The stretch of North Bangalore around Kempegowda International Airport has become the city's most talked-about growth story. Land in the Devanahalli belt has climbed from about ₹4,500 per sq ft in 2024 to roughly ₹7,000 to ₹9,600 in 2026, and the KIADB Aerospace Park next door now hosts Boeing and RTX, with a new Wistron plant expected to bring around 3,000 jobs. Sattva Aeropolis is built to ride exactly this wave.
This review looks at the project from the buyer's side. We set out both RERA phases, read the 3 BHK layout off the builder's floor plan, work out the real rate per square foot and the all-in cost, and are candid about the trade-offs of buying into a 1,001-home township in the far north of the city.
Sattva Aeropolis at a glance
- Developer: Salarpuria Sattva / Sattva Group (promoter: Trinayani Realtors Pvt. Ltd.)
- Location: Boovanahalli, Udayagiri, off NH-44, Devanahalli, beside the KIADB Aerospace Park
- Land and scale: about 11 acres, about 1,001 homes, 11 towers of G+11
- Phase 1: 1, 2 and 3 BHK (666 to 1,012 sq ft), from ₹60 Lakh, MIVAN construction
- Phase 2: 554 Studio and 1 BHK homes (448 to 658 sq ft), from ₹45.77 Lakh
- Phase 1 RERA: PRM/KA/RERA/1250/303/PR/110522/004869, completion date 31 July 2026
- Phase 2 RERA: PRM/KA/RERA/1250/303/PR/250925/008119, possession October 2028
- Airport: about 15 minutes by road
1. The developer: Salarpuria Sattva
Sattva Group began in 1986 as Salarpuria Sattva and is one of Bengaluru's larger developers across homes, office parks and hospitality. Aeropolis is one of several Sattva bets on the airport corridor, alongside Sattva Park Cubix, Vasanta Skye and Sattva City. An established name matters on a 1,001-home build, but it reduces delivery risk rather than removing it.
- Ask for progress against milestones: compare on-site progress with what was declared on the RERA portal.
- See a finished floor: MIVAN quality varies with the site team, so inspect a completed sample.
- Clarify sequencing: on a two-phase project, find out exactly what is delivered at your handover and what comes later.
2. Location: the strongest corridor, with a long reach to the rest of the city
Aeropolis sits at Boovanahalli, Udayagiri, off NH-44 and beside the KIADB Aerospace Park. Roughly 50,000 professionals work within about 10 km of the airport, and the Namma Metro Blue Line to the airport is under construction. For anyone whose work is in the north, that is hard to beat. For anyone commuting east or south, it is a real cost.
| Destination | Approx. drive | What it means |
|---|---|---|
| Kempegowda International Airport | ~15 min | Excellent for airline, airport and frequent-flyer households |
| KIADB Aerospace Park | ~10 min | Boeing, RTX and the upcoming Wistron plant |
| Devanahalli Business Park | ~12 min | IT and office campuses |
| Hebbal | ~30 min | Gateway to central Bangalore |
| Manyata Tech Park | ~35 min | Workable daily commute |
| Whitefield / ORR / Electronic City | Long drive | Not practical as a daily commute |
3. Phase 1 vs Phase 2
Aeropolis is one township sold in two RERA-registered phases that share the clubhouse and amenities. They suit different buyers.
| Phase 1 | Phase 2 | |
|---|---|---|
| Configurations | 1, 2 and 3 BHK | Studio and 1 BHK |
| Sizes | 666 to 1,012 sq ft | 448 to 658 sq ft |
| Starting price | ₹60 Lakh | ₹45.77 Lakh |
| Homes | Balance of about 1,001 | 554 |
| RERA | PRM/KA/RERA/1250/303/PR/110522/004869 | PRM/KA/RERA/1250/303/PR/250925/008119 |
| Possession | RERA date 31 July 2026 (verify status) | October 2028 |
| Construction | MIVAN | Confirm with developer |
4. Configurations and floor plans
| Configuration | Phase | Size (sq ft) | Starting price |
|---|---|---|---|
| Studio | 2 | 448 to 500 | ₹45.77 Lakh |
| 1 BHK | 2 | 550 to 658 | ₹58.50 Lakh |
| 1 BHK | 1 | 666 to 672 | ₹60 Lakh |
| 2 BHK | 1 | 906 to 943 | ₹81 Lakh |
| 3 BHK | 1 | 1,012 | ₹90 Lakh |
The 3 BHK is the most interesting plan. At 1,012 sq ft it fits three bedrooms (about 10'0" x 11'0", 11'0" x 10'0" and 9'0" x 8'0"), two toilets, an 11'0" x 10'0" living room, a separate 8'7" x 8'0" dining area and a 10'0" x 6'7" kitchen. The third bedroom is compact and works best as a child's room or study. Because Phase 1 uses MIVAN, the walls are structural, so plan your furniture around the layout as drawn.
