Phase 1 ready · Phase 2 under construction
An 18-acre Sattva township in Devanahalli town on NH 207, about 12 to 15 minutes from the airport. Phase 1 was finished in December 2022 and now trades on resale. Phase 2 is under construction, with bigger 2, 2.5 and 3 BHK homes due between late 2028 and late 2029.
Key facts
| Location | Devanahalli town, on NH 207, Bengaluru North 562110 |
|---|---|
| Land | 18 acres, about 79% open space (developer figure) |
| Homes | About 1,620 in basement + ground + 14 floor towers set around a central courtyard |
| Home types | Studio, 1, 2 and 3 BHK in Phase 1 (436–1,498 sq ft); 2, 2.5 and 3 BHK in Phase 2 (1,082–1,702 sq ft) |
| Clubhouses | Two |
| Launched | September 2017, at about ₹3,990 per sq ft |
| Phase 1 | Ready since December 2022. Resale around ₹6,890–8,050 per sq ft |
| Phase 2 | Under construction. About ₹8,300–8,400 per sq ft, possession late 2028 to late 2029 |
Your choice
You can see the exact flat, its view and its neighbours, and move in or rent it out straight away. Entry starts around ₹34 lakh for a studio, which is unusually low for a branded township this close to the airport.
You'll deal with an individual seller, so the paperwork is different: title chain, society NOC and khata transfer. We help with all of it.
Larger, newer layouts, including a 2.5 BHK, bought from Sattva on a construction-linked plan with RERA protection on the delivery date.
Prices run from about ₹91 lakh for a 1,082 sq ft 2 BHK to about ₹1.42 crore for a 1,702 sq ft 3 BHK.
Straight talk
Park Cubix resells well below newer Sattva projects nearby. Part of that is its 2017 launch price, but resident ratings online sit around 3.3–3.4 out of 5, and some reviews raise day-to-day utility and maintenance complaints.
On your visit, ask a couple of owners about water, power backup and how maintenance issues get handled. We'll make time for this.
For a resale flat, ask for recent maintenance bills, any pending dues and the residents' association minutes.
Ask Sattva what is being done differently in Phase 2 on the specific issues Phase 1 residents raise.
Amenities
Location
Questions
How we got here
Park Cubix is one of the few Sattva projects on the airport side where you can trace a full cycle: launch, construction, handover, resale, then a second phase. That history is the most useful thing a buyer has, because it shows how the project has actually behaved rather than how a brochure says it will.
Sattva opens bookings at roughly ₹3,990 per sq ft. Devanahalli is still a mostly agricultural belt with the airport as its only real anchor.
Basement + ground + 14 floor towers go up around a central courtyard on the 18-acre site, through the pandemic slowdown.
Owners start moving in. The clubhouse, pools and courts open, and the first resale and rental listings appear.
Phase 2 is registered and selling at about ₹8,300–8,400 per sq ft, while Phase 1 flats trade between owners at roughly ₹6,890–8,050.
On the figures above, Phase 1 values have risen roughly 72% to 101% from the launch rate, depending on the unit. That's a gross figure, before stamp duty, interest and maintenance paid along the way, so the real return to an early owner is lower.
Every format, one table
Phase 1 prices are what owners are currently asking on resale; Phase 2 prices are Sattva's own starting figures. Sizes are super built-up.
| Home | Size (sq ft) | Phase 1 resale | Phase 2 new |
|---|---|---|---|
| Studio | 436 – 449 | ~₹34 L | Not offered |
| 1 BHK | 658 – 742 | ₹49 – 51 L | Not offered |
| 2 BHK | 997 – 1,507 (P1) · 1,082 (P2) | ₹84 L – 1.21 Cr | from ₹91 L |
| 2.5 BHK | 1,457 | Not offered | from ₹1.21 Cr |
| 3 BHK | 1,273 – 1,498 (P1) · 1,702 (P2) | ₹1.02 – 1.38 Cr | from ₹1.42 Cr |
Phase 2 doesn't build small homes, so the only way into Park Cubix under ₹55 lakh is buying from a Phase 1 owner. These sell quickly to investors, so good ones don't stay listed long.
Phase 1's 2 BHKs vary a lot in size, from under 1,000 to over 1,500 sq ft, so compare price per sq ft rather than the headline price. Phase 2's 1,082 sq ft 2 BHK is a tighter, newer layout.
