DNR Sarjapur Road

DNR Sarjapur Road overview - 11.86 acres and 865 filed units at Doddakannelli

DNR Sarjapur Road is a pre-launch residential development by DNR Corporation Private Limited on 11.86 acres at Doddakannelli, directly on Sarjapur Main Road in south-east Bengaluru. The Standard Terms of Reference granted for the scheme by Karnataka's State Expert Appraisal Committee on 2 July 2026 record 865 units and a clubhouse, a built-up area of 254,912.84 sq m (2.74 million sq ft), and a project cost of Rs 350 crore. Wipro's Doddakannelli corporate campus is 0.51 km away by road - close enough to walk. Within the same Bengaluru search, Embassy Biome is a useful second reference for how product mix, launch stage, and daily-life fit can change the shortlist.

Two things must be said before anything else, because they govern how the rest of this page is written.

First, on the name. The project is being referred to in early campaign material as DNR Sarjapur Road; DNR Group has not announced a marketing name. The regulatory filing itself carries the project name "Dnr Buildtech & Others", with DNR Corporation Private Limited named as promoter. Nothing on this page should be read as an official launch name.

Second, on registration. DNR Sarjapur Road is not registered with the Karnataka Real Estate Regulatory Authority. No K-RERA number exists for it. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a project in a registrable class cannot lawfully be advertised, marketed, booked or sold before registration is granted. This microsite is an information and enquiry resource for a scheme at the approvals stage - it is not a booking channel, and no allotment, application or payment should be made against this project by anyone until a K-RERA registration is in place.

Land. 11.86 acres at Doddakannelli, recorded in the Terms of Reference granted on 2 July 2026. The environmental clearance application filed on 20 August 2026 records a marginally larger 11.92 acres. Both figures come from the promoter's own filings; the difference is a survey refinement, not a discrepancy worth reading into.

Units. 865 residences and a clubhouse, described in the granted Terms of Reference as a "Residential Development plan with Club House". This is the only unit figure on this site that is stated as fact, and it is sourced every time it appears.

Approvals status. Standard Terms of Reference granted by SEAC Karnataka on 2 July 2026 (proposal SIA/KA/INFRA2/576225/2026, ToR identification TO26B3813KA5630370N, state file SEIAA 219 CON 2026). Environmental clearance application SIA/KA/INFRA2/585446/2026 filed 20 August 2026 and currently under examination. No K-RERA registration.

Location. Wipro's Doddakannelli corporate campus is 0.51 km by road. Carmelaram railway station - the nearest rail connection of any kind - is 3.47 km by road. The parcel adjoins Doddakannelli Lake, roughly 21 metres from the water at its nearest edge.

Scale. 254,912.84 sq m of built-up area and a Rs 350 crore project cost on the filing. At 865 units across 11.86 acres the filed density works out to 72.9 units per acre (865 ÷ 11.86) - an estimate derived from the two filed figures, not a developer statement.

Price position. No cost sheet has been published. Doddakannelli apartments were asking Rs 12,100 to Rs 13,300 per sq ft across three portals in the quarter ending June 2026 - asking aggregates, not registered transaction values. Circulating campaign material quotes an entry point of Rs 1.25 crore; that is a channel-partner figure, not developer pricing.

Doddakannelli is a small revenue village that stopped being a village some time ago. It sits on the inner, city-facing half of Sarjapur Main Road, between the Outer Ring Road tech belt and the Carmelaram rail line, and it is one of the few pockets on this corridor where a large single parcel can still be assembled. DNR has assembled one: seven survey numbers, 11.86 acres, land acquired and converted, with a granted Terms of Reference and a live environmental clearance application on the government's own PARIVESH portal. For a scheme that has not yet been named or registered, that is an unusually visible paper trail, and it is the reason this page can be written with figures at all.

What the filings describe is a scheme of genuine size for this pocket. 865 units on 11.86 acres is a different order of thing from the 2-to-5-acre infill projects that make up most of Doddakannelli's recent supply. The 254,912.84 sq m of filed built-up area against a 48,000 sq m site gives a gross built-up-to-land ratio of about 5.3 to 1 - an estimate, and deliberately not the same thing as sanctioned FAR, because filed built-up area includes basements, parking decks, common areas and the clubhouse. What it does indicate is a vertical development rather than anything low-rise. A useful sanity check on the same numbers: 254,912.84 sq m ÷ 865 units is 294.7 sq m (about 3,172 sq ft) of gross built-up area per unit, inclusive of everything below and around the homes. That is a plausible figure for a scheme in this segment. It is not a unit size, and it should never be read as one.