5. Price and the real rate per sq ft
| Configuration | Starting price | Size (sq ft) | Approx. rate / sq ft |
|---|---|---|---|
| 1 BHK (Phase 1) | ₹60 Lakh | 666 to 672 | ~₹8,900 to 9,000 |
| 2 BHK | ₹81 Lakh | 906 to 943 | ~₹8,600 to 8,950 |
| 3 BHK | ₹90 Lakh | 1,012 | ~₹8,900 |
| Studio (Phase 2) | ₹45.77 Lakh | 448 to 500 | ~₹9,150 to 10,200 |
| 1 BHK (Phase 2) | ₹58.50 Lakh | 550 to 658 | ~₹8,900 to 10,600 |
New Devanahalli apartment launches are quoting about ₹11,000 to ₹13,000 per sq ft, so Phase 1 sits at the value end of the market on these numbers. The catch is that the published figures do not say whether the sizes are carpet or super built-up. On compact homes that ratio matters a lot, so get the carpet area in writing before comparing.
6. What you will actually pay
For an ₹81 Lakh 2 BHK bought under construction, a realistic budget looks like this:
| Item | Typical rate | On ₹81 Lakh |
|---|---|---|
| GST (under construction) | 5% | ~₹4 Lakh |
| Stamp duty with surcharge and cess | ~5.6% | ~₹4.5 Lakh |
| Registration fee | 1% | ~₹0.8 Lakh |
| Parking, deposits, club and utility charges | Varies | ~₹2 to 4 Lakh |
| Approximate all-in, before interiors | ~₹92 to 95 Lakh |
Floor-rise premiums and preferred-location charges come on top. Ask for a stamped, itemised cost sheet before paying any booking amount, and see our home loan EMI guide for the financing side.
Want the current price sheet and tower-wise availability for both phases?
Get the Price Sheet7. RERA and possession
Both phases are registered with Karnataka RERA. Phase 1 (PRM/KA/RERA/1250/303/PR/110522/004869) carried a completion date of 31 July 2026. As of this review, that date has passed, so do not rely on the project-level date. Ask for the Occupancy Certificate status of your specific tower, whether any extension has been filed on the portal, and which amenities will be running when you get your keys. Phase 2 (PRM/KA/RERA/1250/303/PR/250925/008119) has a RERA possession date of October 2028.
8. How it compares with nearby options
| Project | Price band | Configurations | Possession |
|---|---|---|---|
| Sattva Aeropolis | ₹45.77 L to ₹90 L | Studio to 3 BHK | Phase 1: Jul 2026 (verify); Phase 2: Oct 2028 |
| Prestige Springwood | Premium | Apartments | Under construction |
| Devanahalli apartment launches | ~₹11,000 to 13,000 / sq ft | 2 and 3 BHK | Varies |
| Airport-belt plots | ~₹7,000 to 9,600 / sq ft | Build your own | Varies |
For a same-developer comparison, read Sattva Vasanta Cove vs Sattva Aeropolis. If you are weighing a plot instead, see Assetz Palmscape vs Sattva Aeropolis.
9. Pros and cons
What works
- Sub-₹1 Cr entry, including a 3 BHK at about ₹90 Lakh
- About 15 minutes to the airport, beside a growing aerospace employment hub
- Established developer with several projects on the same corridor
- MIVAN construction in Phase 1 for consistent finishes
- Two phases give a choice between nearer handover and lower ticket size
What to weigh
- High density, about 91 homes per acre
- Phase 1's RERA date has passed; tower-level status must be verified
- Long commutes to Whitefield, ORR and Electronic City
- Compact third bedroom in the 3 BHK
- Maintenance quality depends heavily on the facility manager and residents' association
Rental yields on the corridor run about 3.2% to 3.8% gross. On a ₹60 Lakh 1 BHK that implies roughly ₹16,000 to ₹19,000 a month, and on an ₹81 Lakh 2 BHK roughly ₹21,500 to ₹25,500, before maintenance and vacancy. Our Devanahalli ROI guide goes deeper on returns.
10. Who should buy, and who should skip
Good fit: airport, aerospace and logistics professionals; first-time buyers who want a branded home under ₹1 Cr; and investors targeting the airport-corridor rental pool. Phase 2's Studios suit the lowest budgets and frequent-traveller tenants.
Probably skip: buyers who want low-density, boutique living, and anyone commuting daily to the eastern or southern tech belts.
11. Seven checks before you book
| # | Check |
|---|---|
| 1 | Verify both RERA numbers on the Karnataka RERA portal and compare on-site progress with the declared dates. |
| 2 | Confirm your specific tower's schedule, OC status and which amenities will be ready at handover. |
| 3 | Inspect MIVAN finish quality on a completed sample floor. |
| 4 | Get the carpet area against the built-up figure for your unit in writing. |
| 5 | Check the parking and amenity allocation for your configuration. |
| 6 | Get a full cost sheet with GST, stamp duty and every charge itemised, plus the projected maintenance rate. |
| 7 | Test your commute at peak hour, given the far-north location. |
Our verdict
Sattva Aeropolis combines an accessible, sub-₹1 Cr entry with one of Bengaluru's strongest infrastructure corridors and an established developer. That is a compelling package for airport-belt end users and investors. Its trade-offs, the scale and the far-north location, are matters of fit rather than flaws. The one thing to do before anything else is to pin down the real handover status of your Phase 1 tower, since the RERA date has passed. Then check the details against the live Sattva Aeropolis project page and run the checklist above.
This review reflects information available as of October 1, 2026. Prices and availability change; confirm current figures with the developer before booking.
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