Overview
Total Environment Sarjapur - Pre-Launch Apartments at Dommasandra
Total Environment Sarjapur is a pre-launch apartment development on the Sarjapura-Ambalipura Main Road (SH-35) at Dommasandra, on the Anekal Taluk stretch of the Sarjapur Road corridor. The filings describe 1,188 apartments across six residential towers on 22.25 acres, with a separate commercial tower on the same parcel. Roughly 40 percent of the site is held under landscape. The developer is Total Environment Building Systems, the Bengaluru architect-led practice founded in 1996 by Kamal Sagar and Shibanee Sagar. Total Environment Yelahanka adds a same-city project reference for buyers reading the overview through product format, buyer profile, and what still needs document-backed confirmation.
1,188
Apartments
22.25
Acres
BDA
Planning authority
Feb 2030
Filed completion
Regulatory Context
Inside the BDA planning area. Not yet RERA registered.
The parcel spans the Dommasandra and Thigalachowdenahalli villages in Sarjapura Hobli, Anekal Taluk. Both villages sit inside the Bangalore Development Authority Local Planning Area - they appear as full villages in the Annexure-1 schedule of the BDA Revised Master Plan 2031, and the same plan's Volume-4 defines the Dommasandra Special Development Zone that covers this stretch. That makes BDA the competent planning authority here. It does not mean a plan has been sanctioned: no sanctioned plan or commencement certificate for this project is public.
Karnataka RERA registration has not been granted. A full parse of the state registry on 15 August 2026, covering 9,876 project records, returned no entry for this project anywhere in Anekal Taluk. Under the Act a project cannot lawfully be advertised, marketed or sold before registration, and until it happens no completion date carries a remedy. Check current status yourself at rera.karnataka.gov.in before any payment, and treat an unregistered pre-launch booking as an unsecured position. At the shortlist stage, TATA Varnam gives readers a same-city reference for how project positioning changes once location, format, budget comfort, and document clarity are read together.
The Developer
Total Environment
Total Environment Building Systems is a Bengaluru architect-led developer founded in 1996 by Kamal Sagar and Shibanee Sagar, with active development in Bengaluru, Hyderabad and Pune. CRISIL's March 2025 assessment puts the practice at roughly 64 projects, 5.5 million sq ft delivered and a further 12.69 million sq ft under development, with a 79 percent booking rate across the portfolio.
The design signature is the cantilevered terrace garden, first built at Green is the Color in 1996 and now widely imitated across the Bengaluru market. Delivered work includes After the Rain at Yelahanka, The Magic Faraway Tree on Kanakapura Road and Pursuit of a Radical Rhapsody at Whitefield.
The architect-led model buys design coherence and a brand that supports resale. It also comes with a documented pattern worth pricing in: CRISIL notes the longer gestation typical of the premium luxury segment, and there are two adverse delay findings on record - a Karnataka High Court order of 11 March 2022 and a Karnataka RERA order of 11 March 2026, both on the same earlier project. The reviews page sets these out in full.
Corridor Context
Why this stretch of Sarjapur Road
Dommasandra sits at the point where Sarjapur Road stops being an Outer Ring Road suburb and becomes its own employment catchment. The established premium belts - Whitefield, HSR Layout, Bellandur - priced themselves out over the last decade, and the supply that followed the jobs has moved south and east along SH-35 into the Dommasandra and Muthanallur clusters. Wipro SEZ, RGA Tech Park, Ecospace and Embassy TechVillage all sit inside a workable morning commute, and the Whitefield catchment is reachable via ORR.
The timing question is infrastructure. The nearest planned metro on this alignment is now targeted for April 2033 following the mid-2026 DPR revision - roughly three years after the filed completion date for this project. A buyer here is therefore buying road access first and rail access later, which is a different bet from a corridor where the line is already under construction. Muthanallur Cross at about 1.37 km is the nearest usable road junction; Dommasandra Lake is 2.92 km by road.
Technical
Project Specifications
| Attribute | Specification |
|---|---|
| Project type | Apartment development, with a commercial tower on the same parcel |
| Address | Sarjapura-Ambalipura Main Road (SH-35), Dommasandra and Thigalachowdenahalli Villages, Sarjapura Hobli, Anekal Taluk, Bengaluru Urban 562125 |
| Planning authority | BDA Local Planning Area (Dommasandra Special Development Zone) |
| Land area | 22.25 acres (90,059.57 sq m gross; 87,935.90 sq m net) |
| Apartments | 1,188 across six residential towers |
| Tower stack | Five towers at 3B+G+36 (112.80 m); one at 3B+G+37 (115.80 m) |
| Commercial tower | 4B+G+34 upper floors (147.00 m) |
| Ground coverage | 29,140.90 sq m (33.14 percent) |
| Landscape | 35,313.68 sq m (40.16 percent of site) |
| Parking | 6,056 bays across three basement levels |
| Sewage | 2,020 KLD SBR sewage treatment plant |
| Rainwater | 1,020 cu m sump with 22 recharge pits |
| Planting | 800 new trees proposed |
| Civic amenities | 2,976.93 sq m reserved |
| Watercourse | Tertiary nala retained with a 15 m buffer and a proposed 220 m realignment |
| Solid waste | 7.63 MT per day design load |
| Configurations | 3 BHK and 4 BHK (sizes predicted, no floor plate released) |
| RERA | Not registered as at 15 August 2026 |
| Filed completion | 28 February 2030 |
| Price | No price announced by the developer |
Figures above are drawn from the project's filed land schedule and building programme. Configuration sizes are the exception - see the floor plans page for what is published and what is inferred.
