Bengaluru families planning ahead
The expressway has brought Mandya within weekend reach of south and west Bengaluru. Many buyers are locking in land now for a retirement home or a base near family. It isn't a daily commute, though.
Phase II under construction · Guthalu, Mandya
Sattva Kaveri Siri Phase II: Gated Plots at the Gateway to Mandya
Phase I, 652 plots over 35 acres, has sold out and has its occupancy certificate. Phase II continues the same community with 477 plots on about 22 acres, laid out around six parks, roads 9 to 12 metres wide and four gates. It sits on the Bengaluru side of Mandya town, where the Bengaluru–Mysuru Expressway arrives.
~22 acresPhase II land
477 plotsIn Phase II
~₹28 L*20×30 from
6 parks4 entry points
Developed by Sattva Group
A Bengaluru developer with more than three decades of residential, office and hospitality projects, and "AA Stable" credit ratings from CRISIL and ICRA. Kaveri Siri is its plotted community in Mandya district.
At a glance
Kaveri Siri Phase II: Key Facts
Pulled together from Sattva's phase pages and the RERA registrations. Where sources disagree, we say so, so you know what to confirm on the visit.
| Developer | Sattva Group |
|---|---|
| Project type | Gated residential plotted development (freehold sites) |
| Address | Old MC Road, Guthalu, Mandya, Karnataka 571404 |
| Phase II land area | 22 acres 17.75 guntas (about 22.4 acres) |
| Phase II plot count | 477 plots |
| Plot sizes | 20×30, 30×40, 30×50 and 40×60 (600 to 2,400 sq ft), plus some odd-shaped plots |
| Layout | Six parks, internal roads 9–12 m wide, four entry/exit points |
| Phase II possession | Most listings say December 2026 onwards; one says December 2030. Get the date in writing |
| Phase II RERA | PRM/KA/RERA/1267/484/PR/250225/007523 |
| Phase I RERA | PRM/KA/RERA/1267/484/PR/210907/004294 |
Phase I and Phase II, side by side
Phase II isn't a fresh launch in an empty field. It extends a phase that's already sold and approved, which is the main reason many buyers choose it.
| Phase I | Phase II | |
|---|---|---|
| Land area | About 35 acres | About 22.4 acres |
| Plots | 652 | 477 |
| RERA registered | September 2021 | February 2025 |
| Status | Sold out; OC received, open for registration | Under construction, with monthly progress updates from Sattva |
| Clubhouse | Colonial-style, about 25,000 sq ft over three levels | A smaller "semi clubhouse": a banquet hall plus a games room |
Who Phase II suits
Mandya & Mysuru locals upgrading
For people who know the district, the draw is a RERA-registered layout with proper roads, drainage and security instead of a standalone revenue site with uncertain paperwork.
First-time land buyers
A 20×30 site at under ₹30 lakh is one of the few ways to own land with a recognised developer's name on the title chain on a sub-crore budget.
Sizes & prices
Kaveri Siri Plot Sizes and What They Cost
Four standard sizes, plus a handful of corner and irregular plots. The price ranges below are what property portals and advisory sites have published. The lower figure is the base price; the higher one is an estimate that includes charges.
| Plot | Area | Published price* | What fits |
|---|---|---|---|
| 20 × 30 | 600 sq ft | ₹27.8 – 30.8 L | A compact ground + 1 or ground + 2 house |
| 30 × 40 | 1,200 sq ft | ₹53.8 – 59.8 L | A family duplex with parking and a garden strip |
| 30 × 50 | 1,500 sq ft | ₹66.8 – 74.3 L | A bigger family home on the same frontage |
| 40 × 60 | 2,400 sq ft | ₹1.05 – 1.17 Cr | A villa with a lawn and wider setbacks |
| Odd sizes | Varies | On request | Irregular and corner shapes; list on request |
*Indicative, and they change without notice. Corner, park-facing and east-facing premiums aren't published, so ask for the sheet for the exact plot. Some older listings show ₹21–86 lakh, which appears to be historic Phase I pricing. Built-up areas depend on the setback and FAR rules when you build, and on the project's building guidelines.
