Adarsh Bellahalli — Project Overview
Adarsh Bellahalli is a six-acre residential development by Adarsh Developers on Bellahalli Main Road, near the Bellahalli–Mittaganahalli Cross in the Kogilu pocket of Yelahanka taluk, North Bengaluru. The scheme is planned as four Ground+15 blocks carrying approximately 480 apartments in 2, 3 and 4 BHK configurations, on a parcel sanctioned by the Bangalore Development Authority. Launch is scheduled for Q3 2026 and completion is targeted for March 2031. Address Maker Apollo adds a same-city project reference for buyers reading the overview through product format, buyer profile, and what still needs document-backed confirmation.
What the project is
Six acres, four blocks, sixteen levels each, around 480 homes. Those four numbers describe the project more precisely than any adjective, and they are worth reading together.
Six acres is a mid-sized Bengaluru parcel — larger than the two- and three-acre infill sites that produce single-tower schemes with a token amenity deck, smaller than the twenty-acre townships that need their own internal bus route. Four blocks on that footprint means tower coverage of roughly a quarter to three-tenths of the site, with the balance available for landscape, circulation, amenity and below-ground services.
Around 480 homes across four blocks is 120 per block, and across sixteen levels that is seven to eight apartments per floor plate. This is the single most consequential specification in the project and it is almost never quoted in marketing. It governs lift waiting time at 8:45 a.m., the length of the corridor a resident walks from the lift to their door, the proportion of homes that get a corner with two external walls, and whether cross-ventilation is achievable or theoretical. Bengaluru high-rises routinely run ten to fourteen units per floor. Seven to eight is a materially better plate.
Density works out to about eighty homes per acre. The high-rise launches currently selling on Thanisandra Main Road and the Hennur arc run 110 to 130 per acre. That difference shows up in every shared resource — parking ratios, pool queue, clubhouse booking, water demand, lift load.
Adarsh Developers
Adarsh Developers was founded in Bengaluru in 1988 by B M Jayeshankar, a civil engineer who began with a construction practice and built it into one of the city's largest home-grown property groups. The second generation now holds operating roles: Nischay Jayeshankar as Deputy Managing Director and Nidhi Jayashankar as Executive Director, alongside co-founder B M Karunesh as Joint Managing Director. The group employs over 2,000 people and has served more than 13,000 customers.
The delivery record is approximately 29.61 million sq ft across 33+ completed projects, with a further ~17.97 million sq ft under construction across 21+ ongoing projects and ~21.36 million sq ft announced. Its range is unusual: Adarsh has built ultra-premium villa estates (Adarsh Palm Meadows, Adarsh Palm Retreat), mid-market high-rise apartments (Adarsh Greens, Adarsh Crest), plotted townships (Adarsh Savana at Devanahalli), Grade-A commercial space, and the Shangri-La Bengaluru five-star hotel on Palace Road. Very few Indian developers have delivered a luxury villa estate and a five-star hotel alongside compact apartments.
HDFC Capital Advisors, Piramal Fund Management, Kotak Realty Fund and Brand Capital have all funded Adarsh platforms — institutional capital that conducts independent title, approval and governance diligence before committing.
In North Bengaluru specifically, the relevant references are Adarsh Greens at Kogilu Main Road (Phase 1 registered under PRM/KA/RERA/1251/309/PR/201001/003607 and occupied; Phase 2 registered under PRM/KA/RERA/1251/472/PR/210409/004117 and under construction) and Adarsh Crest Phase 1 at Hebbal (PRM/KA/RERA/1251/446/PR/211022/004369). Both are within a short drive and both are inspectable.
The SPV structure — read this before checking RERA
Adarsh registers almost every project under a project-specific special purpose vehicle rather than under the "Adarsh Developers" name. The Karnataka RERA register shows Adarsh projects filed by Akarshak Realty Private Limited, Akarsha Realty Private Limited, Akarsh Residence Pvt Ltd, Akarsh Dwellings Private Limited, Adarsh Haven Private Limited, Adarsh Nivaas Private Limited, Shivakar Developers Private Limited, Shreshta Infra Projects Private Limited, Varin Infra Projects Private Limited and Orchids Apartments Pvt Ltd — as well as filings made directly as "Adarsh Developers".
This is standard for a developer at this scale; it ring-fences each project's finances so that one scheme's exposure cannot reach another's. It has two practical consequences for a buyer:
- Searching the RERA portal for "Adarsh Developers" will not surface the full portfolio. Search by project name.
- This project will very likely register under an SPV whose name does not contain the word "Adarsh". That is expected, not a warning sign. What matters is that the promoter entity named on the RERA certificate is the same entity named on your sale agreement and your payment instructions. Check that they match.