The honest description of where this project stands today is: filed, scoped, land in hand, and unregistered. The environmental study has been scoped but not concluded. No cost sheet, no floor plate, no unit size, no possession date and no amenity specification has been issued by the developer. Circulating pre-launch material fills those gaps with numbers that we have not been able to corroborate against any primary document, and this site attributes every one of them rather than repeating them as fact. A buyer at this stage is looking at a well-documented parcel and a credible mid-sized developer, not at a purchasable product.

DNR Sarjapur Road location - Doddakannelli, on Sarjapur Main Road

Address: Sarjapur Main Road, Doddakannelli, Bengaluru East taluk, Bengaluru Urban district, Karnataka 560035. Co-ordinates 12.910551, 77.690267, derived from the mapped parcel boundary at a position confidence of about ±100 m.

Every figure below is routed road distance on the OpenStreetMap road network, queried 23 August 2026. None is a straight-line figure.

Three notes on how to read that table.

On the lake. The 2.02 km figure is the road distance to the lake's mapped public access point, not the distance to the water. The parcel edge sits roughly 21 metres from the lake. Both numbers are true and they measure different things; the shorter one is the one that describes the site.

On the hospital. The Manipal facility at 3.87 km is the one on Sarjapur Main Road towards Ambalipura and Haralur, not the Old Airport Road hospital, which is a materially longer drive. The underlying map record carries no branch name, so the exact facility branding should be confirmed against Manipal's own site rather than taken from this table.

On drive times. This site publishes no drive-time figures. A single minute count on this corridor would be fiction: the uncongested routing floor and the realistic peak ceiling are far apart, with Bengaluru recording 36 minutes 09 seconds per 10 km as a city-wide 2025 congestion figure. Routed kilometres are the honest unit here.

DNR Sarjapur Road floor plans and configurations - 2, 3 and 4 BHK

DNR has published no configuration list, no floor plate and no unit size for this project. There is no cost sheet, no sanctioned plan in the public domain and no released floor plan. This site therefore publishes no size table, because inventing one would be the easiest way to mislead a buyer at this stage.

What does exist is circulating pre-launch material, and it is set out below purely as an account of what that material says.

Every figure in that table is unverified channel-partner material. None of it is developer pricing, none of it is corroborated by a primary document, and the material contains an internal gap worth noticing on its own terms: it lists a 4 BHK among the configurations while quoting no 4 BHK price at all.

The 2 BHK entry is worth flagging for a specific reason. If it holds, it makes this scheme unusual in its immediate pocket - the neighbouring large launch on the next parcel starts at 3 BHK and 1,500 sq ft and structurally cannot serve a two-bedroom buyer. But it is a claim in circulating material, not a filed fact, and anyone whose decision depends on a 2 BHK being available should treat it as unconfirmed until the developer publishes an inventory.

2 BHK

1,150 sq ft · indicative · drawn by us

The entry configuration. The size sits just above the floor set by Brigade Gem inside Doddakannelli, and it is ours - DNR has published no unit schedule.

3 BHK

1,650 sq ft · indicative · drawn by us

The volume three-bedroom size for this corridor. Arvind Sylva, 1.93 km away, opens its three-bedroom range at 1,500 sq ft.

3 BHK corner

1,850 sq ft · indicative · drawn by us

The differentiated three-bedroom a taller product usually carries: a second aspect, a larger living-dining and a study or utility bay.

4 BHK

2,300 sq ft · indicative · drawn by us

The top of the indicative set, drawn below the 3,316 sq ft ceiling set by Mana Uber Verdant II on the same corridor.

DNR Sarjapur Road gallery - the parcel, the frontage and the lake edge

No developer renders, elevations or floor plates have been released for this project. The gallery on this site is therefore built around the verifiable context of the parcel rather than around images of a building that has not been publicly designed.

1. Sarjapur Main Road frontage at Doddakannelli - the widened 45-metre carriageway on the Iblur to Carmelaram stretch, looking along the parcel's south-western boundary.
2. The Doddakannelli Lake edge - the water body whose western tip sits roughly 21 metres from the parcel's north-eastern boundary, and the single most consequential feature of the site's environmental profile.
3. Wipro's Doddakannelli corporate campus - the employment anchor 0.51 km away by road, and the strongest verified location fact this address has.
4. The ORR office belt from the Doddakannelli side - Embassy Tech Village, RGA Tech Park and the Bellandur cluster, all within 4.25 to 7.08 km by road.
5. Carmelaram railway station - the nearest rail connection of any kind, 3.47 km by road on the South Western Railway suburban network.
6. Indicative massing study - an illustrative visualisation prepared for this microsite to show how a scheme of the filed built-up area might sit on 11.86 acres. It is not a developer render, it carries no tower count, floor count or height, and it should not be read as a design.

DNR Sarjapur Road pricing - the Doddakannelli rate ladder and the cost stack

No cost sheet exists for this project. DNR has published no price, no rate per square foot and no payment plan. The Rs 1.25 crore and Rs 1.75 crore figures circulating in pre-launch material are channel-partner numbers, and this site does not treat them as developer pricing.