Inside the gates
Clubhouse, Parks & Layout Infrastructure
For a plotted layout, the civil work under the roads matters as much as the clubhouse. Here's both, grouped the way buyers usually ask about them.
🏊 Clubhouse & sport
- Phase I clubhouse: colonial-style, about 25,000 sq ft
- Phase II semi clubhouse: banquet hall, games room, kids' playroom
- Swimming pool with a children's section
- Basketball, badminton and a cricket practice pitch
- Gym plus an aerobics and yoga zone
- Table tennis and indoor games
🌳 Parks & open space
- Six landscaped parks spread through the layout
- Gazebos, open-air gym stations and a jogging track
- Clock-tower garden and gathering plaza
- Viewing tower over the surrounding cane fields
- Children's play zones on soft landscaping
- A few small retail units for daily needs
🛠️ Roads, water & safety
- 9–12 m internal roads with street lights and storm drains
- Paver-block footpaths and avenue trees
- Underground power and sanitary lines
- Water stored in an underground sump and pumped by a hydro-pneumatic system
- Sewage treatment plant and groundwater recharge pits
- Boom barrier, raised compound wall, CCTV and 24×7 security
Will Phase II owners get full use of the Phase I clubhouse, or only the semi clubhouse? It isn't spelt out publicly, so we'll get Sattva's answer in writing for you.
Photos & renders
Kaveri Siri Gallery
The entrance, roads, parks and shared spaces. Some images are artist's impressions.
Layout plans
Reading the Kaveri Siri Layout
Two plots of the same size can differ a lot in price and in how pleasant they are to live on. These are the things we go through on the plan before your site visit.
What to look for on the plan
Facing. East- and north-facing plots usually cost more, mostly because of Vastu preference. West and south facings can be good value if that doesn't matter to you.
Road width in front. Roads here are 9 to 12 m. A plot on a 12 m road is easier for construction access and parking, and usually resells better.
Park-facing and corner plots. With six parks there are plenty of park-facing plots, and they carry a premium. Check whether a corner's extra frontage suits your house design before paying for it.
The bypass edge. Sattva's Phase II plan shows a proposed 60 m bypass road along one side. Plots near it will be easy to reach but noisier, so pick based on which matters more to you.
Worth asking about
Apartment Block Plans on Sattva's Phase II Page
Alongside the plot layout, Sattva's Phase II page shows floor plans for four apartment blocks (Blocks 4–7) with studio and 1 BHK units. Kaveri Siri is sold as plots and we haven't seen these homes offered anywhere, so ask us to confirm with Sattva what these blocks are before you factor them in.
Show block floor plans (Blocks 4–7)
Location
Getting to Kaveri Siri & What's Nearby
The project sits where Mandya town begins on the Bengaluru side, the district headquarters of Karnataka's sugar belt, on the corridor where the expressway and the old Mysore road meet. According to Sattva, you reach it from the state highway or the newly built Mandya bypass.
Inside Mandya town
- MySugar ground: about 2.4 km
- Mandya railway station: about 4–5 km
- Mahaveera Circle: about 4.5 km
- KSRTC bus stand: about 4.7 km
- PES College of Engineering: about 6.5 km
Further afield (by road)
- Srirangapatna & Ranganathittu: on the way to Mysuru
- Mysuru city: about 40–50 km
- Bengaluru (Banashankari side): about 80–90 km
- Central Bengaluru: about 100 km
- Mysuru hospitals (JSS and others): about 45–50 km
Everyday needs
- Mandya Institute of Medical Sciences (MIMS) and the district hospital
- Schools, colleges, markets and banks in town
- Trains on the Bengaluru–Mysuru line; public transport to the site itself is limited
- Highway restaurants along the expressway stretch
Published distances vary by source and route. Treat these as rough, and expect longer drive times at peak hours. We confirm the pin location and drive time before your visit.
Budgeting
Costs to Budget For Beyond the Plot Price
The per-sq-ft rate is only part of the bill. Here's what usually comes on top, so the final number doesn't surprise you.
