South-east Bengaluru · Bellandur to Sarjapura
House construction on Sarjapur Road
Sarjapur Road runs from the Outer Ring Road at Iblur out to Sarjapura town, and the rules change along the way. We find out which side of the line your plot is on before anything is drawn.
At a glance
Ciara Homes builds custom houses on clients' own plots along Sarjapur Road, Bengaluru, from Bellandur and Kaikondrahalli out to Dommasandra and Sarjapura. The inner stretch comes under the Bengaluru East City Corporation; Dommasandra and Sarjapura are in Anekal taluk, under gram panchayats and the Anekal Planning Authority. One in-house team handles design, approvals and construction, the price is locked in a detailed BOQ, and every home carries a 10-year structural and 2-year waterproofing warranty in writing.
- Inner stretch
- Bengaluru East City Corporation
- Outer stretch
- Anekal taluk panchayats
- From our office
- 9 to 21 km
- Typical rates
- ₹1,700–5,000 / sq ft
- Metro
- Red Line planned, not yet approved
- First step
- Free site visit
One road, two sets of rules
Sarjapur Road is two places with one name. From the Outer Ring Road at Iblur through Bellandur, Kaikondrahalli, Doddakannelli and Carmelaram it is city: wards of the Bengaluru East City Corporation, about nine kilometres from our Marathahalli office. Past that it becomes Anekal taluk. Dommasandra is a gram panchayat, 17 km from us. Sarjapura town is 21.
That line matters more than the pin code. It decides who sanctions your plan, what kind of khata you hold, how a bank looks at the approval, and who is supposed to bring water to your gate.
A metro is planned down the road: the Red Line from Sarjapura to Hebbala, 28 stations, among them Sarjapura, Dommasandra, Carmelaram, Doddakannelli, Kaikondrahalli, Bellanduru Gate and Ibbaluru. The state cabinet cleared it on 6 December 2024. The Union government has not approved it yet, so no opening date is real.
What we check on a Sarjapur Road plot
The same road holds very different plots. These five checks tell us which kind yours is.
Corporation or panchayat
Inside the corporation, plans are sanctioned online against an e-Khata, and plots up to 50x80 ft can use the Nambike Nakshe route. In Anekal taluk, layouts are approved by the Anekal Planning Authority and the village is run by its gram panchayat. Lenders look hard at panchayat-only approvals, so speak to your bank before design starts. We read your documents first and tell you which office your plot answers to.
Low ground and old lake channels
Rainbow Drive, a layout on Sarjapur Road, flooded on 30 August and again on 5 September 2022. It stands on former paddy fields in the valley that links Halanayakanahalli and Junnasandra lakes to Saul Kere, and the main road beside it has risen by more than three feet over the years. The lesson for a single plot is the same: see where the site sits against the road level and the nearest drain before the plinth height is fixed.
Drain and lake buffers
After the 2022 floods the corporation began breaking down walls and slabs built over stormwater drains in this part of the city. A plot beside a drain or a lake carries a no-build buffer, and a drain can show on the village map without showing on the master plan. The survey number is checked against both before the house is placed on the plot.
Water
Groundwater is overdrawn on both sides of the line: the Central Ground Water Board's 2024 assessment puts Bangalore East taluk at 306% of sustainable extraction and Anekal taluk at 118%. Cauvery Stage V, commissioned in October 2024, was built for the 110 villages added to the city in 2007. Whether your street has a line is a question for BWSSB; outside the corporation, expect borewell or tanker supply for now. Plan the sump and rainwater harvesting into the house from the start.
A long way from home
Sites on the outer stretch are a long drive for an owner who lives in the city. Every Ciara site has live CCTV you can open on your phone, and one engineer who answers your calls, so you are not driving to Dommasandra to find out whether the slab was cast.
What a house costs to build on Sarjapur Road
Rates per square foot are the same on both sides of the corporation line. What changes is the plot: sites on the outer stretch tend to be larger, so the house is too. Three worked examples, with built-up area taken as about 75% of the plot on each floor:
| Plot and floors | Built-up | Basic | Standard | Premium |
|---|---|---|---|---|
| 30x50 · G+1 | 2,250 sq ft | ₹38 – 45 lakh | ₹45 – 59 lakh | ₹59 – 79 lakh |
| 40x60 · G+1 | 3,600 sq ft | ₹61 – 72 lakh | ₹72 – 94 lakh | ₹94 lakh – ₹1.26 crore |
| 40x60 · G+2 | 5,400 sq ft | ₹92 lakh – ₹1.08 crore | ₹1.08 – 1.4 crore | ₹1.4 – 1.89 crore |
Construction only, at the rates we publish for Bengaluru in 2026. Plan sanction fees, GST, compound wall and borewell are separate. For your own plot and finish level, use the house construction cost calculator; the exact price is fixed in a detailed BOQ after a free site visit.
Building on Sarjapur Road, answered
Is my Sarjapur Road plot under the corporation or a panchayat?
Bellandur, Kaikondrahalli, Doddakannelli and Carmelaram are inside the Bengaluru East City Corporation. Dommasandra and Sarjapura town are in Anekal taluk, under gram panchayats, with layouts approved by the Anekal Planning Authority. The villages in between need checking one by one; your khata and tax receipt show which body you pay.
Does Sarjapur Road flood?
Parts of it do. In 2022 the low-lying stretches between the lakes went under water twice within a week. It is a question of the individual plot: its level against the road, and how close it is to a stormwater drain. Both are checked before design.
Is the metro coming to Sarjapur Road?
It is planned. The Red Line from Sarjapura to Hebbala was cleared by the Karnataka cabinet on 6 December 2024 with 28 stations, several along Sarjapur Road. The Union government had not approved it when we last checked, so construction has not started.
How much does it cost to build a house on Sarjapur Road?
Our published rates run from ₹1,700 to ₹5,000 per sq ft of built-up area depending on the finish level. The table on this page works that out for 30x50 and 40x60 plots. Your exact price is fixed in a detailed BOQ after a site visit.
Also building nearby
- House construction in Whitefield
- House construction in Marathahalli
- House construction in Hebbal
- House construction in Yelahanka
- House construction in Devanahalli
- All the areas we build in across Bangalore
Sources
The local rules and figures on this page were checked on 2 October 2026. They change often in Bengaluru, and we confirm the current position for your plot before a plan is drawn.
- Bengaluru East City Corporation: formation and ward list
- The News Minute, 10 June 2025: e-Khata mandatory for building plan approvals from 1 July
- Central Ground Water Board: Dynamic Ground Water Resources of Karnataka 2024 (taluk table)
- Citizen Matters, April 2025: Cauvery Stage V and the 110 villages
- Citizen Matters, September 2022: Rainbow Drive, layout or lake?
- Newslaundry, September 2022: anatomy of Bengaluru's drainage failure
- Citizen Matters: stormwater drains on village maps and the master plan
- Dommasandra gram panchayat, Anekal taluk
- Anekal Planning Authority master plan and jurisdiction
- Namma Metro Red Line: route, stations and approval status
Every build. Always.
- Detailed BOQ, with brands and quantities locked before work starts
- In-house engineers, no project passed to strangers
- Live CCTV access to your site, on your phone
- 10-year structural + 2-year waterproofing warranty in writing
- Approvals and documentation support handled for you
Free site visit · We check the jurisdiction first
Bring us your Sarjapur Road plot
+91 89514 29095 · Mon–Sat 10:30 AM – 6:30 PM