What can be published responsibly is the market this project would launch into.

What Doddakannelli is asking

Three independent portals, read on 24 August 2026, for the quarter ending June 2026:

The working band is Rs 12,100 to Rs 13,300 per sq ft, and it is an asking aggregate, not registered transaction values. That distinction is not pedantic: Square Yards publishes a Government Registration Rate of Rs 5,950 per sq ft for Bangalore and Rs 7,250 per sq ft for East Bangalore against those same asking figures. Any per-square-foot number a buyer is shown on this corridor should carry a label saying which of the two it is.

The trend is a plateau, not a run

Square Yards' own page describes the apartment segment at -4.22% and characterises it as a correction. That is a historical series, published as reported and dated. This site makes no forecast of price appreciation, no rental-yield claim and no return projection for this project or this corridor.

The inner-corridor premium, and the cleanest proof of it

The inner belt and the outer belt are not cheap and expensive versions of the same market - they are different markets. The rental evidence makes that clearest of all: the whole inner belt sits at around Rs 50 per sq ft per month while Sarjapur town sits at about Rs 20.

For a branded-apartment reference point inside Doddakannelli itself, Brigade Gem - a 2.3-acre, 138-unit scheme by Brigade Enterprises Ltd, launched July 2021, 2 and 3 BHK from 1,121 to 1,543 sq ft at Rs 1.34 to Rs 1.85 crore, registered with K-RERA as PRM/KA/RERA/1251/446/PR/210319/004042 in the name of Brigade Enterprises Ltd - implies a tight Rs 11,953 to Rs 11,989 per sq ft. Project-level listing rates elsewhere in the pocket run DSR Highland Greenz Rs 12,150, Benchmark Serenity Rs 11,700, Maarq Alpha Rs 11,650, SGR Lavilla Rs 11,050, SLV Sai Crystal Rs 10,300, PSR Paradise Rs 10,250, Polaris Rs 10,050 and MJR Satori Rs 8,950.

The statutory costs a buyer will pay in Karnataka

Whatever the eventual cost sheet says, these apply on top of it:

• GST at 5% on an under-construction residential purchase without input tax credit.
• Stamp duty at 5% of the higher of consideration or guidance value.
• Registration charge at 2% - raised from 1% with effect from 31 August 2025. Any calculator or cost sheet still showing 1% is out of date.
• Plus the usual non-statutory heads: floor rise, car parking, clubhouse contribution, legal and documentation, maintenance advance and corpus.

This site publishes no all-in cost figure for DNR Sarjapur Road, for the straightforward reason that no unit size and no base rate have been issued. An all-in total computed from a channel-partner headline price and an assumed area would be arithmetic dressed up as information.

DNR Group - developer profile and delivery record

DNR Corporation is a genuinely mid-sized premium-to-luxury developer, and the honest way to size it is by comparison: Brigade Enterprises reported FY2024-25 consolidated revenue of about Rs 5,074 crore and Prestige Estates about Rs 7,349 crore, roughly 13 and 19 times DNR's figure - an order of magnitude, not two. The bases are not like for like, though. DNR's Rs 385.27 crore is a standalone single-entity turnover while the other two are consolidated listed-group revenues, and the DNR group also builds through separately registered entities whose revenue never enters DNR Corporation's accounts. It should not be inflated into a top-tier national brand, and it should not be diminished into a small local builder.

Ownership is unusually simple and unusually stable. Three shareholders. A board unchanged since FY2018-19. Anand Surana is chairman of DNR Group - a group and brand title, not a directorship of DNR Corporation Private Limited - with Vipul Kumar Kumat as managing director and Ritesh Kumat as whole-time director.

On delivery, the record deserves both halves. The three delivered schemes each applied for completion roughly 10 to 12 months after their registered completion dates. That is real slippage, and it is moderate rather than severe. Against it sits a compliance record that is genuinely clean for a developer of this vintage: two complaints across K-RERA's 15,157-row complaints register, zero Authority orders and zero entries in the 440-row violations table.

Realised pricing across the portfolio runs roughly Rs 7,700 to Rs 8,200 per sq ft at Hennur up to Rs 11,500 to Rs 12,600 per sq ft at Rajajinagar. Doddakannelli's asking band sits above the top of that range, which is a fair signal of where this project would be positioned.

Note that not every DNR-branded scheme is registered to DNR Corporation. DNR Casablanca is registered to a promoter group named as Mascot Constructions, Micro Infrastructure and Anushka Investments, and DNR Arista Phase 1 and Phase 2 are registered to Inesa Ventures LLP. The promoter named on the Doddakannelli filings is DNR Corporation Private Limited.