Devanahalli · Airport corridor
An 11-acre Sattva township at Boovanahalli, off NH-44, next to the KIADB Aerospace Park and roughly a quarter of an hour from Kempegowda International Airport. Phase 1 has the family-sized flats; the newer Phase 2 is all studios and 1 BHKs, priced for first homes and rentals.
Key facts
The basics, drawn from Sattva's material and the two RERA registrations. Confirm tower-specific details before you book.
| Developer | Sattva Group (promoter entity: Trinayani Realtors Pvt. Ltd.) |
|---|---|
| Address | Boovanahalli, Udayagiri, off NH-44 (Airport Road), Devanahalli |
| Land | About 11 acres |
| Homes | About 1,001 across both phases, in 11 towers of basement + ground + 11 floors |
| Home types | Studio, 1 BHK, 2 BHK and 3 BHK (448 to 1,012 sq ft) |
| Construction | Phase 1 uses MIVAN aluminium formwork |
| 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 |
Two phases, two buyers
The two phases share the clubhouse and grounds, but they're aimed at quite different people.
1, 2 and 3 BHK homes, with RERA completion due in July 2026. It's the better pick if you want to move in sooner and need two or three bedrooms. That date has now passed, so ask us for your tower's actual handover and occupancy certificate status.
MIVAN construction means the walls are concrete and load-bearing. That's good for build quality, but you can't knock walls through later, so plan your interiors around the layout as drawn.
554 compact homes: studios of 448–500 sq ft and 1 BHKs of 550–658 sq ft, with possession due in October 2028. It has the lowest ticket size in the township.
Its pitch is rental demand from the aerospace park, the airport and the tech campuses coming up along NH-44. Small units also make the construction-linked payment schedule easier to manage.
Sizes & prices
Indicative starting prices. Floor, view and parking change the final figure, so ask for the sheet for the exact unit.
| Home | Phase | Size (sq ft) | From* |
|---|---|---|---|
| Studio | Phase 2 | 448 – 500 | ₹45.77 L |
| 1 BHK | Phase 2 | 550 – 658 | ₹58.50 L |
| 1 BHK | Phase 1 | 666 – 672 | ₹60 L |
| 2 BHK | Phase 1 | 906 – 943 | ₹81 L |
| 3 BHK (2 bath) | Phase 1 | 1,012 | ₹90 L |
*Before GST, stamp duty, registration, floor rise, car park, clubhouse and maintenance charges. Ask whether a quoted size is carpet or super built-up, because it changes the per-sq-ft comparison a lot.
Shared spaces
Renders & photos
Location
Boovanahalli sits on the airport side of Devanahalli, where the employers are industrial and aviation-led rather than IT parks.
Before you decide
Around 91 homes an acre is busy for a G+11 project. Expect shared lifts and amenities to be well used, and visit at a weekend to get a feel for it.
It's great for airport and aerospace jobs, but a long commute to Whitefield or Outer Ring Road offices.
The RERA completion date has passed. Get a written update on your tower's OC and handover before you pay anything.
From Aeropolis buyers
"Mr. Narayanan Rajesh very scrupulously selected my choice of investment near the Bangalore airport, Sattva Aeropolis. Keep up the good work, Rajesh!"
"Mr. Narayanan Rajesh was very helpful in identifying the right property, Sattva Aeropolis. He understood my family's taste and expectations…"
Questions
In depth
Aeropolis is easy to sum up as "cheap homes near the airport", but the details matter more than the headline. Here's what we walk buyers through.
Phase 1 is a conventional family project of 1, 2 and 3 BHKs. Phase 2 is a separate, denser block of 554 studios and 1 BHKs on a smaller slice of land, roughly 1.7 to 2.4 acres depending on the source. They share the clubhouse and grounds, but they'll attract quite different residents.
If you're buying to live, Phase 1's mix means more owner-occupier families around you. If you're buying to rent, Phase 2's compact units are designed for that, and you'll have a lot of fellow landlords as neighbours.
Phase 1 uses aluminium formwork (often called MIVAN), where walls and slabs are cast in concrete together. The result is a monolithic structure that's fast to build, consistent in quality and less prone to the cracks that brick-and-plaster walls can develop.
The catch: almost every wall is structural. You can't remove or move walls later, and drilling for fittings needs care. Plan furniture and storage around the layout as it is.
