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Vaishnavi AT-One Life Phase 4 Overview and Project Highlights
Both descriptions are in circulation, and neither is a secret. But your sale deed, your khata and your RERA certificate will carry the Kamenahalli address, not the Yelahanka one, so it is worth knowing before you book rather than after. Everything on this site is built around that principle: the filing first, the marketing second, and a plain statement wherever we could not establish something. For another Bengaluru read, Lodha Hopefarm Whitefield helps ground the project story in buyer fit, product type, and the level of document clarity needed before moving ahead.
| Detail | Value |
|---|---|
| Project name | Vaishnavi AT-One Life Phase 4 |
| Name on the register | VAISHNAVI AT-ONE LIFE IV |
| Developer | Vaishnavi Group |
| Promoters of record | Vaishnavi AT-One Life Park LLP and AT-One Estates Private Limited, filed jointly as a joint venture |
| Product | Premium plotted development, 227 residential plots |
| Filed address | Sy Nos 65/1, 65/2, 65/3, 65/4, 66, 67/2, 67/3, 68/3, 68/4, Kamenahalli Village, Kundana Hobli, Devanahalli Taluk, Devanahalli, Bengaluru Rural, Karnataka 562110 |
| Marketed as | Yelahanka Extension, North Bengaluru |
| Land area | 65,229 sq m as filed, about 16.12 acres |
| Plots | 227, numbered 1 to 227 with no gaps on the filed schedule |
| Plot sizes | 1,035 to 5,409 sq ft |
| Filed land use | 52.2% saleable plots, 47.8% parks, civic-amenity sites and roads |
| Parks and open spaces | 8, as filed |
| Internal roads | 9 m and 12 m wide, as filed |
| Clubhouse | 32,750 sq ft, courtyard-themed, G+2 (the developer's figure) |
| Planning authority | BIAAPA, the Bangalore International Airport Area Planning Authority |
| Layout sanction | BIAAPA/TP/LAO/2024-25 dated 19 December 2025 |
| Khata | Gram Panchayat, on all seven survey numbers |
| K-RERA registration | PRM/KA/RERA/1250/303/PR/130526/008652, approved 13 May 2026 |
| Filed proposed completion | 18 December 2027 |
| Status | Under construction. Civil work started 16 February 2026 |
| Water source | Borewell, as filed |
| Price | The developer publishes no rate card of any kind |
Three earlier phases that finished early, on the register rather than in a brochure
Phase 4 is the fourth registration of the Vaishnavi AT-One Life estate, and the first three are not a claim - they are three separate Karnataka RERA files anyone can open. Phase I carried 523 plots on 39.12 acres, Phase II 64 plots and Phase III 85 plots. All three applied for completion ahead of their filed dates: Phase I about three months early, Phase II about six months early, Phase III about twelve months early. None needed an extension of time. None carries a single K-RERA complaint against project or promoter. Across the three, 666 of 672 plots are recorded as sold.
That is a rare thing to be able to write. Most track-record paragraphs on most project pages are the developer's own sentence repeated back. This one is sourced to the registry, and the four registrations all went through the same Bengaluru Rural division office code, 1250/303.
The programme is filed, not marketed
Karnataka RERA holds a plot-by-plot schedule for Phase 4 with every one of the 227 plots listed by area and boundary, and a land-use table that splits the parcel to the square metre. That means the important numbers on this page are checkable rather than asserted: 34,058 sq m of saleable plots, 6,543 sq m across 8 parks and open spaces, 3,418 sq m across 2 civic-amenity sites and 21,210 sq m of roads, on a total of 65,229 sq m.
A high amenity programme for a small plot count
The developer describes a 32,750 sq ft courtyard-themed clubhouse over ground plus two floors, serving 227 plots. That is a generous amenity programme for a layout this size, and it is the strongest thing in the developer's own collateral. It is also, at this date, a drawing. The clubhouse has not been built, and the filed quarterly update shows the phase's construction spend concentrated in plot formation and roads. Read the amenity list as an intention backed by a completed-phases record, not as something you can walk into.
An award, correctly scoped
Vaishnavi AT-One Life won Plotted Development Project of the Year at the 16th Realty+ Conclave and Excellence Awards 2024 - South, held on 28 November 2024 at Hotel Taj MG Road, Bengaluru. The award is for AT-One Life as a whole, not for Phase 4 specifically.
Scope discipline on the headline numbers
The developer publishes 66+ acres and 898 plots. Those are the whole four-phase estate, not this phase. The four registered phases sum to 268,555 sq m, which is 66.36 acres, and to 899 plots against the developer's published 898 - a one-plot difference we state rather than smooth over. The correct way to describe this project is 227 plots on about 16.12 acres, the fourth phase of Vaishnavi's roughly 66-acre AT-One Life estate, or about 900 plots across four registered phases if you want the estate figure. Any page that pairs 227 plots with 66 acres is describing a layout roughly four times less dense than the real one.
