Urban Oasis by Modern Spaaces

The third column is the point of this table. Every row says where its value comes from and how much weight that source can carry.

Each of the following is a verified fact with its source attached. Nothing in this section rests on marketing material.

The land is filed as acquired and converted. The application records the parcel as acquired, assembled through a mix of sale deeds, a joint development agreement with land owners and exchange deeds, with conversions obtained. A 36-acre holding in this belt is almost never a single purchase, and that mixture is the ordinary way one is assembled. This is the promoter's own declaration on a signed government submission rather than a document we hold ourselves.

Twenty-five survey numbers across two revenue villages. Twenty-two fall in Yamare (village code 613217; the census spelling is "YAMRI") and three in Dommasandra (village code 613354). Both sit in Sarjapura Hobli, Anekal Taluk. That matters practically: a buyer checking title needs to know which village holds the record for their specific plot, because a search run against the wrong village simply returns nothing.

A low-rise envelope, fixed at 11.0 metres. Ground floor plus two upper floors across the whole 36.08 acres. There is no room in that number for a tower or a stilt-plus-four block, so the density this scheme reaches is reached horizontally, by plot size, rather than by stacking.

One common facility is on the record: a club house. It is named in the filing and counted inside the 182,631.25 sq m of built-up area.

Rs 426.94 crore is a declared project cost. It is the only large rupee figure on the public record for Urban Oasis and it will be misread as a price. It is not one. The filing does not state what the cost figure covers — land, finance, approvals, construction alone — so no per-villa quotient drawn from it would mean anything, and this site publishes none.

The developer is based at the same post office as the site. Modern Spaaces' registered office is No. 73/2, Chambenahalli Village, Dommasandra Post, Sarjapura Main Road, and the project's own postal address runs through Dommasandra Post, 562125. Anyone can verify that in a few minutes, which is more than can be said for most of the credibility claims a pre-launch scheme makes about itself.

Nothing has been granted. The environmental application for Urban Oasis was filed on 7 August 2026 and is under examination. No Terms of Reference and no environmental clearance has been granted, and the project is not registered with the Karnataka Real Estate Regulatory Authority.

No developer renders, site photographs or elevation drawings have been released for Urban Oasis by Modern Spaaces. Nothing here is presented as the project's own imagery — the visuals are indicative, and they will be replaced by the developer's own material as soon as it exists.

Two verified figures give the density directly, and the arithmetic below is our own.

All three are estimates. The gross site figure is the whole site divided by the whole unit count, so the private plot a buyer owns is necessarily smaller than 3,295 sq ft — roads, the club house, common open space and services all come out of the same number.

The 4,121 sq ft figure needs its caveat stated at the same volume as the number. That is total covered construction across the entire scheme, including the club house, service and utility blocks, security structures, the sewage treatment plant and overhead tanks, porches and balconies. It is not measured the way a marketing built-up area for one villa is measured, the two are not comparable, and nothing about the mix of villa types can be inferred from it. We publish the division and stop there.

No layout has been sanctioned by the planning authority, and no site plan has been published. The filed boundary file is the only site geometry on the public record. The master plan page sets out what the filing establishes and what the circulated site-planning figures — a landscape share, a civic amenity area, a parking count, an approach road width — claim, none of which is in the accessible filing.

There is no price for Urban Oasis, and this page publishes no indicative rate for it. Modern Spaaces has published no rate, no starting figure, no band and no payment plan. The workbook of project information circulated to us arrived with its pricing tab as a blank template. Environmental filings never carry sale prices. So the accurate answer to what a villa here costs is that nobody outside the developer's office can tell you, and every figure attached to this project's name today has come from somewhere other than the developer. That is also the lawful position: a promoter cannot market or offer units for sale before registration, so a published price at this stage would be a problem rather than a convenience.

What does exist is the developer's own published rate card for its launched schemes, which is verified because the developer is quoting itself on the record.

