Sattva Lumina vs Sattva KIADB: what your budget actually reaches
Most North Bengaluru shortlists begin with a corridor story and reverse-engineer a budget out of it. Do it the other way and this comparison resolves in a paragraph. Sattva Lumina publishes a live rate card that starts at ₹38 lakh for a studio and tops out at ₹1.44 crore for an 1,809 sq ft three-bedroom. Sattva KIADB publishes no cost sheet at all, and the entry ticket reported against it is about ₹1.3 crore, which is more than Lumina's largest home. Everything else in this comparison, from school runs to metro dates, only matters once the cheque clears.
At a glance: Sattva Lumina vs Sattva KIADB
| Factor | Sattva Lumina | Sattva KIADB |
|---|---|---|
| Smallest home available | Studio, 420 - 430 sq ft, ₹38 - ₹42 L | 2 BHK Luxe, about 1,150 sq ft, no compact format planned |
| Published price ladder | ₹38 L studio, ₹57 - ₹63 L 1 BHK, ₹93 L 2 BHK, ₹1.18 Cr 3 BHK | None published; about ₹1.3 Cr entry reported by aggregators |
| Implied rate | About ₹7,700 - ₹8,350 per sq ft on family plates | Indicative ₹10,500 - ₹11,500 per sq ft, corridor-derived |
| Largest home | 3 BHK + 3T at 1,809 sq ft, ₹1.44 Cr | 3 BHK Luxe at about 2,050 sq ft |
| Land, towers, homes | About 13 acres, 8 towers, about 1,549 homes | About 25 acres, about 31 G+15 towers, about 1,961 homes |
| Density | About 119 homes per acre | About 78 homes per acre |
| Possession | From 2027 | 2030 onwards, phased |
| RERA | PRM/KA/RERA/1251/472/PR/060924/007009, filed September 2024 | Registration awaited; no number as of July 2026 |
| Micro-location | Rajanukunte, Doddaballapura Road, Yelahanka 560064 | Bandikodigehalli, Bagalur 562149, near the Aerospace Park gates |
| Social infrastructure today | Yelahanka and Jakkur school belt, Columbia Asia, Aster CMI Hebbal | Employment-led and still forming; Prestige Finsbury Park opposite |
| Reported gross rental yield | High two to low three percent | Four to five percent in the Bagalur and Devanahalli belt |
Start with the cheque, not the corridor
Sattva Lumina's rate card exists, in public, with areas attached to every line: a 420 to 430 sq ft studio at ₹38 to ₹42 lakh, a 650 to 680 sq ft one-bedroom at ₹57 to ₹63 lakh, a 1,142 sq ft two-bedroom at ₹93 lakh, an 1,185 sq ft two-bedroom at ₹99 lakh, a 1,506 sq ft 3 BHK + 2T at ₹1.18 to ₹1.23 crore, and 3 BHK + 3T plates at 1,795 and 1,809 sq ft for ₹1.39 and ₹1.44 crore. Other charges sit outside all of those numbers, which the pricing article says plainly rather than burying.
Sattva KIADB has no equivalent. It is a pre-launch project whose official price sheet is awaited, and the strongest public signal is an aggregator expectation of roughly ₹11,000 per square foot with an entry near ₹1.3 crore. That supports an indicative, corridor-derived band of ₹10,500 to ₹11,500 per square foot, but it remains an estimate, and an earlier estimate for the same project sat as low as ₹8,500. Estimates that move by ₹2,500 a square foot are not a budget you can take to a lender.
The practical consequence is blunt. The cheapest home reported at the Bagalur project costs more than the most expensive home at Rajanukunte. If your sanction letter tops out below ₹1.25 crore, this comparison is already over, and the remaining sections are about whether the premium is worth chasing later rather than whether you can pay it now.
Rung by rung: what each budget band actually reaches
At the ₹40 lakh rung, only one project answers. Lumina's studio is the entry point into the Rajanukunte belt with full access to the shared amenity deck; Sattva KIADB has nothing below a 1,150 sq ft two-bedroom and no compact format in its planned mix. At ₹60 lakh, the one-bedroom at 650 to 680 sq ft is again unopposed, and it is the plate most often bought for rental carry near the Yelahanka working population.
At ₹1 crore the choice is still one-sided: an 1,185 sq ft two-bedroom with room for a study. At ₹1.3 crore the comparison finally becomes real, and it is unflattering to the newer project. That budget buys a 1,506 sq ft three-bedroom at Rajanukunte with roughly ₹10 lakh left over, or the smallest reported two-bedroom at Bagalur with nothing left over. At ₹1.75 crore you reach the 1,550 to 1,700 sq ft 3 BHK Premium on the Bagalur floor-plan set, against a 1,809 sq ft home here at ₹1.44 crore, so you are paying roughly ₹31 lakh more for slightly less space.