Vaishnavi AT-One Life Phase 4 Location and Routed Road Distances
The parcel sits in farming country. A structured extract of the roughly 2.2 km by 2.6 km box around the site returns farmland, orchards, a farmyard, eleven irrigation tanks, three village nodes, one named road and three platted residential layouts. Within about 5 km there is no mapped pharmacy, clinic, hospital, supermarket or convenience store. The nearest mapped fuel station is 11.3 km by road.
Every trip out of this parcel, in every direction, begins with about 8 to 10 km of unnamed village road. The routed trace from the site to the airport runs 9.9 km entirely on unnamed rural roads before it touches a road that carries a name at all. No developer collateral mentions this, and it is the defining connectivity fact of the site.
| Destination | Routed road km | Free-flow | Peak-hour estimate |
|---|---|---|---|
| Kempegowda International Airport | 17.4 | ~24 min | ~40 min |
| Nearest NH-44 / Ballari Road access | 9.9 | ~16 min | ~25 min |
| Doddajala metro station, Blue Line, under construction | 10.1 | ~17 min | ~25 min |
| Nearest operational metro, Nagasandra, Green Line | 32 to 38 | ~41 min | ~90 min |
| STRR / NH-648, nearest point | 11.7 | ~15 min | ~30 min |
| Prestige Tech Cloud Park, Doddajala | 10.4 | ~19 min | ~25 min |
| Stonehill International School | 8.4 | ~13 min | ~20 min |
| Yelahanka New Town | 19.7 | ~26 min | ~45 min |
| Devanahalli town | 15.3 | ~23 min | ~35 min |
| Bengaluru CBD, Vidhana Soudha | 33.2 | ~40 min | ~95 min |
| Kundana PHC, nearest government health facility | 5.9 | ~10 min | ~15 min |
| Nearest multi-speciality hospital, Akash, Devanahalli | 15.6 | ~25 min | ~35 min |
Distances are road-routed on OpenStreetMap data and cross-checked on a second routing engine, and carry a band of about 1.5 km. Free-flow minutes come from the routing engine. Peak-hour minutes are a modelled estimate, not a measured drive time - they apply 25 km/h to the rural and highway leg and the TomTom Bengaluru congestion benchmark to any part of the trip that ends inside the built-up city.
Two corrections to figures circulating about this address. A claim of a metro station 1.5 km away appears on the developer's corporate page; the nearest station of any line is Doddajala on the Blue Line at 10.1 km by road, and the Blue Line is under construction, not open - its full corridor was pushed to March 2028 in August 2026. And the STRR is often quoted at 7 km; that is a straight-line figure, and the local road grid does not run straight north. Routed, the nearest point on the STRR / NH-648 is 11.7 km, on a section that has been open since March 2024.
On water, the filed source is borewell. There is no piped municipal supply, because the parcel sits outside BWSSB's service area. Devanahalli taluk is officially classified over-exploited, meaning extraction above 100% of annual recharge, and the Karnataka Groundwater Directorate records the taluk falling from 32.2 metres below ground level in March 2015 to 73.74 metres in March 2024 - the sharpest fall of any zone near Bengaluru. Ask the developer for the sanctioned water source named in the BIAAPA layout approval. That document, not marketing, is the answer.
Vaishnavi AT-One Life Phase 4 Master Plan and Filed Land Use
| Line | Area (sq m) | Share |
|---|---|---|
| Saleable plot area, 227 plots | 34,058 | 52.2% |
| Parks and open spaces, 8 numbers | 6,543 | 10.0% |
| Civic-amenity sites, 2 numbers | 3,418 | 5.2% |
| Roads | 21,210 | 32.5% |
| Total open area | 31,171 | 47.8% |
| Total land, Phase 4 | 65,229 | 100% |
Phase 4 is a filed 65,229 sq m - about 16.12 acres - of which 47.8% is parks, civic-amenity sites and roads. The acreage is our own conversion of the filed square metres at 4,046.856 sq m to the acre; the filed metric figure is the primary one and we show it alongside.
What that 47.8% actually contains
This is the single most useful thing on the page, and it is a scope point rather than a criticism.
Roads are the largest single component of the open area. At 21,210 sq m they are 32.5% of the whole site - nearly a third of the land - and they account for more of the 47.8% than the parks and the civic-amenity sites put together. Parks and open spaces are 10.0% of the land; civic-amenity sites are another 5.2%.
So a reader who sees "close to half the layout is open" and pictures parkland is picturing the wrong thing. Close to half the layout is not built on as plots, and most of that is the road network - which in a plotted development is not wasted land, because those roads are what make 227 individually sellable, individually buildable sites possible in the first place. But it is roads.
The developer markets "over 50% landscaped, green and open spaces" and "14 thematic parks". The filing for this phase records 47.8% and 8 parks. Where the two disagree, we publish the filing.
