaza, a yoga and meditation lawn, a leisure lawn and a party lawn.
Do the ratio. Sowparnika doesn’t give a clubhouse size for Sowparnika The Native. One old codename page claimed 25,000 sq ft. Across 1,117 homes, that would be about 22 sq ft a home, which is tight. Ask the real figure. Our guide to open space in Bangalore apartments explains how the 77% is counted.
On the build, the developer says the Sowparnika The Native towers use monolithic concrete walls cast in aluminium formwork. Homes get vitrified tile floors, UPVC windows, a centralised RO water inlet in the utility area, and 1 kW of power backup (0.75 kW for a 1 BHK).
Ask where the water comes from: a piped supply, borewells or tankers. Our post on borewells and tankers covers what to ask.
Investment Opportunity
The Sowparnika The Native case is the Hoskote supply wave. Sobha, Godrej, Sumadhura, Assetz and Sowparnika all registered projects in Hoskote taluk in 2026. If the area fills in as planned, mid-budget 2 and 3 BHKs could find steady tenants from Whitefield and the Hoskote industrial belt.
The honest arithmetic
On the example ₹1 Cr agreement, the all-in cost is about ₹1.13 Cr. A 3% gross yield on that needs about ₹28,200 a month in rent. Ask a local agent what a finished 3 BHK in Hoskote lets for today.
What works against it
Time. Sowparnika The Native completes by 31 August 2033. That’s close to seven years of EMI or rent before you move in. Our guide to the cost of carry on a long possession date does the sums.
Supply. Our list of new projects in Hoskote shows 45 approvals in 2026 alone. Resale buyers in 2033 will have plenty of choice.
For a nearby comparison, see our Assetz Codename Sublime page, also in Hoskote taluk.
Location Advantages
Sowparnika names these as close to Sowparnika The Native: Hoskote town and Old Madras Road, the expressway towards Kolar, the Whitefield IT corridor, ITPL and the Hope Farm metro. For shopping, it lists Orion Uptown Mall, The Circle branded outlets, and INOX and Park Square.
The metro stops at Whitefield (Kadugodi). It doesn’t reach Hoskote. Our guide to the Whitefield metro covers the last stations.
What to check before you believe the map
Before you book Sowparnika The Native, drive from Poojena Agrahara to your office at 8.30am on a weekday, and back at 6.30pm. The Hoskote end moves. The Whitefield and KR Puram end is where time goes. Our Old Madras Road and Hoskote guide covers the roads.
We haven’t put a map pin on Sowparnika The Native. The survey numbers are on the RERA certificate, but we haven’t confirmed their coordinates. Ask Sowparnika for the site location and match it to survey numbers 143, 144, 145 and 161 of Poojena Agrahara.
Construction Status
Sowparnika The Native is registered and at the start. Sowparnika applied to Karnataka RERA on 16 September 2026, and approval came on 1 October, 15 days later. Its page still says “pre-launch”.
The Sowparnika The Native RERA number is PRM/KA/RERA/1250/304/PR/011026/008990. The 011026 in it is the approval date. Our guide to checking a RERA registration shows how to look it up.
One date to plan on. Old codename pages said “December 2028 onwards”. The RERA completion date is 31 August 2033. Plan Sowparnika The Native around that date. It’s the one Sowparnika can be held to.
Before You Book
- Look up PRM/KA/RERA/1250/304/PR/011026/008990 on the Karnataka RERA portal yourself.
- Check your papers say “Sowparnika The Native”, not The New Whitefield or Roots for Tomorrow.
- Confirm the promoter is Sowparnika Homes Private Limited, as on the certificate.
- Ask whether sizes are super built-up or carpet, and get the RERA carpet area in writing.
- Get a written Sowparnika The Native price for a named unit, with every extra listed.
- Ask the lift count per core, especially in Tower 1.
- Ask the Sowparnika The Native clubhouse size and when it opens.
- Plan on 31 August 2033, not a marketing date.
- Visit an older Sowparnika project before you commit.
Frequently Asked Questions
What is the Sowparnika The Native price?
Sowparnika hasn’t published one. Its page asks buyers to register for pricing. Government charges add about 12.65% to whatever you’re quoted.
Is Sowparnika Codename The New Whitefield the same as Sowparnika The Native?
On the evidence, yes. Both are about 1,100 homes in 1, 2 and 3 BHK, basement, ground and 14 floors, in the Doddagattiganabbe area near Hoskote.
Is Codename Roots for Tomorrow the same as Sowparnika The Native?
Yes. The only RERA number on Sowparnika’s Roots for Tomorrow page is the one issued to Sowparnika The Native.
What is the Sowparnika The Native RERA number?
PRM/KA/RERA/1250/304/PR/011026/008990, approved on 1 October 2026.
Where is Sowparnika The Native located?
Poojena Agrahara village, Kasaba hobli, Hoskote taluk, Bengaluru Rural, PIN 562114.
How many homes are in Sowparnika The Native?
1,117 homes in three towers on 10.2 acres: 447 in Tower 1 and 335 each in Towers 2 and 3.
When is Sowparnika The Native possession?
The RERA completion date is 31 August 2033.
What sizes does Sowparnika The Native offer?
2 BHKs of 921 to 1,019 sq ft and 3 BHKs of 1,258 to 1,439 sq ft. The 582 sq ft 1 BHKs are marked sold out.
Important Information
Official, checked 24 October 2026: Sowparnika’s Codename Roots for Tomorrow page (land, towers, homes, sizes, unit mix, amenities, specifications, nearby places), Sowparnika’s project listing (Whispering Petals price), the Karnataka RERA certificates for Sowparnika The Native and Whispering Petals, and the full Karnataka RERA project list.
Not published by Sowparnika: price, floor plans, whether sizes are carpet or super built-up, clubhouse size and lift count.
Reported only, by portals (read 24 October 2026): the Codename The New Whitefield name, its 8 to 8.5 acres, 1,102 homes, the ₹42 lakh to ₹1.2 Cr range, the 25,000 sq ft clubhouse and the December 2028 date. The link to Doddagattiganabbe comes from census village records.
Our own arithmetic: density, homes per floor, unit-mix shares, the example 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 sowparnika.com.
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