Then layer the charges that neither headline carries. Karnataka stamp duty and registration run around seven to eight percent of agreement value. Preferential location charges for corner, park-view and floor band commonly add six to nine percent. Car parking is billed per bay, clubhouse corpus is a one-time hit, GST applies on eligible components, and utility deposits, legal costs and a maintenance advance follow. The worked example on the Lumina pricing page takes a ₹99 lakh headline to roughly ₹1.19 crore before a single piece of furniture arrives. Run the same discipline on any Bagalur cost sheet the day it appears.
Two North Bengaluru sub-corridors that behave differently
Rajanukunte on Doddaballapura Road is a residential-first pocket with social infrastructure already standing. The Yelahanka and Jakkur international-school belt is a genuine strength for families comparing with newer addresses: Mallya Aditi, Canadian International and Ryan International appear on most shortlists, with Nitte Meenakshi on Bellary Road and REVA University covering undergraduate access. Columbia Asia Yelahanka and Aster CMI Hebbal are the two hospitals families name first for paediatric emergencies. Weekly retail leans on Yelahanka New Town and Sahakara Nagar rather than a single mega-mall, which is a preference question rather than a deficiency.
Bandikodigehalli is a different animal. It is employment-led rather than amenity-led, roughly four kilometres from the Aerospace Park gates inside an estate of about 3,000 acres that houses Boeing's engineering centre, Collins Aerospace's 26-acre campus, Safran-HAL, Dynamatics, Ideaforge and Zetwerk's new electronics plant, with Foxconn's 300-acre Devanahalli facility reinforcing the same demand base. Its established residential neighbour is Prestige Finsbury Park directly opposite. Schools, hospitals and retail there are thinner today and will thicken over the handover window rather than before it. The Bagalur location page maps the employment side of that trade in detail.
Airport access flips the ranking. Bandikodigehalli reads 8 to 12 kilometres, a 15 to 20 minute drive. Rajanukunte typically takes 22 to 32 minutes depending on the hour. And there is a trade-off here that no brochure prints: Doddaballapura Road carries inter-city heavy vehicles at unsocial hours, so lower floors facing the arterial should be assessed on a windy dry evening rather than a pleasant March morning.
What a live K-RERA number changes at the negotiating table
Sattva Lumina is registered under PRM/KA/RERA/1251/472/PR/060924/007009. Practically, that gives a buyer four things a pre-launch project cannot offer. You can pull sanctioned drawings and compare them against the sales render. You can see tower-wise inventory instead of accepting a verbal claim that only two units remain. You get a dated completion covenant with consequences attached rather than an indicative year. And collections sit inside the escrow discipline the statute imposes, which matters far more in a multi-year build than any brand assurance does.
Sattva KIADB has none of these yet. There is no verifiable Karnataka registration as of late July 2026, and a launch reported for 25 March 2026 produced neither a registration nor a cost sheet, which is why the honest expectation is a slipped launch in the second half of 2026 at the earliest. Until the number is published the project cannot be legally advertised or booked, so treat anything presented as a booking with suspicion and insist on written refund terms for an expression of interest.
Two corridor-specific cautions are worth carrying into any sales conversation. Sister project Sattva City at Doddajala holds its own registration, PRM/KA/RERA/1251/472/PR/270226/008494, granted 27 February 2026; that number belongs to the Doddajala parcel alone and never covers the Bagalur project, even though the developer is the same. And the Bagalur project is widely listed by aggregators as Sattva BK Halli after the revenue village. That is an area working title, not an official marketing name, and no document you sign should use it.
Density, open space and the honest liveability trade
This is the dimension where Rajanukunte gives ground. Eight towers holding about 1,549 homes on roughly 13 acres works out to about 119 homes an acre and close to 194 households behind each lift core. The master plan compensates intelligently, clustering towers around a central landscape spine rather than lining them along the frontage, which preserves courtyard depth and daylight angles for the middle floors instead of only the penthouses. A 70 percent open-space narrative supports it, though a careful buyer splits that percentage into walkable lawn, usable court and decorative planter before treating it as usable.
The Bagalur plan is materially looser: about 1,961 homes across roughly 31 G+15 towers on about 25 acres, which is close to 78 homes an acre and only about 63 households per tower. On paper that is calmer lift traffic, a less crowded ground plane and a softer skyline. It is also, at this stage, a drawing rather than a sanctioned document. Nothing there has passed through a registration filing, so tower counts, unit counts and height caps can still move. The Rajanukunte numbers are already inside a live filing you can read.
Whichever you visit, the same three questions separate a good building from a glossy one. Ask which parking model applies to your tower, because podium and stilt configurations move heat and noise into lower lobbies differently. Ask where the sewage treatment plant, refuse yard and transformer bay sit relative to your stack, and confirm setbacks on civil drawings rather than a landscaped render. And ask for the maintenance charge per square foot per month in writing, because that is where density quietly bills you every year for the life of the home.