The eight parks and open spaces total 6,543 sq m, which by our own division averages a little over 800 sq m each. That is a pattern of distributed pocket greens rather than one large central park - though the filing records the count and the total area, not the individual sizes, so one of the eight could be materially larger than the rest.
| Element | Width | Source |
|---|---|---|
| Internal roads | 9 m and 12 m | Filed. The plot schedules reference only these two widths |
| Entrance avenue | 18 m grand entrance | The developer's sales presenter |
The filing supports two internal road widths and nothing else. A claim of "9 m to 18 m wide internal roads" circulates for this project; the 18 m is the entrance avenue, not an internal street, and the two should not be run together into a range.
What those widths deliver, in the terms buyers actually use: the filed plot schedule equates 9.14 m with 30 ft, 12.19 m with 40 ft and 18.29 m with 60 ft. On those same conversions, a 9 m road is a shade under a 30 ft road, a 12 m road a shade under 40 ft, and the 18 m entrance a shade under 60 ft.
That is a real hierarchy rather than a nominal one. A 9 m carriageway takes two-way movement with kerbside parking on one side and still leaves room for a footpath - adequate for a residential street serving 30 x 40 sites, and comfortably better than the 6 m and 7.5 m roads common in older unplanned layouts in this belt. A 12 m road is a spine: two-way movement, parking both sides, footpaths both sides, and enough width for the drainage and utility runs to sit under the verge rather than under the carriageway. And a 12 m frontage genuinely changes how a house feels from the street, which is why wider-road plots normally attract a preferential location charge.
The road network is also where a large share of the money goes. The filed quarterly update as at 16 July 2026 puts roads, footpaths, drainage and electrical poles at 40% complete, started 2 March 2026, against plot formation at 70%. Roads lag plot formation, which is the usual sequence and worth tracking on the next quarterly filing rather than taking on trust.
Vaishnavi AT-One Life Phase 4 Plot Options and the Filed Plot Mix
| Type | Nominal size | Filed metric dimension | Plots | Filed area (sq m) |
|---|---|---|---|---|
| 30 ft x 40 ft | 1,200 sq ft | 9.14 m x 12.19 m | 123 | 13,704 |
| 40 ft x 60 ft | 2,400 sq ft | 12.19 m x 18.29 m | 27 | 6,020 |
| 30 ft x 50 ft | 1,500 sq ft | 9.14 m x 15.24 m | 2 | 278 |
| Odd-shaped sites | 1,035 to 5,409 sq ft | various | 75 | 14,056 |
| Total | 227 | 34,058 |
Two things in that table matter more than the rest.
123 of the 227 plots - 54% of the layout - are 30 x 40s. This is a 30 x 40 layout with larger sites attached, not a mixed-format one. If a 30 x 40 is what you want, you are buying the majority product, which usually means better resale comparables and a deeper future buyer pool.
There are exactly two 30 x 50 plots in the entire phase. If a 1,500 sq ft site is your requirement, treat it as effectively unavailable and plan around a 30 x 40 or a 40 x 60 instead.
The publishable size band is 1,035 to 5,409 sq ft, which is where the filed plot schedule and the developer's own configuration table agree. The developer's marketing headline of 1,150 to 3,550 sq ft is contradicted by its own configuration table on the same page and is not used here.
30 x 40 - 1,200 sq ft, 123 plots
More than half the layout is this one plot. 123 of 227 sites, 54% of the phase, are 30 ft by 40 ft. If you are buying here, this is the default product and the one to compare against.
Two consequences follow, and neither is in any brochure. First, resale and rental comparables for this size will be the deepest of anything in the layout, simply because there will be more of them - that is good for price discovery and less good for standing out. Second, a 30 x 40 in a BIAAPA-sanctioned layout on Gram Panchayat khata is a specific building proposition: the setbacks, coverage and floor area you will eventually be permitted are governed by the sanctioning authority's rules for this layout, not by BBMP bye-laws, and that is worth confirming with an architect before you commit rather than after.
40 x 60 - 2,400 sq ft, 27 plots
Twenty-seven plots, exactly double the 30 x 40 area. This is the layout's large-format site, and at 27 of 227 it is genuinely limited in number - which is a fact about the schedule, not a reason to hurry. It suits a buyer planning a larger independent house with real setbacks on all four sides, or one who wants the option of a substantial garden. Expect a preferential-location charge on the better-placed of these; what Vaishnavi's PLC structure actually is has not been established, so ask for it in writing before you assume the headline rate applies.
30 x 50 - 1,500 sq ft, 2 plots
There are exactly two 30 x 50 plots in the entire phase. Both are on the filed schedule and together they account for 278 sq m.
This is the most useful single line on this page. A 1,500 sq ft site appears in the developer's configuration table alongside the 1,200 and the 2,400 with equal billing, which reads like a third choice. It is not a choice in any practical sense - it is two plots. If a 30 x 50 is what you want, ask which two plot numbers they are and whether either is still available before you build a plan around the size.
Odd-shaped sites - 1,035 to 5,409 sq ft, 75 plots
Seventy-five plots, a third of the layout, are irregular in shape. Their filed areas run from 1,035 sq ft at the smallest to 5,409 sq ft at the largest, on a combined 14,056 sq m. These are the corner sites, the road-curve sites and the parcels along the boundary, and every one of them is different.
