Mahindra Navrat Sadahalli Project Overview

It is a pre-launch high-rise apartment scheme with a small mixed-use component, at the very start of its statutory life.

The project name on the environmental file is not the marketing name. PARIVESH records the proposal as "Development of 'Residential Apartment, Commercial and Club House'", with the user agency named as Anthurium Developers limited. The Navrat in Mahindra Navrat Sadahalli is a working name carried from that filing. Mahindra Lifespaces has not announced a consumer-facing marketing name, and there is a real possibility the project eventually launches under a different one.

Three things about the scheme are worth stating before the detail, because they are what distinguish it from the rest of a very crowded corridor — more than 10,000 homes have been launched or RERA-registered within roughly five kilometres in the last eighteen months, this project's own 1,166 included.

It is Mahindra Lifespaces' first North Bengaluru project. Every other Bengaluru project the company has built or is building — Eden off Kanakapura Road, Zen at Singasandra, NewHaven off Hosur Road, Blossom in Whitefield, Windchimes on Bannerghatta Road — sits in the south or east of the city. The Karnataka RERA registry's eight Mahindra rows are all south or east Bengaluru, with none in Yelahanka taluk or Jala hobli. This is a genuine first, not a positioning line.

More than half the net site is proposed as landscape — 56.49% of it, against a building footprint of 15.34%. On a 1,166-unit high-rise that ratio is rare, and it comes from a document filed with a regulator rather than from a brochure. What it costs and what it buys is set out under density below.

The headline count is 1,166 units, and it is the spine of nearly everything derived on this site: the density arithmetic, the statutory parking requirement, the 922 KLD water demand and the average saleable unit size that the indicative price band rests on. Change that number and every one of them moves.

Nothing about it is approved. Anyone researching the Mahindra Sadahalli pre-launch — or pre-launch apartments in Bangalore North more generally — is researching stock that cannot yet be lawfully sold, and the useful version of that research is the regulatory record rather than a price list.

This is the part of the record that most pages about this project get wrong, so it is set out here in full rather than summarised.

What a Terms of Reference application is, and what it is not

For a project of this size and category, environmental appraisal begins with the developer asking the state authority to set the terms of the impact assessment it will have to carry out. That request is the Terms of Reference application. It is the first step in the process, not the last, and it is an application rather than a permission.

It is not an environmental clearance. It is not a building licence. It is not a RERA registration, and it confers no right to advertise, book or sell a home. The Mahindra Navrat Sadahalli application did not reach a State Expert Appraisal Committee hearing before it left the portal's active list, which means the scheme has not yet been examined on its merits by anyone.

Any page describing this project as approved, cleared, sanctioned or consented is describing something that has not happened.

What "Delisted by System" means, and why it is not a rejection

Delisting is an automatic, machine-executed removal of a proposal from the PARIVESH portal's active list. It happens on a timer, not on a judgment.

The rule comes from MoEF and CC Office Memorandum IA3-22/25/2021-IA.II-Part(1) dated 25 October 2024: where a proposal's Essential Details Sought are not answered within 30 days of the query being raised, the proposal is auto-delisted from the portal. Additional Details Sought carry a 90-day window instead. The Office Memorandum expressly allows the proponent to relist the proposal themselves once the information is ready.

The dates on the Mahindra Navrat Sadahalli record fit that arithmetic exactly. The application was submitted on 22 June 2026 and the delisting was executed by a batch job at 03:00:24 on 1 August 2026 — which places the Essential Details Sought at around 2 July 2026. That last date is our arithmetic on the 30-day rule rather than a date PARIVESH publishes, and it is stated here as a derivation, not as a record.

So the accurate reading is narrow and it cuts both ways. Nothing has been refused. The developer can put the file back and the appraisal can restart from where it stopped. Equally, the file has not been put back: as of 12 August 2026 there is no refiled proposal, no successor proposal, and no environmental clearance. A project cannot be described as progressing through appraisal while its only application sits off the list.

Two PARIVESH fields that look contradictory, and are not

Anyone checking the portal directly will find two different status strings for this proposal, and the discrepancy is worth explaining rather than leaving as a trap. The proposal-detail endpoint still reports the last workflow stage as EDS_RAISED. The public Track-Your-Proposal listing reports DELISTED_BY_SYSTEM.

These are two different columns doing two different jobs. The detail endpoint records the last thing that happened inside the appraisal workflow; the listing records the administrative state of the file. Three control proposals fetched the same way settle the reading: one Karnataka proposal returns GRANTED in the workflow field with a listing showing its clearance as issued, one returns ADS_RAISED with a listing showing DELISTED_BY_SYSTEM, and one returns WITHDRAW with a listing showing that it was pulled back. A delisted proposal keeps its last workflow stage in the detail view. On this project, EDS_RAISED is therefore the reason for the delisting, not a contradiction of it.

The RERA position on Mahindra Navrat Sadahalli

RERA registration not yet issued; no K-RERA record found as of 12 August 2026.

Karnataka's registry also lists applied-but-unregistered projects, and there is no row for this project, for Mahindra Lifespace Developers Limited in Yelahanka taluk, or for either subsidiary. Until a registration number is issued, no booking or allotment can lawfully be taken.

The check behind that statement was made against the full registry rather than a name search: 9,818 project records, of which 943 are applied-but-unregistered, plus the 8,236-record agent registry. There is no row for Mahindra Navrat Sadahalli, none for Mahindra Lifespace Developers Limited anywhere in Yelahanka taluk or Jala hobli, and none for Anthurium Developers Limited or Shreyas Stones Private Limited under any heading. The project's reraId is therefore null on this site and will stay null until a number exists.