Cash flow between today and handover
A 2027 handover and a 2030 handover are not two dates on a brochure; they are two very different household budgets. Buying here means roughly twelve to eighteen months of paying rent alongside construction-linked instalments. Buying at Bagalur means something closer to four years of the same overlap, and the clock has not even started because registration and launch are still pending. At a ₹45,000 monthly rent, that is about ₹8 lakh of rent paid before keys here against roughly ₹23 lakh there.
Tax treatment compounds it. Interest paid during construction is not deductible in the year you pay it; it becomes claimable in five instalments only after the property is complete. A longer build defers that relief by years. Construction-linked plans soften the monthly burden by staging disbursement against certified milestones, and any subvention or twenty-eighty structure offered should be read by your lawyer for who carries pre-EMI interest if a milestone slips and whether your credit exposure is already live.
On the income side, the Bagalur belt reports gross yields of four to five percent with rents up about 18 percent year on year, driven by aerospace, defence and electronics payrolls. Rajanukunte's two-bedroom stock models in the high-two to low-three percent range. The higher yield is genuine, but it is unavailable until 2030, and three years of collections here at roughly ₹3.5 lakh a year takes a long time to lose. Verify both against live listings within a five-kilometre ring rather than city-wide averages.
When you should walk away from here and wait for Bagalur instead
There is a household for whom the pre-launch bet is clearly right. If one or both earners work inside the Aerospace Park, a fifteen-minute commute is worth several hundred rupees a square foot on its own, and no amount of Yelahanka school proximity compensates for a daily forty-minute drive north. If your budget begins at ₹1.3 crore rather than ending there, the premium is affordable rather than stretching. If low density is a hard requirement, roughly 78 homes an acre against 119 is a real difference you will feel every evening. And if you can carry rent comfortably into 2030, the waiting cost is an inconvenience rather than a risk.
Timing supports that buyer too. The Doddajala station on the Blue Line is targeted for roughly June 2027 and full airport connectivity for December 2027, with the Satellite Town Ring Road opening in phases and the Bengaluru-Vijayawada Expressway commissioning around 2028. All of that lands during the wait rather than after it. Be sceptical of any claim that the airport metro is already running, because no phase of the line is open as of mid-2026 and Phase 2A between Silk Board and KR Puram only targets late 2026.
Stay with the Rajanukunte address if you need a registration number today, a 2027 handover, or a ticket that fits under ₹1.25 crore. The two are not really competing in the same quarter anyway: the Bagalur cost sheet may not exist until the second half of 2026 at the earliest. A reasonable strategy is to place a written, refundable expression of interest there while you finalise a tower and floor here, and read the Bagalur project overview so you can judge its launch pricing against a rate card you already understand.
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Talk to a Sales ConsultantSattva Lumina vs Sattva KIADB - Frequently Asked Questions
Which is cheaper to get into, Sattva Lumina or Sattva KIADB?
Sattva Lumina, by a wide margin. Its published ladder starts at ₹38 to ₹42 lakh for a studio and ₹93 lakh for a 1,142 sq ft two-bedroom. Sattva KIADB has no cost sheet yet and the reported entry is about ₹1.3 crore for its smallest 1,150 sq ft two-bedroom, which is more than the largest home on the Rajanukunte rate card.
Does Sattva KIADB have a RERA number like Sattva Lumina?
Not yet. Sattva Lumina is registered under PRM/KA/RERA/1251/472/PR/060924/007009. Sattva KIADB has no verifiable Karnataka registration as of July 2026 and its registration is awaited. Sister project Sattva City holds a separate number for its Doddajala parcel, which never covers the Bagalur project. Book only against a registration issued for the project you are buying.
Sattva Lumina or Sattva KIADB for a family with school-age children?
Sattva Lumina today. The Yelahanka and Jakkur belt already has Mallya Aditi, Canadian International and Ryan International, plus Columbia Asia Yelahanka and Aster CMI Hebbal for healthcare. Bandikodigehalli is employment-led and its social infrastructure is still forming, so it suits families whose commute matters more than an existing school shortlist.
How much sooner do I get keys at Sattva Lumina than at Sattva KIADB?
About three years. Sattva Lumina hands over from 2027 inside a registered timeline. Sattva KIADB is 2030 onwards and phased, with reported completion in December 2030 and no registration or launch yet, so 2030 to 2031 is the prudent assumption. At a ₹45,000 rent, that gap is roughly ₹15 lakh of extra rent while you wait.
Is Sattva KIADB less crowded than Sattva Lumina?
On the current plan, yes. Sattva KIADB shows about 1,961 homes across roughly 31 G+15 towers on 25 acres, near 78 homes an acre and 63 per tower. Sattva Lumina holds about 1,549 homes in eight towers on 13 acres, near 119 an acre. The Bagalur figures are not yet inside a sanctioned filing, so they can still change.
Can I hold an expression of interest at Sattva KIADB while booking at Sattva Lumina?
Yes, and it is often the sensible play. An unregistered project cannot be legally booked, so a Bagalur expression of interest should be documented as refundable in writing. That keeps you in the allocation queue for its launch cost sheet while you secure a registered tower, floor and facing here without carrying two live commitments.