There is no way to shortcut the diligence on an odd-shaped site. Get the plot number, then get that plot's own line from the filed schedule - its area and its four boundaries are recorded there individually. A site that looks generous on a layout drawing can lose usable footprint to an acute corner, and only the dimensions tell you that.
Vaishnavi AT-One Life Phase 4 Gallery
The images on this page are artistic impressions, not photographs of the site. They are built from the filed plot schedule, the filed land-use table and the developer's own descriptions of what it intends to deliver, and each caption says which of those it is drawing on. Nothing here is a record of what stands on the ground today.
Two things are worth knowing before you look at any project imagery for this phase, including the developer's own. First, the developer labels part of its website gallery "Actual Image" and part of it "Artistic Impression", which is more honest than most collateral in this corridor. Second - and this is the part its labelling does not resolve - it is not established whether the built amenities in those photographs are Phase 4's clubhouse or the existing clubhouse serving the delivered Bettanahalli phases. Phase 4's clubhouse is not built; the promoter's July 2026 quarterly filing records plantation and power supply at 0%. For that reason nothing on this page captions a finished, occupied amenity as Phase 4's.
If you want to see the actual site, two routes exist. The Karnataka RERA project record for PRM/KA/RERA/1250/303/PR/130526/008652 carries dated site photographs filed by the promoter, and it is free to view. And the layout is a drive - be aware that the last stretch is village road.
Vaishnavi AT-One Life Phase 4 Amenities and the Clubhouse
Everything on this page is a developer claim about a clubhouse that has not been built. As at the promoter's own quarterly filing of 16 July 2026, plantation on the layout stood at 0% and the power supply, transformer and substation work at 0%. There is no filed amenity schedule in the Karnataka RERA record and no filed clubhouse drawing set; what exists is the developer's 16-page sales presenter and its two websites. Those are the source for every room, court and facility described below, and they are described here as the developer describes them, with its own figures and its own groupings.
Only four amenity-adjacent facts on this project come from the filing rather than the marketing, and they are worth separating out before anything else:
| Filed fact | Value |
|---|---|
| Parks and open spaces in Phase 4 | 8 |
| Civic-amenity sites | 2 |
| Total open area | 47.8% of the phase, against 52.2% saleable plots |
| Internal roads | 9 m and 12 m wide |
The sales presenter organises the amenities into five clusters. They are reproduced here in the developer's own groupings, because the grouping itself tells you how the estate is meant to be used.
Sports - putt-putt golf, two cricket nets, badminton court, squash court, tennis court, basketball court, skating rink, futsal court, table-tennis room.
This is the largest cluster and it is deliberately split between the clubhouse and the open ground. The badminton, squash and table-tennis facilities appear inside the clubhouse drawings; the tennis and basketball courts, the futsal court, the skating rink, the two cricket nets and the putt-putt golf do not, which places them in the layout's open space. That distinction is worth confirming on the sanctioned layout drawing before you rely on any of them, because open-space amenities are the ones most often trimmed between brochure and delivery.
Indoor - multipurpose hall, cafe, co-working space, games room, creche with indoor and outdoor play area, guest rooms, convenience store, home theatre, reading nooks, cards room.
Every item in this cluster except the reading nooks maps to a dimensioned room on the presenter's floor plates, which is the strongest correspondence between claim and drawing anywhere in this collateral. The co-working space is the one to think about hardest: the nearest large office address, Prestige Tech Cloud Park, is 10.4 km away and everything else is considerably further, so a working-from-home household will use that room heavily.
Outdoor - family pool, kids' pool, children's play area, party lawn, amphitheatre, fitness station.
The pool and pool deck are drawn on the clubhouse ground floor. The party lawn, amphitheatre and outdoor fitness station sit in the layout's open space, alongside the eight parks the filing records.
Wellness - gym, yoga studio, spa, salon.
All four are dimensioned rooms in the clubhouse drawings, on the first and second floors.
Shared spaces - community gardens, outdoor dining areas, viewing deck, grand clubhouse reception, majestic entrance portal, tree-lined avenues, water features, fruit orchard.
This is the landscape and arrival cluster, and it is the softest of the five - "water features" and "community gardens" are design intents rather than facilities, and none of them is dimensioned. The reception is drawn, at 29'6" by 24'3". The entrance is described by the developer as an 18 m grand entrance avenue, which is its claim and its number; the layout's internal roads are the filed 9 m and 12 m.
The developer also describes a 2-acre central activity space. That figure originates at estate level rather than as a Phase 4 filed figure, so treat it as a description of the wider AT-One Life estate. A 0.5-acre pond appears in one campaign highlight strip that mixes estate-level and phase-level facts; whether it sits inside Phase 4 is not established.