The Phase 2 3 BHK is about 1,702 sq ft, roughly 200+ sq ft more than the largest Phase 1 version. If you need the space and can wait until 2028–29, that's the main reason to pick Phase 2.
Beyond the base price
These were the add-on charges at launch. Phase 2's will be similar in structure but not necessarily in amount, so treat this as a guide to what to look for on the cost sheet.
| Charge | At launch |
|---|---|
| Covered car park | ₹2.5 lakh |
| Infrastructure & development | ₹150 per sq ft |
| Clubhouse (one-time) | ₹1.5 lakh |
| First-year maintenance | ₹36 per sq ft |
| Corpus fund | ₹64 per sq ft |
| Floor rise | ₹25 per sq ft per floor above the 4th |
| Preferred location | ₹50 – 150 per sq ft |
| Gas & generator | As per cost sheet |
Base price for a 1,082 sq ft 2 BHK: about ₹91 lakh. Add infrastructure (~₹1.6 L), car park (₹2.5 L), clubhouse (₹1.5 L), a year's maintenance and corpus (~₹1.1 L) and a mid-tower floor rise (~₹1–2 L), and you're near ₹99 lakh before tax.
GST on an under-construction home is 5%, stamp duty in Karnataka is roughly 5–5.6% for homes above ₹45 lakh, and registration is 1%. The all-in figure lands around ₹1.1 crore. This is illustrative only; ask us for the real cost sheet for your unit.
For a Phase 1 resale, there's no GST (the building has its occupancy certificate), but you'll pay stamp duty and registration on the sale value, plus a society transfer fee and any maintenance dues the seller hasn't cleared. Get a no-dues letter from the association before you pay.
Price in context
Approximate 2026 rates on the Devanahalli side of the airport. Park Cubix is the cheapest branded option, which is both its appeal and a signal worth understanding.
| Project | Approx. rate per sq ft |
|---|---|
| Sattva Park Cubix, Phase 1 resale | ₹6,890 – 8,050 |
| Sattva Park Cubix, Phase 2 | ~₹8,300 – 8,400 |
| Devanahalli apartment average | ₹9,500 – 9,900 |
| Godrej MSR City | ~₹11,000 |
| Birla Trimaya | ~₹12,500 |
| Tata Carnatica | ~₹13,000 |
Part of it is simply age: Park Cubix launched in 2017 at a much lower base. The rest reflects the issues residents raise (below), a 2017-era specification, and the fact that the project sits past the airport toll. A 35–45% gap to newer branded projects is large, and it isn't an accident.
If those issues are things you can manage, you get a ready home inside a working township for far less than a comparable new launch, and you can rent it out the month you buy it. For a budget-led buyer who's done their homework, that's a real advantage.
What living there is like
Because Phase 1 has been occupied since late 2022, there's a body of resident feedback to read. Three issues come up repeatedly. None is unique to Park Cubix, but all three affect your monthly costs and comfort.
Residents report relying on tanker water rather than a piped municipal supply. That adds to maintenance costs and can be a worry in dry months. Ask the association what share of water comes by tanker today and what it costs per household.
Some owners say they're billed at commercial rather than domestic tariffs, which makes power noticeably dearer. Ask for a recent bill from a resident and check how metering works in the tower you're considering.
Seepage and waterproofing complaints appear in some reviews. Visit after rain if you can, look at ceilings and external walls in the specific flat, and ask whether the developer has carried out repairs.
With 79% of the site left open and the towers placed around the edge, the central courtyard is genuinely big. Children's play, walking and community events all happen there.
Unlike many new launches where amenities are still promises, the clubhouse, pools and courts here are built and in daily use.
A 12–15 minute run to the terminal is hard to beat. Frequent flyers and airport staff rate it highly for that alone.
Buying in Phase 2
Most under-construction buyers are trusting drawings. At Park Cubix you can walk through the finished Phase 1 towers, talk to owners and see how Sattva's construction, waterproofing and maintenance have held up over several years. Use that.
Before booking Phase 2, ask Sattva to confirm three things in writing: how Phase 2 will get its water, whether its electricity connections will be domestic, and what waterproofing specification is being used. If the answers don't address what Phase 1 owners raise, factor that in.
