Searching for villas in Yelahanka turns up a mix of real villas, villa plots and projects that haven’t been registered yet, often all under one name. We went through the Karnataka RERA records we hold for Yelahanka taluk and the stock-exchange filings of one big builder to work out what’s actually on offer, what it costs and how to tell a villa from a plot before you pay.
Key takeaways
- A Karnataka RERA certificate doesn’t say whether a project is villas, flats or plots. You have to check the full filing
- Several Yelahanka projects are sold as “villas” by some sites and as plots by others. The filing settles it
- Sobha Chartered Birdsong, off Doddaballapur Road, is a registered layout of 265 plots, not built villas
- Shriram Properties has two low-rise Yelahanka projects in its pipeline, villas and row houses, and neither is registered yet
- Government charges add about 12.65% to an under-construction villa’s price
Waiting for a branded villa project? Our Shriram Villas Yelahanka page covers Shriram’s planned 5-acre villa project, expected to start around ₹2.5 Cr*.
In this guide
Why Villas in Yelahanka Are Hard to Pin Down
Flats are easy to count. Villas in Yelahanka aren’t. A Karnataka RERA certificate gives the project name, the promoter, the village, the survey numbers and the completion date. It doesn’t say what’s being built.
That gap gets filled by sales listings, and they don’t agree. We found the same 2026-registered Yelahanka project described as 65 four-bedroom villas on one site and as a plotted layout on another. Both can’t be right.
Here’s why it matters when you shortlist villas in Yelahanka. A villa project sells you a finished house. A plotted layout sells you land, and you build the house yourself, at your own cost and on your own timeline. The price per sq ft, the GST, the loan and the paperwork are all different.
The rule we use: if the full RERA filing says plotted development, it’s plots, whatever the brochure calls it.
Which Yelahanka?
“Villas in Yelahanka” can mean three quite different places. Yelahanka taluk has three hoblis, and low-rise projects tend to sit on the edges of the city, not in the town itself.
| Hobli | Where it is | Example villages on RERA certificates |
|---|---|---|
| Yelahanka | The town, Kogilu, Attur and the roads around them | Kogilu, Shivanahalli, Attur, Kenchenahalli |
| Jala | East, towards Bagalur and the airport | Bettahalasuru, Bagalur, Doddajala, Tarabanahalli |
| Hesaraghatta | West and north-west, off Doddaballapur Road | Sadenahalli, Nellukunte, Mavallipura, Arakere |
A villa off Doddaballapur Road near Rajanukunte and a villa near Bagalur are both “Yelahanka” on paper. They can be more than 10 km apart, with different commutes, water sources and land rates. Ask for the village before you ask for the price.
What’s Registered and Low-Rise
We could confirm the product type for only a few registered low-rise projects around Yelahanka, from their full filings and the builders’ own pages. Both of the clearest examples turn out to be plots, not finished villas.
| Project | What you buy | Where | RERA completion | Starts at |
|---|---|---|---|---|
| Sobha Chartered Birdsong | 265 plots on 18 acres 38 guntas | Sadenahalli, Hesaraghatta hobli, off Doddaballapur Road | 31-12-2028 | ₹1.2 Cr (Sobha) |
| Prestige Marigold Phase 2 | 716 plots on 55 acres | Bettenahalli, off NH 44, airport side of Yelahanka | Plot handover Dec 2027 | ₹1.02 Cr for 1,200 sq ft |
Sobha Chartered Birdsong is often searched as “villas near Rajanukunte”, but it’s a plotted layout. Most plots are 30×50 ft, and its RERA number is PRM/KA/RERA/1251/472/PR/210325/007605.
Prestige Marigold Phase 2 is the same story on a bigger scale. You get land at about ₹8,500 per sq ft. Building the house is your job, after the plot is handed over.
That leaves a real gap. Among the 2026 approvals in Yelahanka taluk, we couldn’t confirm a single project of finished villas from its filing. The nearest registered row-house project we’ve covered is Sobha Oakshire, and that’s in Devanahalli taluk, not Yelahanka.
Some 2026 approvals in Hesaraghatta and Jala hoblis are described as villas in Yelahanka on sales sites. Their certificates don’t state the product type, so we haven’t listed them as villas. Ask for the filing before you believe the brochure.