Two practical consequences follow. First, describing this project as having applied for registration is not accurate either — the Karnataka registry publishes pending applications, and there is no application to publish. Second, if a registration number is quoted to you for this project by anyone, it belongs to something else; the section at the foot of this page sets out how to test any number you are given.

What is not in place, as a list

• No environmental clearance.
• No live environmental application — the only one filed was auto-delisted on 1 August 2026 and has not been relisted.
• No K-RERA registration, and no applied-but-unregistered row either.
• No sanctioned layout drawing, and no approval of any of the dimensions on this page.

The land

The filing gives four site areas, not one, and the difference between the first and the last changes every ratio derived from them.

Footpath and nala kharab account for 1,062.29 sq m and a further 2,638.53 sq m is recorded as "area left out". The step from the developable area to the net site area — 6,296.08 sq m, about 1.56 acres — is not labelled in the documents available. The net site area is the denominator for the landscape and ground-coverage percentages quoted throughout this site, so any comparison against another project's open-space claim should start by asking which area that claim was divided by. The full land-use partition is set out on the master plan page.

Built form

The dimensions are in the summary table above. Four things about them need saying rather than tabulating.

The tower lettering skips "I". It runs A, B, C, D, E, F, G, H, J, K. That is what the application records and it is reproduced here unaltered.

The two clubhouses do not share a section. Clubhouse 1 is Lower Ground plus Ground plus 1 Upper; Clubhouse 2 is 2 Basement plus Ground plus 1 Upper — the same basement depth as the towers. The filing gives storey counts and nothing about where either block sits.

Around the built edge the filing states 16 m setbacks and 8 m fire driveways reaching every tower entrance. At a maximum height of 69.45 m, the towers stand roughly four times as tall as the setback band is wide, which is conventional high-rise geometry.

Built-up area is a construction quantity, not saleable area. The 2,31,478.49 sq m — about 2.49 million sq ft — includes the two basement levels, parking, service floors and plant, none of which is sold to anyone. It should never be divided into a price or a project cost to produce a rate per square foot. The same caution applies to the Rs 722.92 crore estimated project cost declared in the filing: that is a capital outlay for construction, not the value of the project, not a sale price and not a rate.

Density and footprint

1,166 homes on 17.21 gross acres is about 68 homes per gross acre, and about 72 per developable acre. By unit count that is a dense scheme, and describing it as low-density would be wrong.

What it is instead is low-footprint. Ground coverage of 9,154.67 sq m is roughly 2.26 acres of building on a 14.74-acre net site — about one-seventh of the ground. The density is delivered vertically, in 22 upper floors reaching 69.45 m, rather than horizontally across the plot, and that is precisely what pays for the 56.49% landscape share. The two figures are the same design decision seen from opposite ends.

Averaged across ten towers, 1,166 apartments is about 117 homes per tower and about 5.3 per upper floor. That is arithmetic on two filed inputs; no tower-by-tower distribution or floor plate has been published.

Parking

1,588 car parking spaces are proposed against a statutory requirement of 1,457 — a surplus of 131.

The requirement is built up from the filing's own area bands: one car for each of the 1,078 units between 50 and 150 sq m, two cars for each of the 88 units above 150 sq m, plus 117 visitor spaces, 32 for the clubhouses and 54 for the commercial block. Provision is spread across two basement levels beneath the towers and 3,300 sq m of surface parking at grade.

A surplus of 131 spaces is a small margin — about 9% — but it is a surplus rather than a shortfall, and the 117 dedicated visitor bays are worth noting on a site whose only current access is a village road.

Two of the things buyers most want from a project page do not exist for this one, and inventing them is how most competing pages fill the gap.

There is no BHK mix. The Terms of Reference application records only an area-band split: 1,078 units of 50 to 150 sq m (roughly 538 to 1,615 sq ft) and 88 units above 150 sq m, totalling 1,166. The 88 is the one hard unit-level fact worth leaning on — it is too small and too specific to be a rounding, so it is very likely a real configuration count. Any 2, 3, 3.5 and 4 BHK table for this project, including ours, is inference built on that split plus comparable projects. The floor plans page sets out that inference with its derivation and its confidence levels attached.

There is no price. Mahindra Lifespaces has not published a price for Mahindra Navrat Sadahalli. The indicative band shown here — approximately Rs 12,000 to Rs 13,200 per sq ft — is our own inference from the gross development value the developer itself disclosed for this land and from verified launch rates at comparable projects in the same belt. It is not a quoted price and it is not a price list. The derivation is shown in full on the price page.

There is no date. No possession date has been announced for Mahindra Navrat Sadahalli. The developer's information sheet indicates a Q4 2026 launch intent; with the Terms of Reference application delisted on 1 August 2026 and no RERA registration issued, no launch or completion date can be stated as schedule, and any date quoted elsewhere is not sourced.

The sequence is not complicated, and knowing it is the difference between reading "delisted" as a catastrophe and reading it as a timer that ran out.

The developer would relist the Terms of Reference proposal on PARIVESH and supply the Essential Details the authority asked for. The appraisal would then resume, terms of reference would be set, the impact studies those terms require would be carried out, and only after that would a clearance decision be taken. Separately and independently, the project would need a Karnataka RERA registration before it could lawfully be advertised, booked or sold.

None of those steps has happened. The first one has not been started. Anyone treating a Q4 2026 launch as realistic is treating a delisted application as though it were an appraisal in progress.