For investors
Indicative 2026 rents and gross yields. Yields are rent ÷ purchase price, before maintenance, vacancy, tax and furnishing costs.
| Home | Monthly rent | Deposit | Gross yield |
|---|---|---|---|
| 1 BHK | ₹19,000 – 26,000 | ₹75,000 – 1.2 L | 4.4 – 5.2% |
| 2 BHK | ₹21,000 – 45,000 | ₹1 – 2 L | 3.2 – 4.0% |
| 3 BHK | ₹27,000 – 45,000 | ₹1.5 – 3.5 L | 3.0 – 3.6% |
Airline and airport staff, employees from the aerospace park and nearby campuses, and families relocating to the north-east who want to be near the airport.
1 BHKs return the most relative to price. Larger homes rent for more but not proportionally more, so yields fall as size goes up.
After maintenance (including any tanker water costs), the odd month empty and tax, expect a net yield one to one and a half points lower than the gross figure.
Getting around
Typical off-peak drive times. Park Cubix is beyond the airport toll plaza, so every trip into the city and back crosses it; factor the toll into your monthly budget if you'll commute.
| Destination | Approx. time | Notes |
|---|---|---|
| Kempegowda International Airport | 12–15 min | Via NH 207 / NH-44 |
| Devanahalli town | 5 min | Daily shopping, banks, clinics |
| KIADB Aerospace Park | 15–20 min | Major local employer |
| Yelahanka | 30–40 min | Rail station, schools, malls |
| Hebbal | 45–60 min | Varies sharply with traffic |
| Manyata Tech Park | 50–70 min | Long for a daily commute |
| MG Road / CBD | 75–90 min | Off-peak; much longer at rush hour |
There's no metro at Devanahalli yet. The airport metro line is planned along the corridor, but don't count on it for your first several years here. BMTC airport buses (Vayu Vajra) run along NH-44.
Decision guide
Before you pay
More questions
Format by format
Phase 1 has five main layouts. Here's what owners and tenants tend to say about each, and what to check when you view one.
A single open room with a kitchenette and bathroom, designed for one person. Studios here are almost all rented out, often furnished, to airport and aerospace staff. When viewing, check natural light (inner-facing studios can be dim) and whether the kitchen has space for a fridge and washing machine.
The best-balanced investment format at Park Cubix: big enough for a couple, small enough to stay affordable, and the highest rental yield in the project. Larger 1 BHKs have a more usable living room; compare carpet areas, not just the headline size.
The range here is unusually wide. Smaller 2 BHKs are compact flats for small families; the largest are close to a 3 BHK in floor area. Always compare price per sq ft, and check whether the second bedroom can take a double bed.
The most affordable way into a three-bedroom home near the airport. Two bathrooms for three bedrooms works for most young families, but can be tight with older children or live-in help.
The largest Phase 1 format. Attached bathrooms for every bedroom suit multi-generation households and make the flat easier to rent to sharing professionals.
Visit two or three flats of the same type in different towers. Light, view, noise from the courtyard and distance to the lifts vary much more than the floor plan suggests, and they affect both comfort and resale.
Buying a resale
Buying from an owner is different from booking with Sattva. There's no RERA cover for the sale itself, so the checks matter more. Here's the sequence we follow with buyers.
We line up flats that fit your budget and format, and view them together, ideally including one after rain.
Sale deed, title chain back to Sattva, khata, tax receipts, the association's no-dues letter, and the seller's loan status.
A sale agreement fixes the price, timeline and what stays in the flat (fittings, appliances). An advance is paid against it.
Your bank values the flat and checks the title. If the seller has a loan, it's closed from your payment and the original documents released.
The sale deed is registered at the sub-registrar's office, then the khata, electricity account and association membership move to your name.
Typical timeline: four to eight weeks from agreement to registration, depending mainly on the bank and the seller's loan closure.
Five-year view
An illustrative calculation for a ₹50 lakh Phase 1 resale bought for renting out. Your numbers will differ; the point is to see the full picture, not just the purchase price.
| Item | Approx. amount | Notes |
|---|---|---|
| Purchase price | ₹50 L | Mid-range 1 BHK resale |
| Stamp duty & registration | ~₹3.3 L | Karnataka rates on ₹50 L; no GST on a completed resale |
| Furnishing for rent | ~₹2 – 3 L | Wardrobes, kitchen, basic furniture, appliances |
| Maintenance (5 years) | ~₹2.5 – 3.5 L | Depends on rate per sq ft and tanker water costs |
| Rent received (5 years) | ~₹11 – 14 L | ₹19,000–24,000 a month, allowing a month's vacancy a year |
| Net cash return before tax | ~₹6 – 8 L | Rent minus maintenance and furnishing |
This ignores loan interest, income tax on rent, and any change in the flat's value. Whether the investment works overall depends mostly on what the flat is worth when you sell, so buying at the right price matters more than anything else.
