"They talked us out of the first project we were sure about. Six months later the possession date moved by a year, exactly like they said it would."
Arjun RaoBought in Sarjapur · 2026
The part nobody mentions
You'll be shown a clubhouse, a sunset render, and a payment plan.
You won't be shown the water source, the resale history, or the road that isn't funded yet.
We start with those.
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0Checks every one
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Our promise
Four projects. We reviewed sixty-three.
We only represent what we'd be comfortable putting our own name against. Most of what's available in the market isn't here — and that is precisely the point.
How we chooseCurrently recommending
The shortlist.
Four projects, all K-RERA registered, all on the Sarjapur corridor. Every one carries a Belong Note — what it is, who it suits, and everything on the public record about it.
Under constructionWhere we'd start
Kodathi, Sarjapur Road · Mana ProjectsMana Dale
3 & 4 BHK · ₹1.68 – 2.25 Cr
Just under seven acres built around a hundred-year-old orchard and a natural lake that the developer kept rather than filled. Only 3 and 4 BHK stock, so you aren't sharing amenities with three times the households. Mana has been building on this corridor since 2000.
Possession · Dec 20276.97 acres · 682 homesK-RERA · Registered
Read the Belong NoteAlso on the list
Under constructionGattahalli · Mana Projects
Mana Vista
2 & 3 BHK · ₹1.19 – 1.67 Cr
The lowest entry point on our list, and the only one where a 2 BHK in a gated community off Sarjapur still lands under ₹1.2 Cr. Five and a half acres.
5.5 acresK-RERA · Registered
Read the Belong Note
Under constructionChikkanayakanahalli · Mana Projects
Mana Cresta
2 & 3 BHK · ₹1.30 – 1.75 Cr
A boutique 2.45 acres. Small enough that you won't be competing against two hundred identical units when you eventually come to resell.
2.45 acresK-RERA · Registered
Read the Belong Note
TownshipDommasandra · Mana & Skanda
The Right Life
3, 3.5 & 4 BHK · from ₹1.95 Cr
A hundred-acre township planned around children — schools, play precincts, 84% open space. The right answer if your ten-year plan involves a family.
100+ acresK-RERA · Registered
Read the Belong NoteOrdered the way we'd actually rank them for a first home.
In their words
What buyers say after working with us.
"First time anyone showed me the full cost. Registration, GST, corpus, the lot. My budget was wrong by eighteen lakhs and I had no idea."
Sneha KulkarniFirst home · Whitefield
"We were abroad the whole time. They walked the site, sent photos of the actual floor, and told us what the brochure had left out."
Praveen & Divya NairNRI buyers · Devanahalli
Registered, appointed and accountable
K-RERARegistered agent
Mana ProjectsAppointed partner
NAR-IndiaMember
CREDAIAssociate
On our watchlist
Two projects everyone is talking about. Neither is on our list yet.
One has just cleared K-RERA. One hasn't. Neither has cleared our seven checks. Registration is the floor, not the finish line — and with township launches it covers one cluster at a time rather than the full masterplan. Here is exactly where each stands, and what we'd want before recommending either.
Lodha Sadahalli
Sadahalli, Devanahalli · Lodha Group
Why we're watching. A seventy-acre estate about ten minutes from the airport, planned around a natural lake the developer has kept open rather than built up to. Registration came through in July 2026 under PRM/KA/RERA/1251/472/PR/200726/008829 — verify it yourself at rera.karnataka.gov.in.
Why it isn't on the list. That number covers the first cluster. The wider seventy acres is not yet within its scope. Later phases will each need their own registration, on their own timelines, and none of them exist yet. Entry sits around ₹3.5 Cr with possession in December 2030 — a different buyer, and a much longer wait, than the people we’re advising.
Embassy Knowledge Park
Tharahunise, Devanahalli · Embassy Group
Why we're watching. A large mixed-use township with a genuinely low-density villa enclave — roughly four to five homes per acre, which is rare in Bengaluru. Embassy has built at this scale before.
Why it isn't on the list. Registration applied for but not granted. Published descriptions can't even agree on the size, quoting 55, 74 and 200 acres for the same development. Possession is indicated around 2031.
Watchlist reviewed · August 2026
Township registrations are issued phase by phase, not for a whole masterplan. When either of these reaches our list, we'll tell you exactly which phase the number covers — and which parts it doesn't.
How we choose
Seven checks. All of them, or it isn't on the list.
- Developer record
- Delivery history, not marketing history.
- Legal and title
- RERA, khata, approvals, encumbrance. Read, not assumed.
- Location logic
- What already exists around it — not what has been announced.
- Price sanity
- Benchmarked per square foot against named comparables.
- Build quality
- What is actually going up on site, versus the brochure.
- Livability
- Commute, water, power — the things that matter after you move in.
- Resale depth
- Whether there's a real market here if your plans change.
The Belong group
Where we are, stated plainly.
Belong Realty
Advisory and marketing. Finding the right project among many, and telling you the truth about it.
Belong Developments
Our own communities — joint developments and ventures, apartments, villas, plotted land.
Belong Communities
Property, facility, rental and resale management — the part that begins after you move in.
Belong Capital
Investment advisory and fractional ownership, for exposure without a purchase.
We could have launched claiming to be all four. We'd rather tell you exactly where we are.
The road ahead
We begin by helping people find the right home. In time, we intend to build them.
Today
Advisory
A short, researched list of projects worth your time, and the honest detail behind each one.
Next
Development
Building our own — timeless architecture, functional design, detail that holds up.
Then
The ecosystem
Communities and capital, so the relationship continues long after the keys change hands.
Every step judged by the same question: would we choose this ourselves?
Things nobody explains before you buy
The reading we'd want a friend to do first.
Start with a conversation
No site visit. No brochure. Just a conversation.
Tell us what you're looking for and what you're working with. We'll come back with the two or three things on our list that actually fit.
If nothing we have is right for you, we'll say so — and point you somewhere that is.