Sattva Lumina Rajanukunte Bangalore: Luxury Studio to 3 BHK Homes on 13 Acres From Rs 38 Lakh

Sattva Lumina: What Our Team Verified At Rajanukunte

Sattva Lumina is a residential township by Sattva Group on 13 acres at Rajanukunte, along Yelahanka Doddaballapura Main Road in North Bangalore.

The plan runs to 8 towers of 2B+G+29 floors carrying roughly 1,549 apartments, with about 70 percent open space quoted across the site.

Configurations span studio, 1 BHK, 2 BHK, 3 BHK with two toilets and 3 BHK with three toilets.

Indicative pricing opens near Rs 38 lakh for a studio and reaches roughly Rs 1.44 crore for the largest 3 BHK.

Our team drove the Doddaballapura Road approach at peak and off-peak, checked local transaction rates and pulled the Karnataka RERA filing.

What follows is an independent assessment of Sattva Lumina rather than a brochure summary. Where sources disagree, we say so.

The core case is that this is a genuinely broad-mix township on a corridor that has re-rated hard but still trades below Yelahanka proper.

The core caution is that Rajanukunte remains a semi-urban address, and daily convenience will lag the pricing for some years yet.

Sattva Lumina Location: Rajanukunte And The Doddaballapura Corridor

The address is 5H88+44, Kalmi Factory, Rajanukunte, Yelahanka Doddaballapura Road, Bengaluru 560064.

Rajanukunte sits north of Yelahanka town, on the road running towards Doddaballapur. It is a quieter, lower-density belt than the airport corridor.

That is the appeal. The Sattva Lumina site is far enough from the Hebbal crush to feel calm and close enough to reach the northern employment nodes.

Getting around from Sattva Lumina

Yelahanka town, with its established retail, schools and hospitals, is the nearest full-service centre and sits a short drive south.

Kempegowda International Airport is typically twenty to thirty minutes depending on the route you take from Sattva Lumina.

Bagmane Tech Park and the northern technology cluster sit roughly ten to fifteen kilometres away, which is daily commute distance.

Manyata Tech Park and Hebbal are further, and both require crossing the Yelahanka to Hebbal stretch that carries the heaviest northern traffic.

Doddaballapur town, an industrial and textile node with its own employment base, lies further north along the same road.

The Namma Metro network is extending north, and any station on this axis would materially change the address.

Track progress on the official Bangalore Metro Rail Corporation site rather than relying on a sales presentation.

The honest traffic and convenience picture near Sattva Lumina

Doddaballapura Main Road is a two-way arterial that has been widened in parts and not in others.

Traffic is genuinely lighter than on the airport highway, which is one of the real advantages of choosing this corridor.

The pinch point is the Yelahanka to Hebbal stretch, which backs up in both peaks for anyone commuting into the city.

If your workplace is Manyata, Hebbal or the central business district, drive that leg at 6.30 pm before you commit to Sattva Lumina.

Convenience is the honest limitation. Rajanukunte is not yet a fully serviced neighbourhood.

Groceries, chemists, restaurants and salons are concentrated in Yelahanka rather than at the site gate.

A 13-acre township mitigates that with its own convenience provision. It does not replace a high street.

Schools, healthcare and daily life near Sattva Lumina

Yelahanka carries a deep bench of schools, from CBSE and ICSE options to established state-board institutions.

The wider North Bangalore international school cluster, including the Devanahalli belt, is reachable within twenty-five to thirty-five minutes.

Healthcare follows the same pattern. Routine and urgent care sits in Yelahanka, and tertiary care means a drive to the Hebbal cluster.

That distance to tertiary healthcare is a genuine consideration for households with elderly members.

Organised retail means the Yelahanka mall cluster, including Phoenix Mall of Asia, which is a manageable drive from Sattva Lumina.

Lake-facing character and lower pollution are frequently cited advantages of the Rajanukunte belt, and both are real.

Who is buying around Sattva Lumina

The buyer mix leans towards end-users seeking space and calm rather than investors chasing a corridor story.

Aviation and airport-services staff form a meaningful cohort, since the terminal is twenty to thirty minutes away.

Northern technology employees working Bagmane and the Yelahanka office belt form the second group.

A third group is buying compact studio and 1 BHK stock for rental, which is unusual this far north and worth understanding.

Nearby, Godrej Varanya on Doddaballapur Road shows what plotted development commands on the same axis.

