Master Plan
Total Environment Sarjapur Master Plan and Land Budget
The site plan is a 22.25-acre parcel carrying six residential towers, one commercial tower and about 40 percent of its area under landscape. The numbers on this page come from the project's filed land schedule and building programme. The developer has not released a rendered site plan. The diagram below is our own, drawn from the filed land schedule, and the land budget in figures that follows it is the more reliable document at this stage. From a planning angle, Total Environment Yelahanka keeps the reference local: internal roads, open-space placement, amenity access, and tower orientation all affect how the address will live after handover.
22.25
Acres gross
33.14%
Ground coverage
40.16%
Landscape
6,056
Parking bays
Layout Logic
Six towers, one commercial block
The residential programme is six towers rather than the eight that circulate in third-party listings, and the stack is not uniform. Five towers run 3B+G+36 upper floors to a height of 112.80 m; the sixth runs one floor higher at 3B+G+37 and 115.80 m. The commercial tower is a separate object on the same parcel entirely - 4B+G+34 upper floors at 147.00 m, making it the tallest element by a clear margin.
That mix is the defining feature of the site plan and it cuts both ways. A commercial tower on the parcel means workplace, retail and services without leaving the gate, which on a corridor this thin on amenities is genuinely valuable. It also means construction traffic, service access and a working population sharing the address. Buyers should ask where the commercial access and drop-off sit relative to the residential lobbies, because that single planning decision determines how separate the two uses actually feel.
Land Budget
The filed numbers
| Line item | Figure |
|---|---|
| Gross land area | 90,059.57 sq m (22.254 acres) |
| Revenue description | 22 Acres 10.18 Guntas |
| Net site area | 87,935.90 sq m |
| Total built-up area | 680,220.99 sq m |
| Ground coverage | 29,140.90 sq m (33.14 percent) |
| Landscape area | 35,313.68 sq m (40.16 percent) |
| Civic amenities | 2,976.93 sq m |
| Residential towers | Six (T1-T5 at 3B+G+36; T6 at 3B+G+37) |
| Apartment count | 1,188 (296 + 296 + 148 + 148 + 148 + 152) |
| Commercial tower | One, 4B+G+34, 147.00 m |
| Parking | 6,056 bays, three basement levels |
| Sewage treatment | 2,020 KLD, SBR process |
| Rainwater | 1,020 cu m sump, 22 recharge pits |
| Trees proposed | 800 |
| Solid waste load | 7.63 MT per day |
| Watercourse | Tertiary nala, 15 m buffer, about 220 m realignment proposed |
The gross area reconciles exactly against the revenue record: 90,059.57 sq m at 4,046.86 sq m to the acre is 22.254 acres, matching 22 Acres 10.18 Guntas. The tower-by-tower unit counts sum to 1,188 without rounding.
Services
Water, waste and the nala
Utilities are designed on site rather than drawn from municipal networks, which is the norm this far out. The sewage plant is a 2,020 KLD sequential batch reactor sized to the full design load, with treated output intended for landscape irrigation and flushing. Rainwater harvesting runs to a 1,020 cu m storage sump supported by 22 recharge pits. Solid waste is designed around a 7.63 MT per day load.
The site feature most worth asking about is the tertiary nala crossing the parcel. The plan retains it with a 15 m buffer and proposes realigning roughly 220 m of its course. Watercourse buffers are the part of a site plan most likely to change between filing and sanction, and any change ripples into tower positions and open-space distribution. A buyer should ask to see the sanctioned drawing on this specific point rather than the filed one, once sanction exists.
Open Space
What 40 percent actually means
The landscape allocation is 35,313.68 sq m, which is 40.16 percent of the site. It is a real figure and a good one for a development of this density. It is also not the figure in circulation: claims of 80 percent open space appear in third-party marketing for this project and do not match the filed land budget. Ground coverage of 33.14 percent is what constrains the built footprint; the remainder is driveways, hardscape and service areas rather than green.
The 800 proposed trees sit inside that landscape allocation. Two natural lakes are sometimes attributed to this parcel; they do not appear in the land schedule. Nothing here needs exaggerating - 40 percent landscape, 800 trees and a retained watercourse is a strong site plan on its own terms, and the inflated versions only make the real one harder to trust.
Sequencing
What has to happen before ground breaks
No sanctioned plan and no commencement certificate for this project is public, and no environmental clearance application has been filed - a PARIVESH pull on 15 August 2026 across 152,491 national proposals found nothing, not even a Terms of Reference. For a development of 680,220.99 sq m built-up area, that clearance is a prerequisite rather than a formality, so it sits on the critical path ahead of everything else.
The realistic sequence is: Terms of Reference, then environmental clearance, then BDA plan sanction and commencement certificate, then Karnataka RERA registration, then a published launch price. The filed completion date of 28 February 2030 is measured from a start that has not yet been authorised. Every one of those steps is a public, checkable event, and tracking them is a better use of a buyer's attention than any brochure.
Buyer Questions
Total Environment Sarjapur Master Plan - FAQ
How large is the site?
22.25 acres - 90,059.57 sq m gross, matching the revenue description of 22 Acres 10.18 Guntas, with a net site area of 87,935.90 sq m. Listings claiming 30 acres are describing a larger parcel than the one filed.
How many towers and apartments?
Six residential towers holding 1,188 apartments, plus one commercial tower. Five residential towers are 3B+G+36 at 112.80 m and the sixth is 3B+G+37 at 115.80 m. The commercial tower is 4B+G+34 at 147.00 m. Claims of eight towers or G+40 do not match the filed programme.
How much open space is there?
Landscape area is 35,313.68 sq m, or 40.16 percent of the site, with ground coverage at 33.14 percent and 800 new trees proposed. The 80 percent open-space figure circulating in third-party marketing does not match the filed land budget.
Is there a watercourse on the site?
Yes. A tertiary nala crosses the parcel. The plan retains it with a 15 m buffer and proposes realigning roughly 220 m of it. Ask to see the sanctioned drawing on this point specifically, since watercourse buffers commonly shift between filing and sanction.
How much parking is planned?
6,056 bays across three basement levels, against 1,188 apartments plus the commercial tower's requirement.
Has the plan been sanctioned?
No sanctioned plan or commencement certificate is public, and no environmental clearance application has been filed as at 15 August 2026. BDA is the competent planning authority for the site, but competence is not the same as approval.