Shriram Properties has three separate projects lined up in Yelahanka, not one. There’s a villa project on land it bought outright, a row-house project and an apartment project, both beside the planned Madappanahalli biodiversity park. None is RERA-registered yet. Here’s how the three compare, using Shriram’s own numbers, and who should wait for which.

Shriram Properties Yelahanka: Three Projects, Three Deals

Shriram announced each Shriram Properties Yelahanka deal separately to the stock exchanges, months apart.

23 April 2025: it bought a “prime ~5 acre land parcel” in Yelahanka for “row houses / villas”, with a sale value of ₹200–250 Cr.

5 September 2025: it signed a joint development agreement for about 6.5 acres in North Bengaluru, for an apartment project of about 0.6 million sq ft and roughly ₹500 Cr, “adjacent to the upcoming large state park in Yelahanka”.

27 October 2025: it signed another joint development agreement, for about 7 acres that form “part of a larger deal of ~15-acre”, to build premium row houses worth about ₹600 Cr, “beside the soon-to-be-unveiled Madappanahalli Biodiversity Park”.

Shriram’s August 2026 investor deck lists all three Shriram Yelahanka projects, as Yelahanka Villa, Yelahanka Apartment and Yelahanka Rowhouses. On the earnings call that month, management said all three land transactions were closed.

Shriram Properties Yelahanka Projects Side by Side

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

The rates, home counts and per-acre figures are our arithmetic from Shriram’s sale values and sizes. Shriram hasn’t published a unit mix, sizes or a price list for any Shriram Properties Yelahanka project yet.

Shriram Yelahanka Villas: First to Launch, Fewest Homes

This is the Shriram Properties Yelahanka project that Shriram has been trying to launch longest. The April 2025 release aimed for October 2025 to March 2026. The February 2026 deck said “likely Q4 FY26”. By May it had moved to October to December 2026, and the August deck still says that, with plans submitted and approvals awaited. So it has slipped twice.

It’s also the only one on Shriram’s own land. That means no landowner’s share of the homes and one seller on every agreement, which is simpler for a buyer.

About 70 to 75 villas on 5 acres would make it the quietest of the three, at roughly 15 homes an acre. The catch is location: Shriram’s release talks about “international schools and renowned colleges” nearby but doesn’t name the village. Until the RERA filing shows the survey numbers, you don’t know which part of Yelahanka you’re buying in.

Shriram Yelahanka Row Houses: The Biggest Sale Value

At about ₹600 Cr, this is the largest of the three Shriram Yelahanka projects by value. Shriram’s release says it will “overlook” the proposed Madappanahalli Biodiversity Park, which the state cabinet approved in January 2026 on about 153 acres near Yelahanka.

About 225 row houses on 7 acres is about 32 homes an acre, by our count. That’s twice the villa density, which is normal for row houses: shared walls, narrower plots, more homes per acre. Our rate of about ₹11,500 per sq ft is close to the villa range, so the park view may already be in Shriram’s numbers.

It’s a joint development, so ask whether your home comes from Shriram’s share or the landowner’s, and who signs your agreement.

Shriram Yelahanka Apartments: The Entry Ticket

If you want to be beside the park for the least money, this is it. Our rate of about ₹8,300–8,800 per sq ft puts a 2 BHK around ₹1.1 Cr*, less than half the starting price of the low-rise homes.

Shriram calls it “an iconic addition to the city’s skyline”, so expect towers, though no floor count has been given. About 390 homes on 6.5 acres is about 60 an acre, by our estimate. That’s more neighbours, more lifts and more cars on the access road than either low-rise project.

For a registered Yelahanka flat you can book today, Assetz Zen & Sato on Bagalur Main Road starts at about ₹2.92 Cr for 2,159 sq ft, roughly ₹13,500 per sq ft. That’s a bigger home in a different price bracket, but it shows where new Yelahanka-side launches are pricing.

Which Shriram Yelahanka Project to Wait For

Wait for the villas if you want the most space and privacy, can spend about ₹2.5 Cr or more, and would rather deal with one seller on owned land. It’s also the soonest to launch.

Wait for the row houses if the park matters to you and you want a house with a door at ground level, not a flat. Our page on the Shriram Row Houses Yelahanka project has what Shriram has said so far.

Wait for the apartments if your budget is nearer ₹1–1.5 Cr and you want the park nearby without paying for land. The Shriram Apartments Yelahanka page tracks that one.

Whichever Shriram Properties Yelahanka project you pick, the rules are the same. None of the three can legally be advertised or sold before RERA registration. If anyone takes money now, it’s an expression of interest at most, and it needs written refund terms.

One honest caution: the park isn’t built yet. The cabinet cleared ₹50 Cr for its first phase and a three-year plan. A view promised by the state isn’t something Shriram can guarantee, so don’t pay a premium for it until the gates are open.

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