Government charges
Stamp duty and registration at Karnataka rates, payable when the sale deed is registered. The rate depends on the property value, so we'll work it out for your plot.
Developer charges
Typically clubhouse membership, a maintenance deposit and electricity and water connection charges. Go through the cost sheet line by line; we'll do it with you.
Plot loans
Banks lend a lower share of a plot's value than of a flat's, so plan for a bigger down payment. A composite plot-plus-construction loan works if you'll build soon. Ask which lenders have approved the project.
Payment schedule
Usually a booking amount, an agreement-stage payment and the balance at registration. Confirm whether Phase II is construction-linked or time-linked, and get the schedule in writing first.
Growth claims
You'll see promises of 20–30% appreciation online. Treat these as sales pitches. A better guide is what Phase I plots have actually resold for. Ask us for recent examples.
Where your money goes
All payments go directly to the developer's project account. As a channel partner we never collect booking money in our own name.
Before you pay
Kaveri Siri: Strengths, Watch-Outs & Questions to Ask
The honest version, built from Sattva's pages, listings and what buyers have said publicly.
Working in its favour
- A branded developer with AA-rated credit
- Phase I is complete, with its OC
- Six parks, 9–12 m roads and four gates
- A 600 sq ft plot for under ₹30 lakh
- Railway station 4–5 km away; the expressway at the town edge
Worth weighing
- Phase II is still being built, and handover dates differ between sources
- About 100 km from central Bengaluru, so not a daily commute
- Limited public transport to the gate
- Phase II's own clubhouse is the smaller one
- Stock is thin, and one site already lists Phase II as sold out
Ask before booking
- Which authority approved the layout, and will the khata be an A-khata?
- What's the written Phase II handover date, and is registration open now?
- What are the building rules: floors, setbacks, any deadline to build?
- Where does the water come from, and what do connections cost?
- Does the plot sit low, or near a canal, and has water ever collected there?
- Is there a public road between the plots and the clubhouse?
From a Kaveri Siri buyer
"He stayed with me until it was done"
ಇತ್ತೀಚೆಗೆ ನಾನು ಕಾವೇರಿ ಸಿರಿ ಮಂಡ್ಯ ದಲ್ಲಿ ಒಂದು ಪ್ಲಾಟ್ ತೊಗೊಂಡೆ, ಶ್ರೀ ರಾಜೇಶ್ ನಾರಾಯಣ್ ಅವ್ರು ಇಲ್ಲ ಅಂದಿದ್ರೆ ನನಗೆ ತೊಗೊಳ್ಳೋಕೆ ಸಾಧ್ಯ ಆಗ್ತಿರಲಿಲ್ಲ, ತುಂಬಾ ತಾಳ್ಮೆಯಿಂದ ಪೂರ್ತಿ ಪ್ರೋಸೆಸ್ ಆಗೋವರೆಗೂ ಸಪೋರ್ಟ್ ಮಾಡಿದ್ರು…
"Recently I bought a plot at Kaveri Siri, Mandya. If Shri Rajesh Narayan had not been there, I would not have been able to buy it. He supported me with great patience until the entire process was complete."
Questions
Sattva Kaveri Siri: Buyer Questions Answered
Can I still buy in Phase I of Kaveri Siri?
Not from Sattva: Phase I is sold out, has its occupancy certificate and is open for registration. Phase I owners occasionally resell, so if you specifically want Phase I, tell us and we'll flag any resale that comes up.
Is Phase II still available?
Only a limited number of plots remain, and at least one site has already listed Phase II as sold out. Sizes and facings change week to week, so ask us for the live availability list before you plan a visit.
What is the RERA registration number for Kaveri Siri Phase II?
Phase II is registered with Karnataka RERA as PRM/KA/RERA/1267/484/PR/250225/007523. Phase I is PRM/KA/RERA/1267/484/PR/210907/004294. You can look up both on rera.karnataka.gov.in.
Where exactly is Sattva Kaveri Siri?
On Old MC Road at Guthalu, on the edge of Mandya that faces Bengaluru (PIN 571404). It's about 4–5 km from Mandya railway station and close to where the Bengaluru–Mysuru Expressway reaches the town.