Aeropolis sits beside the KIADB Aerospace Park and close to the airport. Along NH-44 nearby, large tech and electronics campuses have been announced or are under construction. Those employers are the main reason tenants look here.
It's a different tenant base from Whitefield or ORR: more aviation, manufacturing and logistics, and more shift workers who value being close to work.
Around 1,001 homes on about 11 acres works out to roughly 91 per acre, high for G+11 towers. The practical effect is busier lifts, pools and parking at peak times, and a clubhouse that needs good management to keep up.
It also spreads maintenance costs across many owners, which helps keep monthly charges lower than in low-density luxury projects.
Price per sq ft
Simple division of starting price by stated size. Smaller homes cost more per sq ft, as usual, but less in total.
| Home | Phase | Size | From | ≈ per sq ft |
|---|---|---|---|---|
| Studio | 2 | 448 – 500 | ₹45.77 L | ₹9,150 – 10,200 |
| 1 BHK | 2 | 550 – 658 | ₹58.50 L | ₹8,900 – 10,600 |
| 1 BHK | 1 | 666 – 672 | ₹60 L | ₹8,900 – 9,000 |
| 2 BHK | 1 | 906 – 943 | ₹81 L | ₹8,600 – 8,950 |
| 3 BHK | 1 | 1,012 | ₹90 L | ~₹8,900 |
Notice that the Phase 1 1 BHK costs almost the same as the Phase 2 1 BHK but is bigger. If you want a 1 BHK and can use a home sooner, Phase 1 is usually the better deal. For context, Park Cubix resales nearby trade around ₹6,900–8,000 per sq ft, and the Devanahalli average is closer to ₹9,500.
The full bill
A ₹45.77 lakh studio could qualify for 1% GST and falls into a lower stamp duty band, so taxes and fees might add only around ₹2.5–3 lakh, plus developer charges.
An ₹81 lakh Phase 1 2 BHK attracts 5% GST if still under construction (about ₹4 lakh), around ₹4.5 lakh stamp duty and ₹81,000 registration, before parking and maintenance. Ask us to run the exact numbers for your unit.
Commute
Approximate off-peak drive times from Boovanahalli. Peak-hour trips into the city can take much longer.
| Destination | Approx. time | Verdict |
|---|---|---|
| KIADB Aerospace Park | Next door | Ideal |
| Kempegowda International Airport | About 15 min | Ideal |
| Devanahalli town | 10 min | Easy |
| Yelahanka | 30–40 min | Manageable |
| Hebbal | 45–60 min | Tiring daily |
| Manyata Tech Park | 50–70 min | Tiring daily |
| Whitefield | 75+ min | Not practical daily |
There's no metro here yet. The planned airport line runs along this corridor, but treat it as a long-term bonus, not a reason to buy now. BMTC airport buses use NH-44.
For investors
Airline and airport employees, aerospace park staff, and workers at the manufacturing and tech campuses along NH-44. Many are single or couples, which suits studios and 1 BHKs.
Small units tend to deliver the highest gross yields because rents don't fall as fast as prices when homes get smaller. Furnishing a studio well adds noticeably to the rent you can ask.
With 554 compact homes in Phase 2 alone, many owners will be competing for tenants when it completes in 2028. Rents will depend heavily on how fast the nearby employers hire.
We don't promise yields. Ask us for current rents of comparable homes in Devanahalli when you're ready to decide.
Living costs
Monthly maintenance is charged per sq ft and set by the developer, then by the residents' association after handover. In a dense, amenity-heavy project, it's usually moderate per home because costs are shared widely.
Ask for the current rate, what it covers (security, housekeeping, clubhouse, power backup for common areas, water treatment), and whether there's a separate charge for the clubhouse.
Also ask whether all amenities will be ready when your tower is handed over. In phased townships, some facilities can lag behind the first homes.
Decision guide
Before you book
More questions
Layout notes
One open room with a kitchen counter and bathroom. Built for a single occupant and furnished letting; storage is the main constraint, so built-in wardrobes and a loft bed make a big difference to rent.
A compact separate bedroom with a small living area. The larger variants are noticeably more comfortable; it's worth paying for the extra space if you plan to live in it.
Larger and more conventional than Phase 2's 1 BHK, and closer to completion. A good choice for a couple's first home.
An efficient family flat. MIVAN walls mean the layout is fixed, so check that the second bedroom suits your needs as drawn.
