Salarpuria Sattva — now operating under the consolidated identity of Sattva Group — has built one of the longest and most diversified track records among Bangalore-headquartered developers. Rooted in trust, driven by innovation, and guided by knowledge leadership, Sattva Group has been active in India's real estate landscape since 1993. Headquartered in Bangalore, the group carries over 30 years of experience and has delivered more than 65 million sq. ft. of completed projects, with another 30 million sq. ft. under development across cities like Bangalore, Hyderabad, Pune, and Kolkata. In Bellandur specifically, the developer has been present on both sides of the market — operating Grade-A commercial office stock that already serves institutional occupiers, and now moving into residential with a forthcoming apartment project.
Salarpuria Sattva's most visible asset in Bellandur is Salarpuria Softzone, a large-format office campus in Green Glen Layout, directly on the Marathahalli–Sarjapur Outer Ring Road. A Grade-A commercial property, Salarpuria Softzone is spread across an expansive 20-acre area and enjoys the advantage of a strategic location on Outer Ring Road, Bellandur. With a total built-up area of 8,50,000 sq. ft., the property houses three blocks with surrounding greenery, and the facility has a food court, coffee shop, and an ATM.
The three-block campus has attracted institutional-grade occupiers. Block A — home to noted global organisations including HSBC Bank and Deloitte — extends over a total built-up area of approximately 6,50,000 sq. ft. Block C is occupied by Genpact India. JLL lists the campus as part of Bangalore's secondary business district, with floor plates in Block A ranging from roughly 47,000 to 90,000 sq. ft. — a scale suited to large enterprise occupiers rather than boutique tenants.
The campus's presence on the ORR means it sits within walking distance of the same arterial road that connects Bellandur to Marathahalli, HSR Layout, and the Sarjapur Junction interchange. Sattva Softzone is well situated in Bellandur, one of Bengaluru's busiest commercial and IT districts, with easy access to Sarjapur Road, ORR, and important tech parks like Embassy Tech Village and Ecospace. For a developer whose broader portfolio is built substantially on commercial leasing, this campus represents the kind of institutional-grade reference asset that underpins the Sattva brand in this part of the city.
Sattva Bellandur is an upcoming project in Bangalore offering premium 2 and 3 BHK apartments, with possession starting from 2030. The project features a modern gym, yoga and meditation areas, a swimming pool, and jogging tracks, while landscaped gardens and open community spaces bring nature closer to home. The project will also feature a clubhouse, kids' play zones, and sports courts for everyday comfort.
The residential launch follows the same Bellandur address the developer already occupies commercially, which is a deliberate pattern in how Sattva has expanded across Bangalore — first establishing a credible commercial or mixed-use presence in a corridor, then introducing residential product once demand fundamentals are proven. The group has repeated this model in Hyderabad's IT corridor and across multiple Bengaluru tech belts.
Bellandur sits at the intersection of the Outer Ring Road and Sarjapur Road — two of Bangalore's most load-bearing arterials for IT commuter traffic. The roads connecting Bellandur to the broader city include Sarjapur Road, NH 48, the Bellandur Road, Outer Ring Road, and NH 44, with the ORR linking Bellandur to HSR Layout, BTM Layout, Banashankari, Marathahalli, and Electronic City. The area has IT parks like Ecospace Business Park, and big IT companies such as Cisco, Wipro, SAP Labs, Intel, and AT&T are located here.
Bellandur is a well-developed housing and IT hub in East Bangalore, strategically located along Outer Ring Road and Sarjapur Road, and it houses RMZ Ecoworld and Smartworks Global Technology Park. Whitefield's major IT parks are accessible in roughly 20 minutes via Varthur Main Road, putting a large proportion of Bangalore's technology employment within a short drive of a Bellandur address.
Social infrastructure has matured to match. Leading hospitals such as Apollo Hospital and Narayana Hrudayalaya are located in and around the area. Residents have access to shopping and recreational hubs such as Soulspace Spirit, Brand Factory, KLM Fashion Mall, and Innovative Multiplex. Schools including ORCHIDS The International School and VIBGYOR Rise are within three kilometres of the main Bellandur stretch.
The residential market around Bellandur has moved significantly over the past few years, driven by the concentration of IT employment and constrained new supply relative to demand. The average flat rate in Bellandur is around ₹15,000 per sq. ft., with 2 BHK flats ranging from approximately ₹91 lakh to ₹2 crore and 3 BHK flats from approximately ₹1.98 crore to ₹3.79 crore. In terms of price appreciation, flat rates in Bellandur changed by 36.4% in the last one year, 122.2% in the last three years, and 141.9% in the last five years.
The average rental yield in Bellandur stands at around 3%. For buyers considering Sattva Bellandur as an investment-led purchase, the occupier base — drawn primarily from the campus companies along the ORR — creates consistent rental demand, particularly for 2 and 3 BHK configurations from working professionals.
For buyers evaluating an upcoming project, developer track record is a primary due-diligence input. With a track record of delivering 142 projects and over 69 million sq. ft. of completed space, the Salarpuria Sattva Group has established itself as one of the most diversified developers in the country. Iconic structures like Sattva Knowledge City have earned recognition as one of the best tech parks in Asia, and the group is led by Managing Director Bijay Agarwal.
The group carries an A-plus rating from CRISIL since 2010 and is the largest development partner of both Blackstone, a global private equity firm, and Apollo Global Management. That institutional relationship imposes a discipline on construction timelines and documentation that is materially different from developers operating without such partnerships. Sattva's portfolio leans heavily on commercial leasing, which typically enforces stricter construction discipline than pure residential developers — a base, combined with the firm's institutional balance sheet, that places Salarpuria Sattva in the lower-risk bracket for delivery overruns.
The group has been active in Bengaluru real estate for more than 30 years, having built a portfolio that spans IT parks, premium offices, residential apartments, and luxury villa communities. Apart from real estate, the group also owns the Greenwood High International chain of Schools, which ranks as the best ICSE school and the second-best IB school in India per Education World, with over 8,500 students. That breadth of operations — across commercial, residential, co-living, warehousing, and education — reflects a group whose Bellandur residential entry is part of a structured, long-horizon urban playbook rather than an opportunistic launch.