How much does a plot cost at Kaveri Siri?
Published figures run from roughly ₹28–31 lakh for a 20×30 plot to about ₹1.05–1.17 crore for a 40×60, depending on whether charges are included. Corner, park-facing and east-facing plots cost more. We'll send the current sheet for the exact plot.
Which plot sizes are available in Phase II?
Four standard sizes, 20×30, 30×40, 30×50 and 40×60 (600 to 2,400 sq ft), plus a few odd-shaped plots. We haven't found any plot larger than 2,400 sq ft in Phase II.
When will Phase II be handed over?
Most listings say from December 2026; one says December 2030. Sattva publishes monthly construction updates. Get the handover date written into your agreement and check it against the RERA record.
Do Phase II buyers get the big 25,000 sq ft clubhouse?
The large colonial-style clubhouse is part of Phase I. Phase II gets a smaller semi clubhouse, essentially a banquet hall plus a games room. Whether Phase II owners get full access to the Phase I clubhouse isn't stated publicly, so we'll get Sattva's answer in writing.
How long is the drive from Bengaluru?
About 80–90 km from the Banashankari or Kengeri side and about 100 km from central Bengaluru. On the expressway, most of our site-visit buyers get there in roughly one and a half to two hours.
Does it cost extra to book through you?
No. As an authorised channel partner we're paid by the developer, so you pay the same as on Sattva's own price sheet for that plot. We'll show you the sheet in writing.
Building on your plot
From Kaveri Siri Plot to Finished House
Most buyers either build within a few years or hold the land. If you plan to build, here's the path and a rough sense of what it takes.
Registration & khata
Once the sale deed is registered, transfer the khata to your name. You'll need it for the plan approval and any construction loan.
Design
Work with an architect within the setback rules and Kaveri Siri's building guidelines. A 30×40 plot typically takes a ground + 1 or ground + 2 home.
Approval
Submit drawings to the local authority for a building plan sanction before work begins.
Construction
Choose a contractor. In Mandya, local labour and materials keep build costs below Bengaluru rates.
Connections
Apply for permanent electricity and water connections, then move in or rent out.
What a typical house might look like
On a 30×40 (1,200 sq ft) plot, a ground + 1 home of roughly 2,000–2,400 sq ft built-up is common: three bedrooms, a living and dining area, a car park and a small garden strip. On a 40×60, there's room for a villa with a lawn and four or more bedrooms.
Budgeting the build
Construction costs depend heavily on finishes and on whether you hire a turnkey builder or manage trades yourself. Get two or three quotes from contractors who've built in the layout. Ask Phase I owners who've already built, and we can help you get in touch.
The weekend-home angle
Why Many Bengaluru Buyers See Kaveri Siri as a Second Home
Mandya sits in the middle of some of Karnataka's best short-trip country. For many Bengaluru families, a plot here is as much about weekends and retirement as investment.
On the doorstep
- Mandya's markets and its famous sugarcane and jaggery
- Highway eateries along the expressway
- Ranganathittu Bird Sanctuary on the way to Mysuru
Within an hour
- Srirangapatna's temples and heritage sites
- KRS Dam and Brindavan Gardens
- Mysuru city, palace and markets
- Melkote's temple town
Further afield
- Coorg, Chikmagalur and the Western Ghats
- Bandipur and Nagarhole wildlife reserves
- Ooty via Mysuru
Still wondering
Kaveri Siri: Practical Questions
Can I build immediately after buying a Kaveri Siri plot?
Once your sale deed is registered, the khata is transferred and the local authority approves your building plan. Phase I is open for registration now; for Phase II, ask about the registration and handover dates.
How big a house can I build on a 30×40 plot?
Typically a ground + 1 or ground + 2 home of about 2,000–2,400 sq ft built-up, subject to setback rules and the project's guidelines.
Is Kaveri Siri good as a weekend home?
Many Bengaluru buyers see it that way, with Mysuru, Srirangapatna, KRS and Ranganathittu all within an hour and the expressway making the drive from Bengaluru manageable.