A compact three-bedroom with two bathrooms, among the most affordable 3 BHKs from a branded developer near the airport. Rooms are modest, so measure for furniture.
Per sq ft, the Phase 1 2 BHK and 3 BHK are the cheapest homes in the township. Per rupee of rent, the Phase 2 studio and 1 BHK typically do best.
Still wondering
Master plan
The G+11 towers share a single amenity network across the 11 acres, with Phase 2's compact homes on their own land parcel within the township.
The site plan includes a bridge across a natural drain (nala) that runs through the land, linking parts of the township.
A landscaped main gate and driveway lead to the towers, with the clubhouse, pool and courts in the shared central area.
Towers nearer the clubhouse are convenient but busier; those at the edges are quieter. Ask which towers are Phase 1 and their handover status.
Even more questions
Our honest take
Aeropolis is the practical choice on the airport corridor: affordable homes from a branded developer, right next to the aerospace park, with a phase for families and a phase for investors.
It's dense, MIVAN walls fix the layouts, and city commutes are long. For buyers whose work is nearby, or investors chasing yield in small units, it fits well.
Financing
Assuming a 80% home loan over 20 years at about 8.5% interest. Your lender's rate, tenure and eligibility will differ; this is to help you size the commitment.
| Home | Base price | Loan | Approx. EMI | Your share |
|---|---|---|---|---|
| Studio (Phase 2) | ₹45.8 L | ₹36.6 L | ₹31,776 / month | ₹9.2 L |
| 1 BHK (Phase 2) | ₹58.5 L | ₹46.8 L | ₹40,614 / month | ₹11.7 L |
| 2 BHK (Phase 1) | ₹81 L | ₹64.8 L | ₹56,235 / month | ₹16.2 L |
| 3 BHK (Phase 1) | ₹90 L | ₹72 L | ₹62,483 / month | ₹18 L |
"Your share" is the down payment on the base price only. Stamp duty, registration and most developer charges are usually paid from your own funds on top. During construction, banks typically disburse in stages and you pay interest only (pre-EMI) on what's been released.
Working with us
We're an authorised Sattva channel partner, paid by the developer. You pay Sattva's own price, and you get someone on your side from the first question to the registration office.
Tell us your budget, the home or plot size you need, your timeline, and whether it's to live in, rent out or hold.
We check Sattva Aeropolis's current availability with Sattva's team and send matching units with the official price sheet and a full cost estimate.
We book a slot with the site team, bring plans with open units marked, and walk the shortlist with you, in person or on video.
We go through the RERA record, approvals and draft agreement with you, and coordinate with lenders if you need a loan.
You pay Sattva directly. We follow up on the agreement, payment milestones and registration date until the deed is in your name.
The developer
Sattva Group began in Bengaluru in 1986 as Salarpuria Sattva and has grown into one of South India's larger developers, with homes, office campuses, co-working, hospitality and data-centre projects in its portfolio. It carries "AA Stable" credit ratings from CRISIL and ICRA.
Its residential range runs from compact studios near the airport to luxury low-density projects and large plotted layouts. Sattva Aeropolis is one of 14 Sattva communities we currently represent; you can compare them all on our projects page.
Keep comparing
Picked for a similar location or format to Sattva Aeropolis. You can also browse all 14 Sattva projects by area.
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Tell us what you're after. We'll check live availability with Sattva's team before we call, and set up a site visit if it looks right.
Call: +91 84383 44093
Email: projectinfoindia@gmail.com
Project: Boovanahalli, Devanahalli
Site visits: All days, by appointment
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Project: Sattva Aeropolis, Boovanahalli, Devanahalli. Developer: Sattva Group.
Phase 1 K-RERA: PRM/KA/RERA/1250/303/PR/110522/004869
Phase 2 K-RERA: PRM/KA/RERA/1250/303/PR/250925/008119
Marketed by: Narayanan Rajesh, RERA-registered agent. Karnataka: PRM/KA/RERA/1251/310/AG/170823/000045 · Tamil Nadu: TN/Agent/0082/2024
This is a channel partner's marketing page, not the developer's official website. Sizes, prices, unit counts, amenities and dates are drawn from developer material and RERA filings, are indicative, and can change. Prices marked * exclude GST, stamp duty, registration and other charges. Before you pay anything, check the details against the agreement for sale and on rera.karnataka.gov.in.