Site and Environment
What the site plan commits to
The land budget reserves 35,313.68 sq m for landscape, about 40 percent of the site. That is a substantial figure for a 1,188-home development, and it is worth stating plainly because a much larger number circulates in third-party listings: claims of 80 percent open space do not match the filed land budget and should be discounted. Ground coverage is 33.14 percent, with 800 new trees proposed across the parcel.
Water and waste are designed on site. A 2,020 KLD sequential batch reactor sewage plant handles the full design load, with treated water intended for landscape and flushing reuse. Rainwater harvesting runs to a 1,020 cu m sump backed by 22 recharge pits. A tertiary nala crosses the parcel and is retained with a 15 m buffer, with roughly 220 m of realignment proposed - a detail worth asking about directly, since watercourse buffers are where site plans most often change between filing and sanction.
No environmental clearance application has been filed. A pull of the national PARIVESH dataset on 15 August 2026, covering 152,491 proposals, found nothing for this project - not even a Terms of Reference application. For a development of this built-up area that filing is a prerequisite, so it remains outstanding work rather than a completed step.
Timeline
Where the project actually stands
The filed completion date is 28 February 2030. Read it as a planning assumption rather than a commitment. Karnataka RERA registration is what converts a stated target into a date with a remedy attached, and that registration does not exist yet. A launch in the second half of 2026 with nothing on the portal implies clearance work running in parallel with the sales effort - a normal enough sequence, but one that puts the buyer ahead of the paperwork.
Practically, that means the ordering to watch is: environmental clearance filed, plan sanctioned by BDA, RERA registration granted, then launch pricing published. Each of those is a checkable public event. A buyer who tracks them is in a far better position than one working from a brochure, and there is no reason to commit money before the second and third have happened.
Ask the Direct Questions
For the current documentation set - sanction status, RERA position, the floor plate when it is released and site-visit coordination - phone or WhatsApp +91 9606302444, or use the contact page. Office hours 10:00 to 18:00, all seven days.
Buyer Questions
Total Environment Sarjapur Overview - FAQ
What is Total Environment Sarjapur?
It is a pre-launch apartment development by Total Environment on the Sarjapura-Ambalipura Main Road (SH-35) at Dommasandra, in Anekal Taluk on the Sarjapur Road corridor. The filings record 1,188 apartments across six residential towers on 22.25 acres, with a separate commercial tower on the same parcel and about 40 percent of the site under landscape.
Is this a plotted or villa project?
No. It is an apartment development. Some older listings describe a plotted layout with plots of 1,800 to 5,000 sqft - that description belongs to Tangled Up in Green at Devanahalli, a different Total Environment project roughly 40 km north. Total Environment has only two plotted schemes, at Devanahalli and Alibaug, and none in East Bengaluru.
Who is the developer?
Total Environment Building Systems, a Bengaluru architect-led developer founded in 1996 by Kamal Sagar and Shibanee Sagar, operating in Bengaluru, Hyderabad and Pune. CRISIL's March 2025 assessment records roughly 64 projects, 5.5 million sq ft delivered and 12.69 million sq ft under development.
Is Total Environment Sarjapur RERA registered?
No. A full parse of the Karnataka RERA registry on 15 August 2026, covering 9,876 project records, returned no entry for this project anywhere in Anekal Taluk. A project cannot lawfully be advertised, marketed or sold before registration. Verify current status at rera.karnataka.gov.in before making any payment.
When is possession expected?
The filed completion date is 28 February 2030. Treat it as a planning assumption rather than a commitment - no remedy attaches to a completion date until the project is registered with Karnataka RERA, and registration has not happened.
What should I verify before booking?
Karnataka RERA registration, the BDA plan sanction and commencement certificate, the environmental clearance filing, title deed and encumbrance certificate on both village parcels, escrow account setup and the registered sale agreement format - all in writing. Use a property lawyer for the title check. At the pre-launch stage, the absence of registration is the single most important fact to weigh.