Can Phase I owners help me find a builder?
Several Phase I owners have built homes. We can help you connect with them and with contractors who've worked in the layout.
Is there a deadline to build on the plot?
Some layouts set one. Ask us to confirm Kaveri Siri's building guidelines in writing before you book, especially if you plan to hold the land for years.
Even more questions
Kaveri Siri: Buyer FAQ, Part Three
How much plot loan can I get at Kaveri Siri?
Banks typically lend up to about 70–75% of a plot's value. On a ₹53.8 lakh 30×40 plot, that's roughly ₹38–40 lakh.
Is there a commercial area in the layout?
A few small retail units for daily needs are listed. Larger shopping is in Mandya town, about 5 km away.
Can I rent out my plot or house?
Plots can't be rented meaningfully, but once you build, houses here can be let to families working in Mandya or as weekend homes.
How far is MIMS hospital?
Mandya Institute of Medical Sciences is in Mandya town, a short drive from the project.
Is Kaveri Siri near the Mysuru road?
Yes. It's on the Bengaluru side of Mandya, on the corridor where the Bengaluru–Mysuru Expressway and the old Mysuru road meet.
Do I need to visit before booking?
We strongly recommend it. Seeing your plot's level, road and surroundings matters more for land than for a flat.
Our honest take
Should You Buy at Sattva Kaveri Siri?
Kaveri Siri is the most affordable way into a Sattva address, and the one with the most completed track record: Phase I is finished, with its OC. Phase II brings that layout to a new set of buyers at under ₹30 lakh for the smallest plot.
It's a long way from Bengaluru, though, and Phase II details like handover date and clubhouse access need confirming in writing. It's best for weekend-home, retirement or long-term land buyers.
The strongest reasons to buy
- Lowest entry price in Sattva's range
- Phase I completed with OC
- Six parks, wide roads, four gates
The biggest reasons to pause
- About 100 km from central Bengaluru
- Phase II handover date varies by source
- Smaller clubhouse for Phase II
Financing
Sattva Kaveri Siri: Illustrative Plot Loan EMIs
Assuming a 70% plot 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 |
|---|---|---|---|---|
| 20×30 plot | ₹27.8 L | ₹19.5 L | ₹16,888 / month | ₹8.3 L |
| 30×40 plot | ₹53.8 L | ₹37.7 L | ₹32,682 / month | ₹16.1 L |
| 30×50 plot | ₹66.8 L | ₹46.8 L | ₹40,579 / month | ₹20 L |
| 40×60 plot | ₹1.05 Cr | ₹73.5 L | ₹63,785 / month | ₹31.5 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
How Buying Sattva Kaveri Siri Through Us Works
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.
Brief
Tell us your budget, the home or plot size you need, your timeline, and whether it's to live in, rent out or hold.
Live shortlist
We check Sattva Kaveri Siri's current availability with Sattva's team and send matching units with the official price sheet and a full cost estimate.
Site visit
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.
Paperwork
We go through the RERA record, approvals and draft agreement with you, and coordinate with lenders if you need a loan.
Booking to registration
You pay Sattva directly. We follow up on the agreement, payment milestones and registration date until the deed is in your name.
The developer
About Sattva Group
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 Kaveri Siri is one of 14 Sattva communities we currently represent; you can compare them all on our projects page.
Keep comparing
Other Sattva Projects Worth a Look
Picked for a similar location or format to Sattva Kaveri Siri. You can also browse all 14 Sattva projects by area.
Under development
New launch
Phase 2 selling
Next step
Talk to Us About Sattva Kaveri Siri
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.
Reach us directly
Call: +91 84383 44093
Email: projectinfoindia@gmail.com
Project: Guthalu, Mandya
Site visits: All days, by appointment
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We usually call back within the hour during the day.
RERA Information & Disclaimer
Project: Sattva Kaveri Siri, Guthalu, Mandya. Developer: Sattva Group.
Phase II K-RERA: PRM/KA/RERA/1267/484/PR/250225/007523
Phase I K-RERA: PRM/KA/RERA/1267/484/PR/210907/004294
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.