Vaishnavi AT-One Life Phase 4 Price and the Full Charge Stack
The developer has published no price of any kind. Not a rate card, not a starting rate, not a price band. Every price field on the project's own website renders a gated "Click Here" enquiry link. The Vaishnavi Group corporate page carries no price. The 16-page sales presenter, created in May 2026, carries none. The Karnataka RERA dossier for the project carries none. We checked every developer-controlled surface and none of them publishes a number.
That is the honest starting point of this page, and it is worth stating plainly because every other page you will find on this project quietly implies a price it does not have.
Marketed as Yelahanka Extension; registered at Kamenahalli village, Kundana hobli, Devanahalli taluk, Bengaluru Rural 562110.
A rate of about ₹8,500 per sq ft circulates on third-party listing sites, along with a ticket of about ₹1.02 crore for a 1,200 sq ft plot. The developer has not confirmed either figure. They trace to a single upstream feed that several listing sites reproduce, and agreement between those sites is not corroboration - they are copying one another, not quoting the promoter.
There is also a tell that should stop you treating the circulating range as a rate card. The published ticket range on those sites runs ₹1.02 crore to ₹4.92 crore. Divide the bottom end by 1,200 sq ft and you get exactly ₹8,500 per sq ft. Divide the top end by the largest filed plot, 5,409 sq ft, and you get about ₹9,096 per sq ft. The two ends of a single published range imply two different rates. Either the range was assembled rather than quoted, or larger plots carry a premium that nobody has disclosed. Neither reading is established, and the range must not be read as one rate card.
What that means for you. You cannot budget this project off the internet. You can budget the parts of the purchase that do not depend on the rate at all, and those are set out below in full. When the developer does quote you a rate, the structure below is what you should apply to it.
This is the structure a plot cost sheet in Karnataka is built from. Where a line is marked NOT ESTABLISHED, it means Vaishnavi has not published its version of that charge and we will not guess it.
| Charge | How it is calculated | GST | Vaishnavi's figure |
|---|---|---|---|
| Plot consideration | rate per sq ft x plot area | Nil | Not published |
| Basic infrastructure development charges | usually folded into the rate | Nil | Not published |
| Preferential location charge - corner, park-facing, wider road | ₹ per sq ft or a lump sum | Nil where folded into land consideration | NOT ESTABLISHED - the developer publishes no PLC structure |
| Clubhouse / amenity charge | lump sum | 18% | Not published |
| Legal and documentation | lump sum | 18% | Not published |
| Advance maintenance | ₹ per sq ft per month x months | 18% | Not published |
| Corpus or sinking fund | ₹ per sq ft, one-time | 18% | Not published |
| BESCOM connection | at actuals | as billed | At actuals |
| Khata and betterment at the gram panchayat or BIAAPA | at actuals | - | NOT ESTABLISHED |
| Stamp duty, cess and surcharge | 5.65% of value | - | Statutory |
| Registration fee | 2% of value | - | Statutory |
Note the third row in particular. On a plotted layout, corner sites, park-facing sites and sites on the wider internal road are normally priced above the base rate. Vaishnavi publishes no PLC schedule at all, so when you are quoted a rate, ask whether it is the base rate or a loaded one, and ask for the PLC schedule in writing before you pick a plot number.
Vaishnavi AT-One Life Phase 4 Reviews and an Honest Assessment
This page is an assessment, not a set of testimonials. We publish no star rating, no aggregate score and no customer quotations, because none exists that we could source. What follows is what the Karnataka RERA register, the signed certificate and the promoter's own quarterly filings support - where the project is strong, where it is genuinely risky, and what remains unanswered.
The group does publish an "84% customer satisfaction score" on its own project website. That is the group's own figure, footnoted as a syndicated study, and it is not an independent rating. We do not carry it as one.
The promoter's July 2026 quarterly filing reports 65% completion overall, with plot formation at 70% and internal roads at 40%; power supply and plantation had not started, and ₹9.4 crore of an estimated ₹30.7 crore construction budget had been spent. Civil work on site began on 16 February 2026, before registration and before the filed start date of 1 May 2026 - which is normal and lawful for a layout, where site works precede registration and sales do not.
On sales, the same filing records two Agreements for Sale executed out of 227 plots, plot numbers 36 and 37, no sale deeds at all, ₹1.62 crore collected from purchasers and nothing withdrawn from the RERA-designated bank account. This is a genuinely early-stage sales position for a project registered in May 2026. If anyone tells you the layout is selling fast or that few plots remain, that is not what the register shows, and you should ask them where their figure comes from.
It suits a North Bengaluru end-user buying a 30 ft x 40 ft or 40 ft x 60 ft site to build on in the next five to ten years, who values a developer with a filed delivery record over a marginally better address, and who is comfortable with borewell water and a car-dependent location.
It suits a land investor with a three-to-seven-year horizon who wants the airport-west belt and is buying the corridor rather than the amenity list - provided they price in a high-supply micro-market and the absence of transaction-price data to exit against.