Every one of those six is an apartment project, and none of those rates prices a villa. What you buy in a flat is a share of a building, quoted on an area inside it. What you buy in a villa is a plot with a house on it, and there the land share drives the number. Two products can carry the same rate per square foot and have entirely different economics underneath, which is why the honest unit of comparison for a villa is usually an all-in figure per home. Read the ladder as evidence of where this developer positions itself, not as a forecast for Urban Oasis.

There is a second reason we publish no envelope. A rate becomes a price only when it is multiplied by a size, and every candidate size for Urban Oasis — 3,300 sq ft, 4,200 sq ft, plots of 1,800 to 2,400 sq ft — is unconfirmed brief material. An estimate here would mean taking a rate from the wrong product class and multiplying it by a marketing number, then printing something that looks precise. We would rather leave the hole visible.

One further warning. A specific per-square-foot rate is circulating for this project, credited to a channel-partner listing page. We examined that page's visible text, its HTML, its scripts and its structured data. The figure appears in none of them, and the page's own price field shows no figure at all. The number has been attributed to a source that does not contain it, which means it has no source at all. The full workings, including the four tiers of price evidence and what a Karnataka cost sheet adds on top of any quoted rate, are on the price page.

Builder snapshot: Modern Spaaces

Modern Spaaces is a Sarjapur-corridor specialist rather than a city-wide builder. Its principals are named on the company's own About page as Shravanth Reddy and Novin Reddy, Partners, Modern Spaaces. Its registered office at No. 73/2, Chambenahalli Village sits at the same post office as this project's site address, and it holds fourteen project-class registrations with Karnataka RERA, having been registering with the authority since 2019 to 2020. A considerably earlier founding year and a much larger lifetime project count are both quoted on aggregator listings. Neither appears in any primary source we could reach, so this site publishes neither — and contradicts neither.

Two names attach to this project, and collapsing the relationship in either direction misleads a reader. The brand is Modern Spaaces, which lists Urban Oasis among its upcoming villa schemes off Sarjapur Road. The entity on the environmental paperwork is M/s Urban Oasis, a partnership firm, signed by a partner who also signs this group's other filings. Filing each scheme through a vehicle of its own is how this developer routinely works, and it is ordinary practice in Indian real estate rather than an evasive one — but it means the entity that eventually signs an agreement with you may not be the brand whose record persuaded you. One caveat on the identification itself: the developer's project card carries no acreage, unit count, survey number or village. The project name, the villa typology and the corridor all coincide, which is strong evidence, but treating the card and the filing as one scheme is our reading, not a statement either source makes.

The material limitation is format, and it should be stated as plainly as the strengths. The registered portfolio is overwhelmingly apartments, and all six projects for which the developer publishes rates are apartment schemes. Urban Oasis is 477 villas. Much of the company's experience crosses that line intact — land assembly on this corridor, the approving authority, the grammar of the approvals, contractor and supply lines, and the machinery of a firm that has taken fourteen projects through registration. What crosses less directly is the craft of horizontal development: servicing hundreds of individual plots, road hierarchy inside a large low-rise layout, and handing over several hundred separate houses rather than one building with a common lobby. Every builder's first villa community is its first villa community. Ask the developer what plotted and villa work the group has done before, and ask for the answer in writing. The full registry, entity structure and caveats are on the developer page.

Urban Oasis is at the approvals stage. That single fact shapes almost every answer below. A great deal about this project is genuinely known — the land area, the villa count, the survey numbers, the promoter entity, the height envelope — because those figures sit in a government filing that anyone can inspect. A great deal is not known, including the price, the possession date, the layout and the final unit mix, because no document setting them out exists yet.

The answers below distinguish the two. Where a figure comes from the filed record, it is stated plainly. Where it comes from marketing material in circulation, it is attributed to that material and not asserted as fact. Where it is our own arithmetic, the working is shown and it is called an estimate. Nothing here is a booking offer.