Plot Options
Total Environment Sarjapur - Plot Sizes and Configurations
The Total Environment Sarjapur plot menu is built around five core size bands - 1,800, 2,400, 3,000, 4,000 and 5,000 sqft - calibrated to support genuine custom residential build-out at the upper-premium end of the Sarjapur Road plot belt. Plot dimensions follow standard 30 x 60, 40 x 60 and 50 x 60 ratios for the core bands, with the premium and signature plots offering wider frontages suited to G+2 villa-style residences. Final availability is confirmed on the BMRDA-sanctioned layout map at release. For layout judgement, Total Environment Yelahanka adds a same-city product-format lens around usable space, privacy, circulation, and how the home will work day to day.
Size Band Summary
Five core plot bands
| Plot | Typical Dimension | Build-Up Style | Use Case |
|---|---|---|---|
| 1,800 sqft | 30 ft x 60 ft | G+1 or G+2 compact villa | Entry plot - small family / investment |
| 2,400 sqft | 40 ft x 60 ft | G+1 mid-format villa | Mid-family end-use |
| 3,000 sqft | 50 ft x 60 ft | G+1 or G+2 villa with garden | Standard upper-mid family |
| 4,000 sqft (premium) | ~50 ft x 80 ft or 40 ft x 100 ft | G+2 villa with garden and side setback | Premium custom-build |
| 5,000 sqft (signature) | ~50 ft x 100 ft or 60 ft x 80+ ft | G+2/G+3 signature villa | Signature custom-build, multi-generational |
Actual plot dimensions vary by location within the layout. Some plots are odd-shaped to accommodate the road geometry - these typically carry a small discount, since the buildable area is slightly less than the rectangular equivalent. The cost sheet itemises the plot-specific dimension and the build-up rules.
Build-Up Guidelines
FAR, setback, height
Build-up is regulated by the BMRDA layout sanction and the applicable local-body building bye-laws. The core parameters that buyers must respect are Floor Area Ratio (FAR), setback (front, side, rear), maximum building height and ground coverage. The bye-laws apply uniformly to all plots in the layout regardless of orientation or premium, with the variation being on the absolute permitted square footage that scales with the plot size.
| Parameter | Indicative Range |
|---|---|
| Floor Area Ratio (FAR) | 1.50 to 2.25 (plot-size dependent) |
| Ground coverage | ~55-65% (plot-size dependent) |
| Front setback | ~5 ft (1.5 m) minimum, scaling with plot frontage |
| Side setback | ~3-5 ft (1 to 1.5 m) per side |
| Rear setback | ~3-5 ft (1 to 1.5 m) |
| Maximum building height | ~12 metres (G+2) for standard; G+3 for select signature plots |
| Parking | 1 covered car per dwelling unit, additional uncovered as designed |
| Boundary wall | Permitted at plot edge with the prescribed height |
The above is indicative for marketing reference. The buyer secures the building plan sanction from the relevant local authority (BMRDA / Anekal Panchayat / Sarjapur municipal body, depending on jurisdiction) before construction starts. The plan-sanction process typically takes 60 to 120 days.
Build Models
Self-build versus developer-built
The default model is self-build - the buyer engages an independent architect and contractor to design and construct the residence to the sanctioned building plan. Self-build offers full customisation flexibility (layout, material, finish, sustainability features) and the buyer controls the timeline, budget and contractor. The trade-off is the project-management overhead - the buyer is responsible for plan sanction, contractor management, quality oversight and the timeline. Self-build is the model adopted by 70 to 80 percent of buyers in Sarjapur Road plotted developments.
Total Environment, given its architectural-design heritage, may offer an in-house design-build package as an optional service - the buyer engages Total Environment's architectural and construction teams under a single contract, with the design language, material specification and quality control consistent with the firm's villa and apartment portfolio. The package terms (scope, timeline, escalation clause, payment milestones, exclusions) are itemised separately at booking and are not part of the plot-purchase cost sheet. The design-build model trades the buyer's project-management overhead against a higher all-in cost and an extended developer involvement.
Construction Timeline
12 to 18 months typical
Self-build residences in the Sarjapur belt typically run 12 to 18 months from plan sanction to occupancy certificate, depending on the built-up area, finish specification and contractor capacity. The timeline breaks down approximately into 2 to 3 months for plan sanction, 8 to 12 months for structural and finish construction, and 1 to 2 months for the occupancy certificate process. Buyers can stretch the timeline to suit their cash flow - the plotted-development model structurally supports a buyer-led build-pace rather than a developer-imposed launch calendar.
Investment-only buyers can hold the plot without immediate construction; the BMRDA layout sanction and the registered sale deed provide the title security required for long-hold investment. Many plotted developments see 30 to 40 percent of plots held as investment for the medium term, with construction following 3 to 7 years after registration.
Plot Options Questions
Total Environment Sarjapur Plot Options - FAQ
What plot sizes are available?
The indicative plot menu is 1,800 sqft (30 x 60 feet), 2,400 sqft (40 x 60 feet), 3,000 sqft (50 x 60 feet), 4,000 sqft premium plots and 5,000 sqft signature plots. Final availability is confirmed on the layout map at release.
Are corner and east-facing plots priced separately?
Yes. Plotted developments on Sarjapur Road typically apply a 10 percent corner-plot premium and a 3 to 5 percent east-facing orientation premium, reflecting end-buyer Vaastu preference and dual road frontage utility. The cost sheet itemises the orientation and corner charges separately.
What are the build-up guidelines?
Build-up is regulated by the BMRDA layout sanction and the applicable local-body building bye-laws. Floor Area Ratio (FAR), setback (front, side, rear), maximum building height and ground coverage are defined per plot size; signature plots typically permit G+2 or G+3 with the prescribed setbacks. The buyer secures the building plan sanction from the local authority before construction starts.
Self-build versus developer-built - which model applies?
The default is self-build - the buyer engages an independent architect and contractor and constructs the residence to the sanctioned plan. Total Environment is known for its design-build practice and may offer an in-house design-build package as an optional service; the package terms (scope, timeline, escalation clause) are itemised separately at booking.
What is the typical construction timeline post-handover?
Self-build residences in the Sarjapur belt typically run 12 to 18 months from plan sanction to occupancy certificate, depending on built-up area, finish specification and contractor capacity. Plotted developments structurally offer the buyer flexibility on timeline - the residence is built to the buyer's pace rather than the developer's launch calendar.
Can I hold the plot as an investment without building immediately?
Yes. Plotted developments work for both end-use and investment profiles. Investors typically hold for the medium term and either custom-build or exit on appreciation. The BMRDA layout sanction and the registered sale deed provide the title security required for long-hold investment.