It does not suit anyone who needs a walkable neighbourhood, hospital access at night, an operational metro, or a plot they can build on and occupy immediately with municipal utilities. It also does not suit anyone who cannot get comfortable buying at a rate they cannot benchmark, because at present nobody outside the sales office can.
Vaishnavi Group, the Developer Behind Vaishnavi AT-One Life Phase 4
Eight K-RERA registrations across five Vaishnavi and AT-One promoter entities were checked. Seven carry zero complaints. One does not.
Vaishnavi Serene (PRM/KA/RERA/1251/309/PR/180905/001990, promoter Vaishnavi Anushka Infrastructure LLP) carries two complaints, both disposed by the Authority - complaint 00618/2023 filed 29 April 2023, and complaint 01085/2024 filed 07 November 2024. Complainant names and unit numbers are in the public record and we do not reproduce them.
Phase I of AT-One Life carried one pre-existing land case, declared at registration and now closed: OS 753/2020-21, Devanahalli, a suit for partition, status Disposed. That is a landowner-family partition suit on land later acquired, not a buyer dispute.
Phase 4 carries a live disclosure of its own. In its Q1 FY2026-27 quarterly update to Karnataka RERA, filed on 16 July 2026, the promoter discloses one pending civil matter: an original suit for permanent injunction before the Senior Civil Judge, Devanahalli, Case No. 774 of 2025. The same filing records that no preventive, interim, final or stay order has been issued, and Karnataka RERA shows zero complaints against either the project or the promoter. The subject matter of the suit is not established; Karnataka eCourts is CAPTCHA-gated and we did not bypass it. The full wording of the disclosure is on the overview page and in the FAQ.
⚠️ We do not write that this developer has no litigation. No NCDRC, State Consumer Commission or High Court matter naming Vaishnavi Group could be located through open search, but those portals are CAPTCHA-gated and were not queried. Absence of a search hit is not proof of absence.
Vaishnavi Group is not Vaishnaoi Group. Vaishnaoi is a separate, unrelated Hyderabad company with a confusingly similar name. If you are searching and you land on a Hyderabad address, you are on the wrong company.
Karnataka RERA also carries several genuinely unrelated promoters using the word "Vaishnavi", none of which appears on this group's own website: Vaishnavi Residences (Arsh Greens, Bodhii Tree), M/S Vaishnavi Developers (Urban County, Savitri Arcade), Vaishnavii Developers (Vaishnavii Residency I and II), Vaishnavi Constructions (Vaishnavi Vrishab, Prakash Vista), Vaishnavi Enterprises (Vaishnavi Enclave), and the promoters behind Vaishnavi Harmony, Vaishnavi City Park, Vaishnavi Railways Enclave and Vaishnavi Garden City. Hyderabad additionally has Vaishnavi Estates, Vaishnavi Infracon and Vaishnavi Corporation - different state, different groups.
The unique token that identifies this group's current work is "AT-One". If the project name does not carry it, check the promoter before you assume anything.
This is the strongest publishable thing about this developer, because it does not come from a brochure.
| Detail | Phase I | Phase II | Phase III |
|---|---|---|---|
| Land | 158,306 sq m, 39.12 acres | 21,650 sq m, 5.35 acres | 23,370 sq m, 5.77 acres |
| Plots | 523 | 64 | 85 |
| Filed end date | 03-03-2025 | 29-05-2025 | 05-06-2026 |
| Completion applied | 29-11-2024, about 3 months early | 29-11-2024, about 6 months early | 16-06-2025, about 12 months early |
| Extension of time granted | No | No | No |
| Plots sold / unsold | 523 / 0 | 63 / 1 | 80 / 5 |
| K-RERA complaints, promoter / project | 0 / 0 | 0 / 0 | 0 / 0 |
666 of 672 plots sold across three delivered phases, every one applied for completion ahead of its filed date, no extensions granted, no complaints. The group's own marketing claims a "consistent track record of early handovers"; this is the rare case where that line survives contact with the registry, and we cite Karnataka RERA for it rather than the developer.
| Approval or filing | Number | Date | Body |
|---|---|---|---|
| K-RERA project registration | PRM/KA/RERA/1250/303/PR/130526/008652 | Approved 13 May 2026 | Karnataka RERA |
| K-RERA registration application | Acknowledged | 18 March 2026 | Karnataka RERA |
| Layout plan sanction | BIAAPA/TP/LAO/2024-25 | 19 December 2025 | BIAAPA |
| Land conversion, Sy 65 | ALN/SR(DE)241-244/2004-05 | 8 April 2005 | Deputy Commissioner, Bangalore Rural |
| Land conversion, Sy 67/2, 67/3, 68/3, 68/4 | 760559 / 760560 / 760561 / 760562 | 16 May 2025 | Deputy Commissioner, Bangalore Rural |
| Land conversion, Sy 66/1, 66/2 | 778212 / 778213 | 23 July 2025 | Deputy Commissioner, Bangalore Rural |
| Water supply and sewage NOC | Recorded Approved | Applied 3 July 2024 | Gram Panchayat |
| Electricity NOC | Recorded Approved | Applied 20 January 2026 | BESCOM |
| Pollution-control consent, 10 to 125 acre slab | Recorded Approved | Applied 17 March 2026 | Karnataka State Pollution Control Board |
| Registered JDA over Sy 65 | Registered | 30 April 2026 | Sub-Registrar, Devanahalli |
| Registered JVA between the two promoters | Filed with K-RERA | 12 May 2026 | K-RERA |
Every conversion order is a Deputy Commissioner alienation and conversion to residential use. The khata on all seven survey numbers is a Gram Panchayat khata, issued through e-Swathu - there is no BBMP or Greater Bengaluru khata here, because the land is not inside any municipal corporation, city municipal council or town panchayat. The planning authority is BIAAPA, not BDA, not BMRDA and not BBMP. That BIAAPA-plus-panchayat-khata chain is the normal pattern for this jurisdiction, and all four AT-One Life phases carry a BIAAPA sanction.