Project rationale — the configuration gap
Bellahalli and Kogilu have absorbed a decade of housing demand from Manyata Tech Park and the airport corridor, and the supply that met that demand was overwhelmingly compact. Sobha Dream Gardens, the largest branded community on the adjacent Kannuru Main Road, is a 17-acre, 1,780-unit scheme of 1 and 2 BHK apartments in the 679 to 1,059 sq ft range. Adarsh Greens is 1 and 2 BHK. The stock served first-time buyers and rental investors well.
What it did not do is give a household anywhere to move to. A family that outgrew a 2 BHK in Bellahalli has generally had to leave Bellahalli — for Hebbal, Yelahanka New Town or Thanisandra, at a price step of fifteen to twenty per cent. Adarsh Bellahalli's configuration set, running 2 BHK through to a 2,180–2,450 sq ft 4 BHK tier, is aimed squarely at that leak. The upgrade buyer stays in the pocket, keeps the school, keeps the commute, and buys more space at a lower rate than the same space costs three kilometres south.
Technical specification
| Element | Detail |
|---|---|
| Site area | 6 acres (~261,360 sq ft) |
| Blocks | 4 |
| Levels | Ground + 15 (16 habitable levels) |
| Units | ~480 |
| Units per floor plate | ~7–8 |
| Density | ~80 homes per acre |
| Indicative saleable area | ~744,000 sq ft |
| Indicative FSI | ~2.85 — normal for a BDA-sanctioned main-road parcel with premium FAR |
| Configurations | 2 BHK (1,150–1,320 sq ft), 3 BHK (1,540–1,820 sq ft), 4 BHK (2,180–2,450 sq ft) |
| Parking | Basement and podium levels; visitor parking at grade |
| Structure | RCC framed structure designed to Seismic Zone II requirements |
| Approving authority | Bangalore Development Authority (BDA) |
Regulatory status
The parcel is BDA-approved. Karnataka RERA registration has been applied for and the number is awaited — verified against the state register on 10 August 2026, where no registration currently exists for this project.
Two rules follow, and they are worth stating plainly because this is where pre-launch buyers are most exposed in Karnataka:
- No booking should be made until the registration is verifiable at rera.karnataka.gov.in. A pre-launch expression of interest is not a booking; a payment against an allotment is.
- Reject any "RERA number" that contains
/AG/. That segment marks an *agent* registration — a broker's own licence — not a project registration. Project registrations for Karnataka carry/PR/. Third-party marketing microsites in this pocket routinely publish agent numbers in the project's RERA field, and at least one currently does so for a neighbouring project using a number registered to an individual agent rather than to any developer.
Sustainability and services
The infrastructure programme is standard for a project of this scale and is specified to the requirements a 480-home community actually generates:
- Sewage treatment plant sized for full occupancy, with treated water reused into landscape irrigation and flushing — which is what keeps a six-acre landscape alive through a Bengaluru summer without drawing on potable supply.
- Rainwater harvesting across the full site catchment, with recharge structures, in line with BWSSB requirements for developments of this footprint.
- Power backup — DG capacity covering common areas and a backup allocation to every apartment.
- Organic waste conversion at source, with segregated dry-waste handling.
- EV charging provision in the basement parking levels.
- Solar for common-area and landscape lighting.
- LED throughout common areas.
Timeline
| Milestone | Target |
|---|---|
| Karnataka RERA registration | Applied; number awaited |
| Launch | Q3 2026 |
| Construction commencement | Following registration and launch |
| Structural completion | Indicative 2029–2030 |
| Completion / handover | March 2031 |
The five-year build horizon from launch to handover is appropriate to four Ground+15 blocks executed together and is consistent with what Adarsh has scheduled on comparable projects. Buyers should treat the March 2031 date as the developer's target and expect it to be restated as a committed date, with penalty clauses, in the RERA registration and the sale agreement. Alembic Cloud Forest gives the overview conversation another local reference point without turning it into a price race; the useful question is whether the whole project logic fits the buyer.
Adarsh Bellahalli Overview — frequently asked questions
/PR/. A number containing /AG/ is an agent registration — a broker's own licence — and says nothing about the project's legal status. Agent numbers are routinely published in the "RERA" field on third-party marketing sites for pre-launch projects in this pocket. Reject any number containing /AG/, and verify anything else directly on the state portal.Next step for Adarsh Bellahalli
Adarsh Bellahalli launches in Q3 2026. Pre-launch registrations receive the configuration and pricing sheet ahead of the public release, priority on floor and unit selection, and direct notification when the Karnataka RERA registration is published.