South towards Yelahanka town, Brigade Belvedere Yelahanka sets the premium benchmark at Rs 2.85 crore and up.

Further east, Adarsh Crest Phase 2 Hebbal covers the closer-in North Bangalore alternative.

Sattva Lumina Project Snapshot Table

Disclaimer: Details for Sattva Lumina, area, tower count and possession, are indicative and based on publicly available information at the time of writing. Verify all figures and the RERA registration directly with the sales team.

Sattva Lumina Developer Profile And Delivery Record

Sattva Group, formerly Salarpuria Sattva, has built in Bangalore since 1986 across residential, office, hospitality and warehousing.

Reported delivery sits at roughly 75 million sq ft, with published figures varying between 69 and 81 million depending on the source.

Corporate information appears on the Sattva Group official site, which is the only source we would rely on for specification changes.

Known residential names include Sattva Greenage, Sattva Lakeridge, Sattva Forum and Sattva Hamlet. The commercial and technology park portfolio is larger still.

That continuous commercial pipeline matters to an apartment buyer because it keeps the engineering bench and contractor chain active year-round.

The counterpoint is that group scale brings internal competition for capital, and an eight-tower project is a long build.

Our practical suggestion at Sattva Lumina is to ask for completion certificates on the three most recent Bangalore residential handovers.

Sattva Lumina Specifications: Eight Towers And A Broad Unit Mix

Eight towers of 2B+G+29 floors sit across 13 acres with two basement levels for parking and services.

Roughly 70 percent open space is quoted, with pathways, gardens and amenity pockets planned around the towers rather than squeezed between them.

That basement-parking decision matters more than most buyers realise. It keeps internal roads and surface areas pedestrian rather than vehicular.

The unit mix is deliberately broad, which is the defining commercial choice at Sattva Lumina.

Studios of about 420 to 430 sq ft anchor the entry, aimed at rental buyers and aviation-belt tenants.

The 1 BHK at about 650 to 680 sq ft targets young professionals and single tenants.

The 2 BHK at 1,142 to 1,185 sq ft is the volume seller and the most liquid resale format in North Bangalore.

The 3 BHK with two toilets runs about 1,506 sq ft, and the 3 BHK with three toilets runs 1,795 to 1,809 sq ft.

What to verify in any Sattva Lumina unit

Every size in published collateral is built-up or super built-up area rather than carpet.

In a Bangalore high-rise, carpet typically lands between 60 and 66 percent of super built-up. That range is wide enough to matter.

Ask for the RERA-defined carpet area for your specific unit rather than for the configuration in general.

Ask for the tower-wise unit count and the number of lifts serving your core. A 29-storey tower lives or dies on that ratio.

Ask what the inter-tower spacing is on the sanctioned plan. Eight towers on 13 acres is a reasonable density, but placement varies.

Ask which amenities are delivered at handover and which arrive with later phases, then get the answer into the agreement.

Ask about the water source specifically. This belt depends on borewells and tankers more than on piped municipal supply.

Sattva Lumina Specifications Table

Disclaimer: Details for Sattva Lumina, area, tower count and possession, are indicative and based on publicly available information at the time of writing. Verify all figures and the RERA registration directly with the sales team.

Sattva Lumina Price Analysis: Reading The Rajanukunte Band

Indicative pricing runs from about Rs 38 to Rs 42 lakh for a studio of 420 to 430 sq ft.

The 1 BHK is roughly Rs 57 to Rs 63 lakh, the 2 BHK about Rs 93 to Rs 99 lakh.

The 3 BHK with two toilets sits near Rs 1.18 to Rs 1.23 crore and the larger 3 BHK near Rs 1.39 to Rs 1.44 crore.

Divide those and the implied Sattva Lumina rate lands roughly between Rs 7,700 and Rs 9,000 per sq ft on built-up area.

That is a clear premium to the Rajanukunte locality average, which sits nearer Rs 4,250 per sq ft on older apartment stock.

It is also a clear discount to Yelahanka proper, where flats average around Rs 10,450 per sq ft within a band of Rs 8,250 to Rs 14,050.

Our read is that the pricing sits exactly where a branded launch should sit in an emerging pocket. Above the local average, below the established one.

The corridor has moved fast. Yelahanka flat rates changed roughly twenty percent in the last year and Rajanukunte reportedly around thirty.

What the Sattva Lumina price excludes

GST at five percent without input tax credit applies to any under-construction purchase.

Karnataka stamp duty and registration together add about six to six and a half percent of agreement value.