There is no environmental clearance, and none is required. A plotted layout of this size sits below the EIA Schedule 8(b) threshold. Its absence is not a gap in this project's paperwork, and no page should present it as one.
On complaints and litigation, the position is mixed and we state both halves. Karnataka RERA records zero complaints against the project and zero against the promoter. Separately, the promoter's own quarterly update for Q1 of FY2026-27, filed on 16 July 2026, discloses one pending civil matter - an original suit for permanent injunction before the Senior Civil Judge, Devanahalli, Case No. 774 of 2025 - and records that no preventive, interim, final or stay order has been issued. What that suit concerns and where it currently stands, we could not independently establish; the Karnataka eCourts search is CAPTCHA-gated. The overview page sets the disclosure out in full.
Enquire About Vaishnavi AT-One Life Phase 4 or Book a Site Visit
Talk to a Sales ConsultantFrequently Asked Questions
Vaishnavi AT-One Life Phase 4 FAQs, Answered from the Filing
Yes. The registration is PRM/KA/RERA/1250/303/PR/130526/008652, approved on 13 May 2026 against an acknowledgement dated 18 March 2026. On the register the project is named VAISHNAVI AT-ONE LIFE IV - that is the registry form of the same project, so search the portal on the Roman numeral or on the number rather than on the marketing name. It is held jointly by Vaishnavi AT-One Life Park LLP and AT-One Estates Private Limited. The certificate is digitally signed and the record can be checked on rera.karnataka.gov.in.
Gram Panchayat khata, on all seven survey numbers, issued through e-Swathu. There is no BBMP or Greater Bengaluru khata here because the land is not inside any municipal corporation, city municipal council or town panchayat. The layout was sanctioned by BIAAPA, the Bangalore International Airport Area Planning Authority, under BIAAPA/TP/LAO/2024-25 dated 19 December 2025 - not by BDA, BMRDA or BBMP. Every one of the seven survey numbers carries a conversion order to residential use from the Deputy Commissioner, Bangalore Rural. That BIAAPA-plus-panchayat-khata chain is the normal pattern for this jurisdiction.
The developer markets the address as Yelahanka Extension, North Bengaluru. The signed Karnataka RERA registration places the land at Sy Nos 65/1, 65/2, 65/3, 65/4, 66, 67/2, 67/3, 68/3 and 68/4 of Kamenahalli village, Kundana hobli, Devanahalli taluk, Bengaluru Rural district, PIN 562110 - about 9.9 km of village road west of NH-44 and 19.7 km by road from Yelahanka New Town, in a different taluk and a different district from Yelahanka.
Both descriptions are in use, but your sale deed, khata and RERA certificate will carry the Kamenahalli address, not the Yelahanka one. That matters for loan documentation and for the resale narrative, so it is worth knowing before you book rather than after.
Kempegowda International Airport is 17.4 km by road - about 24 minutes free-flow and about 40 minutes at peak on a modelled estimate. On the metro, be careful with what circulates: a claim of a station 1.5 km away appears on the developer's corporate page, but the nearest station of any line is Doddajala on the Blue Line at 10.1 km by road, and the Blue Line is under construction, not open. Its full corridor was pushed to March 2028 in August 2026. The nearest operational metro station today is Nagasandra on the Green Line, 32 to 38 km away depending on which routing engine you use. There is no operational metro within an hour of this parcel at peak.
No. Phase 4 is a filed 65,229 sq m - about 16.12 acres. The 66-plus acres and 898 plots the developer publishes are the whole four-phase Vaishnavi AT-One Life estate: the four registered phases sum to 268,555 sq m, which is 66.36 acres, and to 899 plots against the developer's own figure of 898. Phase 4 on its own carries 227 plots on about 16.12 acres. Any page that pairs 227 plots with 66 acres is describing a layout four times less dense than the real one.