Area guide
Park Cubix is inside Devanahalli town rather than out in the fields, which gives it more everyday convenience than many airport-corridor projects.
Compare
| Phase 1 resale | Phase 2 new booking | |
|---|---|---|
| Move-in | Immediately | Late 2028 to late 2029 |
| Price per sq ft | ~₹6,890 – 8,050 | ~₹8,300 – 8,400 |
| GST | None | 5% while under construction |
| Formats | Studio to 3 BHK | 2, 2.5 and 3 BHK only |
| Layouts | 2017-era designs | Newer, larger 3 BHK |
| Protection | Depends on your due diligence | RERA-registered delivery date |
| Rent from | Month one | After handover and fit-out |
| What you can inspect | The actual flat | Phase 1 as a reference; your flat is a drawing |
Still wondering
Amenities in full
Because Phase 1 is occupied, these amenities are built and in use, not promises. Here's the full picture, grouped by how residents use them.
Master plan
Park Cubix's layout is its defining feature. Instead of scattering towers across the site, Sattva placed the B+G+14 blocks around the perimeter of the 18 acres and left a large central courtyard open. That's where most of the 79% open space comes from.
The practical result: almost every flat faces either the courtyard or the outside of the site, and children can play in a big car-free space visible from many homes. Courtyard-facing flats get the better views and usually resell for more; outward-facing flats can be quieter at festival times.
When you shortlist, check which side your flat faces, how far it is from the clubhouse and gate, and whether it looks onto another tower at close range.
Due diligence
For any purchase in an occupied project, the residents' association knows more than any brochure. If you're serious about a flat, these questions are worth asking, and we can help you arrange it.
Getting the price right
Phase 1 flats of the same type vary widely in size, so headline prices mislead. Convert every listing to price per sq ft of super built-up area, then adjust for floor, view and condition. The current spread of roughly ₹6,890 to ₹8,050 per sq ft is your reference range.
A flat that needs waterproofing repairs, new fittings or repainting should be priced lower. Get a rough repair estimate before you negotiate, and use it.
Sellers often ask extra for furniture and appliances. Value these at what they'd cost second-hand, not new, or ask for an unfurnished price.
Registered sale values for recent transactions are a better guide than asking prices. We can help you find comparable recent sales.
Even more questions
Our honest take
Park Cubix is the most honest-to-goodness value play in Sattva's airport-corridor line-up, and also the one that demands the most homework. It's the cheapest way to own a ready, branded flat within a quarter of an hour of the airport, and its courtyard plan gives it a sense of space that newer, denser projects lack.
But the discount isn't free money. Water supplied by tanker, reports of commercial electricity tariffs and monsoon seepage are the kinds of issues that raise your monthly costs and test your patience. They don't affect every flat equally, which is exactly why inspecting the specific unit, talking to residents and pricing in repairs matters so much here.
Our view: for an airport-side worker, a frequent flyer or a yield-focused investor buying a well-chosen 1 BHK at the lower end of the price range, Park Cubix can make a lot of sense. For a family that wants a hassle-free home for the long term, the newer Phase 2, or a project like Vasanta Skye, may be worth the extra cost and the wait.
Last few questions
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 |
|---|---|---|---|---|
| 1 BHK (Phase 1 resale) | ₹50 L | ₹40 L | ₹34,713 / month | ₹10 L |
| 2 BHK (Phase 2) | ₹91 L | ₹72.8 L | ₹63,178 / month | ₹18.2 L |
| 2.5 BHK (Phase 2) | ₹1.21 Cr | ₹96.8 L | ₹84,005 / month | ₹24.2 L |
| 3 BHK (Phase 2) | ₹1.42 Cr | ₹1.14 Cr | ₹98,585 / month | ₹28.4 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 Park Cubix'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 Park Cubix 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 Park Cubix. You can also browse all 14 Sattva projects by area.
Phase 2 selling
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New launch
Next step
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: Devanahalli Town, NH 207
Site visits: All days, by appointment
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Project: Sattva Park Cubix, Devanahalli Town, NH 207. Developer: Sattva Group.
Phase 1 K-RERA: PRM/KA/RERA/1250/303/PR/171023/001749
Phase 2 K-RERA: PRM/KA/RERA/1250/303/PR/280225/007529
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.