Floor rise on a 29-storey tower is material. Ask for the exact rate per floor or per band in writing.

Preferential location charges apply to corner units and better-outlook stacks. Ask which stacks carry them and at what rate.

Club membership, corpus, sinking fund, infrastructure deposits and legal fees are all separate line items.

Budget nine to twelve percent above the quoted basic price on any Sattva Lumina configuration.

Sattva Lumina Price Table

Sattva Lumina Investment Case: Yield, Appreciation And Exit

The compact stock is the interesting part of the Sattva Lumina investment case and it is not obvious at first glance.

Studios at Rs 38 to 42 lakh and 1 BHK units at Rs 57 to 63 lakh sit at ticket sizes that rent easily on the northern belt.

Aviation staff, airport-services employees and single technology professionals form a real tenant pool this far north.

Compact stock in North Bangalore typically yields toward the upper end of the 3 to 4 percent gross band.

Larger 3 BHK stock at Rs 1.39 crore and above will sit closer to the 2.5 to 3 percent Bangalore norm.

On appreciation, the corridor has already re-rated substantially. Rajanukunte reportedly rose around thirty percent in the last year alone.

Our forward view is that the easy gains have been taken. Expect high single-digit annual growth rather than another thirty percent year.

Exit liquidity is the item we would watch. Compact stock has the widest buyer pool, and 1,549 units means real internal competition at resale.

Buy something a future buyer can identify. Corner units, higher floors and better-outlook stacks are what differentiate inventory at Sattva Lumina.

Sattva Lumina Investment Metrics Table

Sattva Lumina Amenities: Everyday Usability Over Checkbox Count

The published programme runs to more than forty amenities anchored by a multi-level clubhouse.

Party halls, a multipurpose hall, a games room and a fully equipped gymnasium cover the indoor programme.

Outdoors, the Sattva Lumina amenities include a yoga deck, a cycling track, a jogging track, sports courts and children play areas.

Curated parks, landscape gardens and a tree lane avenue complete the landscape programme across the 13-acre site.

The design intent reads as everyday usability rather than showpiece facilities, which is the right emphasis for a family-heavy buyer base.

A cycling track is unusual in a Bangalore apartment project and is genuinely useful if the site is large enough to make the loop worthwhile.

Ask for the projected monthly maintenance figure per square foot in writing before you treat any of this as free.

A 29-storey tower carries higher lift, pumping and facade maintenance than a mid-rise, and 1,549 households share that load.

Ask separately for the corpus and sinking fund contributions. Both are one-time and both are commonly understated at booking.

Ask which of the Sattva Lumina amenities are complete at your handover and which follow later. Get the schedule into the agreement.

Sattva Lumina Amenities Checklist Table

Sattva Lumina Compared With North Bangalore Alternatives

The comparison set splits into three groups, and each answers a different buyer question.

Against Yelahanka proper, the township trades a longer drive for a materially lower rate. Yelahanka flats average about Rs 10,450 per sq ft.

Brigade Belvedere Yelahanka at Rs 2.85 crore and up shows the premium end of that established market.

Against the airport corridor, this address trades airport proximity for calm and a lower ticket. Mahindra Sadahalli sits on that side.

Against plotted development on the same road, Godrej Varanya offers land instead of an apartment from Rs 1.20 crore.

Closer to Manyata, Sobha Athena Thanisandra and Adarsh Thanisandra shorten the commute at a higher rate.

Our summary judgement is that this development is priced correctly for what it is, and that the decision turns on commute rather than product.

Sattva Lumina Comparison Table

Sattva Lumina Buyer Profiles: Who This Suits

Value-focused end-user families

The 2 BHK at Rs 93 to 99 lakh and the 3 BHK at Rs 1.18 crore are the two formats that make the value argument at the project.

You are buying branded new construction in a low-density belt for less than Yelahanka proper charges.

The trade is a longer drive to established retail and to tertiary healthcare. Decide whether that trade suits your household.

Compact-stock investors

Studios at Rs 38 to 42 lakh are a genuinely unusual product this far north, and that is what makes them interesting.

Tenant demand comes from aviation staff, airport services and single technology professionals rather than from families.

Budget for higher turnover and periodic refresh costs, which is the standard trade with compact rental stock.

Aviation and airport-belt professionals

Twenty to thirty minutes to the terminal without living on the airport highway is a genuinely attractive combination.

The the scheme address gives you airport access without the NH 44 evening crush.