Villa Projects in Yelahanka Not Registered Yet
The best-documented pipeline of upcoming villas in Yelahanka belongs to Shriram Properties, a listed developer. Its stock-exchange filings describe two low-rise projects here.
| Shriram villas | Shriram row houses | |
|---|---|---|
| Land | About 5 acres, bought outright | About 7 acres, joint development |
| Size | 0.19 million sq ft | 0.52 million sq ft |
| Project value (Shriram) | ₹200–250 Cr | About ₹600 Cr |
| Launch (Aug 2026 deck) | Oct–Dec 2026 | Jan–Mar 2027 |
| Status (Aug 2026) | Plans submitted, approvals awaited | Plan submission in progress |
| Expected price | Around ₹2.5 Cr onwards* | Around ₹2.3 Cr onwards* |
The villa project has already slipped. Shriram’s April 2025 release aimed for October 2025 to March 2026, and a February 2026 deck still said January to March 2026. The August 2026 deck moved it to the current quarter.
The row houses sit beside the planned Madappanahalli biodiversity park, in Shriram’s words. Our Shriram Row Houses Yelahanka page covers that project, and Shriram has a third, apartment project next to the same park.
Neither low-rise project is on Karnataka RERA yet. Until it is, it can’t legally be advertised or sold, and any money you pay is an expression of interest at most.
What Villas in Yelahanka Cost
Prices for villas in Yelahanka only make sense side by side, because a plot and a finished house aren’t the same product.
- Plots: from about ₹1.02–1.2 Cr for the smallest plots in the two big registered layouts, before you spend anything on building.
- Shriram villas (expected): around ₹2.5 Cr* for a 3 BHK. Shriram’s figure of ₹200–250 Cr over 1.9 lakh sq ft works out to about ₹10,500–13,000 per sq ft, by our arithmetic.
- Shriram row houses (expected): around ₹2.3 Cr* for a 3 BHK, at about ₹11,500 per sq ft by the same sum.
- Sobha Oakshire row houses, Devanahalli: from ₹5.3 Cr for a 4 BHK of about 3,440 sq ft.
On an under-construction villa, add about 12.65% for GST at 5%, stamp duty at 5% with cess and surcharge, and registration at 2%. On a ₹2.5 Cr villa outside BBMP, that’s about ₹31.6 lakh, for an all-in figure of about ₹2.82 Cr.
*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.
Villa or Plot? How to Check Villas in Yelahanka Before You Pay
- Read the project type in the full RERA filing, not just the certificate. Plotted layouts are filed as plotted development.
- Ask which plan was sanctioned. A villa project has a building plan for the houses. A plotted layout has a layout plan, and you get your own building plan later.
- Ask what the sale deed conveys: a plot alone, or a plot with a finished house on it.
- Check who builds the house and when. If it’s you, add your own construction cost and two years to the timeline.
- Get the village and survey numbers and check the hobli. It decides the commute and whether the site is inside BBMP.
FAQs
Are there RERA-registered villas in Yelahanka?
The clearest registered low-rise projects we could confirm around Yelahanka are plotted layouts, such as Sobha Chartered Birdsong and Prestige Marigold Phase 2. We couldn’t confirm a finished-villa project among the 2026 approvals from its filing.
Does the RERA certificate say if a project is villas?
No. It gives the name, promoter, village and completion date. The project type is in the full filing on the Karnataka RERA portal.
Which upcoming villa projects in Yelahanka are pre-launch?
Shriram Properties plans Shriram Villas Yelahanka on about 5 acres, due to launch in October to December 2026, and row houses on about 7 acres, due in January to March 2027. Neither is RERA-registered yet.
What does a villa in Yelahanka cost?
Shriram Villas Yelahanka is expected to start around ₹2.5 Cr* for a 3 BHK. Registered plots nearby start at about ₹1.02–1.2 Cr, before construction. Government charges add about 12.65% on an under-construction villa.
What we checked (5 November 2026): Karnataka RERA certificates for Yelahanka taluk approvals to late October 2026; Shriram’s stock-exchange releases of April and October 2025 and its investor presentations of February, May and August 2026; the builders’ figures on our Sobha and Prestige listings.
The rates per sq ft and expected prices for Shriram’s projects are our own arithmetic. Shriram hasn’t published a price.
General information, not legal or financial advice. Check every registration on the RERA portal before you pay anything.
Looking at villas in Yelahanka? Talk to us
We’ll check the RERA filing, tell you whether it’s a villa or a plot, and get you a written cost sheet.