227 plots, numbered 1 to 227 with no gaps on the filed schedule. The mix is 123 plots of 30 ft x 40 ft (about 1,200 sq ft), 27 of 40 ft x 60 ft (about 2,400 sq ft), just two of 30 ft x 50 ft (about 1,500 sq ft), and 75 odd-shaped sites running from 1,035 to 5,409 sq ft. So 54% of the layout is 30x40s, and the 30x50 is effectively unavailable - there are only two in the whole phase. The developer's marketing headline of 1,150 to 3,550 sq ft is contradicted by its own configuration table on the same page; the filed range is 1,035 to 5,409 sq ft.
47.8% of the land, as filed. The Karnataka RERA land-use table for Phase 4 records 34,058 sq m of saleable plots (52.2%) against 31,171 sq m of open area (47.8%), made up of 8 parks and open spaces totalling 6,543 sq m, two civic-amenity sites totalling 3,418 sq m, and 21,210 sq m of roads. The developer markets "over 50% landscaped, green and open spaces" and "14 thematic parks"; the filing for this phase says 47.8% and 8 parks. Internal roads are 9 m and 12 m wide, with an 18 m entrance avenue.
The developer describes a 32,750 sq ft courtyard-themed clubhouse over ground plus two floors. Its own drawings show, on the ground floor, a reception, a multipurpose hall, a cafe and co-working space, a creche, a convenience store, an indoor courtyard, a pool and pool deck and a kids' play area; on the first floor, a games room, cards room, squash court, badminton court, gym, yoga studio and table-tennis room; and on the second floor, a spa and salon, a home theatre, an office and four guest rooms plus a suite. Every item on that list is a developer claim about a clubhouse that has not been built yet, and should be read as such.
The developer has not published one. Every price field on its own website renders a gated enquiry link, the sales presenter carries no price, and the Karnataka RERA dossier carries none. A rate of about ₹8,500 per sq ft and a ticket of about ₹1.02 crore for a 1,200 sq ft plot circulate on third-party listing sites - those are not the developer's figures and have not been confirmed by it. Branded gated plotted product on this corridor is being asked at roughly ₹8,500 to ₹9,000 per sq ft. Note that Karnataka publishes no transaction-price data at all, so every "average price" figure that exists anywhere is a survey of asks or an average of listings, not of sales.
There is no GST on the sale of land, including developed land. That is Schedule III item 5 of the CGST Act, as clarified in CBIC Circular 177/09/2022-TRU dated 3 August 2022. Separately billed clubhouse or amenity charges, legal charges and maintenance do attract 18% GST - the Karnataka Authority for Advance Rulings settled that split in KAR ADRG 19/2023. On the statutory side, stamp duty is 5% for consideration above ₹45 lakh, plus a cess of 10% of the duty and a rural surcharge of 3% of the duty, giving 5.65%; the registration fee is 2%, raised from 1% with effect from 31 August 2025. Total about 7.65%. Any cost sheet still showing a 1% registration charge is out of date.
No, they are unrelated. Vaishnavi Group is a Bengaluru developer founded in 1998 by C N Govindaraju, with its corporate office at 2/2 Walton Road, off Vittal Mallya Road. Vaishnaoi Group is a separate Hyderabad company with a similar-sounding name. Karnataka RERA also carries several genuinely unrelated promoters using the word Vaishnavi - Vaishnavi Residences, Vaishnavi Developers, Vaishnavii Developers, Vaishnavi Constructions, Vaishnavi Enterprises and others - none of which is this group. The unique token to look for is AT-One. On this project specifically, the two entities on the registration are Vaishnavi AT-One Life Park LLP and AT-One Estates Private Limited, filed jointly as a joint venture.
Yes, and it holds up on the register rather than only in the marketing. Phase I (523 plots, 39.12 acres), Phase II (64 plots) and Phase III (85 plots) are all separately registered with Karnataka RERA. All three applied for completion ahead of their filed dates - Phase I about three months early, Phase II about six months early and Phase III about twelve months early - none needed an extension of time, and none carries a single K-RERA complaint. Across the three, 666 of 672 plots are recorded as sold.
The filed proposed completion date on the Karnataka RERA certificate is 18 December 2027, and no extension of time has been applied for. The promoter's July 2026 quarterly filing reports 65% completion overall, with plot formation at 70% and internal roads at 40%; power supply and plantation had not started, and ₹9.4 crore of an estimated ₹30.7 crore construction budget had been spent. Civil work on site started on 16 February 2026, ahead of the filed project start date of 1 May 2026 - which is normal and lawful for a layout, because site works precede registration even though sales do not.
Very few. The promoter's quarterly filing as at 16 July 2026 records two Agreements for Sale executed out of 227 plots - plot numbers 36 and 37 - no sale deeds at all, and ₹1.62 crore collected from purchasers, with nothing withdrawn from the RERA-designated bank account. The same filing records no borrowing on the project and no RERA-registered agents declared, against a CA-certified total project cost of ₹109.55 crore, which is a development cost and not a guide to price. This is a genuinely early-stage sales position for a project registered in May 2026. If anyone tells you the layout is selling fast or that few plots remain, that is not what the register shows.