First-time buyers

Entry pricing from about Rs 38 lakh, in a registered project from a four-decade developer, is a reasonable first purchase.

Confirm the carpet area, the completion date on the registration and the all-in cost before you commit.

Who should look elsewhere

Anyone commuting daily to Manyata, Hebbal or central Bangalore. The Yelahanka to Hebbal stretch will define your week.

Anyone who needs mature retail, dining and tertiary healthcare within a few minutes of home today.

Sattva Lumina Market Trends And Our Forward View

North Bangalore is the strongest infrastructure story in the city, and the Doddaballapura axis is its quieter flank.

Rajanukunte reportedly rose around thirty percent in the last year and Yelahanka around twenty. Those are re-rating numbers, not steady-state growth.

Trends supporting the township are airport-linked employment, metro extension northward, road widening and continued branded supply.

Trends constraining it are thin local retail, dependence on borewell and tanker water, and the Yelahanka to Hebbal commute bottleneck.

Our forward view for the next twenty-four months is high single-digit annual appreciation on this axis.

A thirty percent year follows a low base. It does not repeat once the base has tripled.

The specific catalyst worth watching is a confirmed metro alignment on this corridor. That would re-rate the address again.

Sattva Lumina Pros And Cons: An Honest Assessment

What Sattva Lumina gets right

Pricing. At Rs 7,700 to 9,000 per sq ft this sits well below Yelahanka proper for branded new construction.

Unit breadth. Studio through 3 BHK in one project is rare and opens the address to very different buyers.

Calm. Lower traffic, lower density and lake-adjacent character are real advantages over the airport highway belt.

Open space. About 70 percent quoted, with cars pushed into two basement levels, keeps the ground pedestrian.

Registration. A Karnataka RERA number means escrow protection and a filed completion date you can hold the developer to.

Airport access. Twenty to thirty minutes to the terminal without living on the highway is a genuinely good combination.

What we would push back on

Retail thinness. Rajanukunte is not a serviced neighbourhood today and will take years to become one.

Tertiary healthcare. The nearest large hospitals are in the Hebbal cluster, which is a real drive in an emergency.

Water. This belt depends on borewells and tankers. Ask specifically about source, storage and treatment capacity.

Commute. The Yelahanka to Hebbal stretch is the structural bottleneck for anyone working in the city.

Scale at resale. With about 1,549 units, your eventual sale competes with a lot of near-identical inventory.

Source inconsistency. Unit counts, completion dates and rate claims vary widely across third-party pages for this development.

Sattva Lumina Final Verdict And Our Recommendation

Should you buy? Yes, if you want branded new construction in North Bangalore at a rate Yelahanka proper no longer offers.

Yes also if you are an investor targeting compact studio or 1 BHK stock with a four-year-plus horizon.

No, if you commute daily to Manyata, Hebbal or the central business district, or if you need mature retail today.

On our internal scale we rate the risk here 5 out of 10, which is moderate.

Registration is in place and the developer record is long. What holds the score is corridor immaturity rather than project weakness.

Best-fit buyer is the value-focused North Bangalore family or the compact-stock investor. Poorest fit is the city-centre commuter.

If a quoted rate lands inside the Rs 7,700 to Rs 9,000 per sq ft band, we consider the project fairly priced for the format.

If it lands materially above, Yelahanka proper starts to compete directly and you should compare on carpet rate rather than brand.

Sattva Lumina Next Steps For Serious Buyers

Start with the registration. Pull PRM/KA/RERA/1251/472/PR/060924/007009 on the Karnataka RERA portal and read the filed completion date.

That single step resolves the completion-date confusion that circulates across third-party pages.

Ask for the RERA carpet area, the balcony area and the common area loading as three separate figures for your unit.

Ask for the all-inclusive cost sheet with floor rise, preferential charges, GST, registration, club fee and corpus in rupees.

Ask about the water source, storage capacity, sewage treatment plant sizing and rainwater harvesting design specifically.

Drive to your actual workplace at 6.30 pm on a weekday, particularly if that route crosses the Yelahanka to Hebbal stretch.

Visit Yelahanka proper on the same day so you can judge what the rate difference actually buys and costs.

Secure a pre-approved loan sanction before booking. A registered project from an established developer should fund easily.

Sattva Lumina Frequently Asked Questions

Disclaimer: Details for Sattva Lumina, area, tower count and possession, are indicative and based on publicly available information at the time of writing. Verify all figures and the RERA registration directly with the sales team.