Urban Oasis by Modern Spaaces Location

Almost everything else about the location is a set of trade-offs, and this page sets them out without smoothing them over. The site is not on an arterial road. There is no operational metro anywhere near it. The nearest railway station of any kind is more than nine kilometres away by road. And the road network around the parcel is unusually indirect, so several places that look close on a map are not close to drive to. Inside the Bengaluru search area, Nambiar Bannerghatta helps buyers keep the map conversation grounded in actual routines instead of only distance claims.

This page uses only two sources: the environmental filing lodged for the project, and our own routed distance table computed from the corrected site coordinate. Every distance we publish below is road distance. Straight-line figures appear only where they are explicitly labelled as map distances, and only to show how far the map departs from the road.

The client brief's location field describes the site as "Kada Agrahara Road, Yamare, Kommasandra". Its address field, on the same document, says "Yamare Village & Dommasandra Village". Those two lines do not agree, and the disagreement needs resolving rather than papering over.

The filing settles it. The parcel's revenue villages are Yamare and Dommasandra. Kommasandra is not one of them, and it must not appear in the postal or legal address of this project.

What we will not do is overcorrect. Kommasandra is a real village — code 613207, in Muttanalluru Gram Panchayat, on the Chandapura–Dommasandra road — and its place node sits roughly 1.1 km in a straight line from the parcel. It is a neighbour, not a phantom, and not some distant part of the district that marketing material has grabbed at random. The honest description is that the parcel lies in Yamare and Dommasandra revenue villages, and that the neighbouring village of Kommasandra is about a kilometre away.

Why does a village name a kilometre out matter? Because the legal address of a property is not a description of its neighbourhood; it is the key to its records. A buyer who searches Kommasandra's revenue records for a plot that sits on Yamare Sy. No. 103/22 will find nothing, conclude the record does not exist, and either abandon a sound plot or accept an unverified one. The same applies to a bank's legal opinion and to any encumbrance search. Names near enough to sound right are the most expensive kind of error in a land transaction, because they do not look like errors.

This is one of the places where the honest answer is a gap.

Modern Spaaces' own website lists Urban Oasis as an upcoming villa project "Off Sarjapur Road". That is the developer's own description, and the word doing the work in it is off. It positions the project by corridor, not by frontage.

Nothing in the record we hold establishes which road the site actually fronts. The client brief names Kada Agrahara Road, and we record that as the brief's claim rather than as a fact — it is not corroborated by the filing. The accessible filing does not record an approach road width either, so we publish none.

What we will say plainly is what the routed table implies. Sarjapura Bus Stand is 7.06 km away by road. A site that fronted the main Sarjapur arterial in the town's immediate orbit would not be seven road-kilometres from its bus stand. This is an interior parcel reached from the corridor, not a plot on the corridor. Buyers evaluating villa schemes in this belt should assume an approach through village and connector roads, and should drive the actual route to the site rather than judging access from a corridor name.

That is not a criticism of the site. Interior parcels are how 36-acre villa schemes get assembled at all in this part of the district. But "Off Sarjapur Road" and "on Sarjapur Road" are different propositions, and only one of them is supported here.

This is the location's genuine strength, and it is unusual to find this density of established schooling this close to a 36-acre villa parcel. The first six entries below sit inside 4.3 km by road; the rest fall inside 4.8 km.

Widening the ring a little adds more established names: Global Indian International School at 5.24 km, Greenwood High at 5.35 km, Delhi Public School Bangalore East at 6.35 km, Harvest International School at 7.18 km, Ebenezer International School at 7.41 km and Deens Academy Gunjur Campus at 7.44 km — all by road.

Two caveats a careful parent should hold onto. Kunskapsskolan's 4.25 km is a road figure with a detour ratio of ×2.49 — it is 1.71 km away in a straight line. On a map it looks like a walk. It is not. Bethany High Sarjapur is similar, 1.74 km straight-line against 3.31 km by road. And school-run traffic in this belt at 7.30 in the morning is its own phenomenon, which no routing engine models. Drive the route at the actual hour before you rely on it.

The site sits between two employment concentrations rather than inside either. Nothing is very close; a great deal is between seven and thirteen kilometres.

Bellandur Road is 12.54 km by road and Huskur Road 12.64 km.

Two of these carry warnings. SABIC India Technology Center is 3.34 km straight-line and 9.43 km by road — a ×2.83 detour, the second-worst divergence in our whole table. And Biocon Hebbagodi at ×1.73 is materially further to drive than it looks. The Electronic City cluster generally reads better on a map than it drives, because the road network between this parcel and the Hosur Road belt is indirect.

The honest summary for a commuter: this is a ten-to-thirteen kilometre commute to most of the employment a buyer at this price point is likely to be working in, on roads that are congested at peak. It is not a walk-to-work location and it does not pretend to be one.

Sarjapura Bus Stand is 7.06 km by road from the site. Its straight-line distance is 3.93 km, giving a detour ratio of ×1.80 — one of the larger divergences in the transit table. The bus stand is, in map terms, about half as far away as the drive actually is.

That single figure is a fair proxy for how this location works. The town centre a buyer will treat as their base for everyday errands, transport and services is a genuine drive away, not a stroll.

Huskuru appears in our routed table at 5.17 km, with the lowest detour ratio of any transit-table entry at ×1.20 — meaning the road there runs unusually directly. We list it as a locality, not as a station.

This is the location's weakest dimension today, and there is no honest way to dress it up.

The nearest organised retail of any scale is Confident Square Mall at 3.63 km, and even that carries a ×2.29 detour ratio — 1.59 km on the map against 3.63 km on the road. The nearest market node in our table, APMC Market, is 7.82 km by road with a ×1.75 detour. The larger malls are ten kilometres out.

We list these destinations under the names our routed source carries and do not characterise what they sell. A buyer should assume that daily provisioning in the early years of occupation will be local-shop scale, with anything larger involving a drive. In a 477-villa community, in-project convenience retail often follows occupation — but nothing of that kind is recorded in the accessible filing, so we make no claim about it.

Across every category above, one pattern repeats: road distances here run well ahead of straight-line distances. These are the worst divergences in our table.

A detour ratio above about 1.6 means the road ranking has diverged from the map ranking — the order in which places appear closest changes once you drive rather than measure. Around this parcel that happens constantly. The straight line from the site to most of its near neighbours crosses land with no through road, so traffic funnels onto a small number of connecting roads and the actual route doubles back.

The practical consequence for a buyer is simple and worth stating in one sentence: do not evaluate this location by opening a map and eyeballing distances. The eyeball estimate will be wrong by a factor approaching two for many of the destinations that matter most — the nearest mall, two of the nearest clinics, one of the nearest international schools, and a nearby villa-format development.

What is genuinely good here. The school density is the real story — ten schools inside 4.8 km by road, six of them inside 4.3 km, several of them long-established international names. That is not a promise about the future; those schools are operating now. Sri Lakshmi Multi Speciality at 2.70 km gives the location a nearby hospital, which many parcels this far out do not have. Dommasandra Lake is 1.30 km away. And the developer's own registered office shares this project's post office, which means the builder knows this ground. A same-developer shortlist can feel simpler than it really is; Modern Spaaces Sarjapur Road keeps attention on how each Bengaluru address solves a different routine, budget, and documentation question.

What is not good, and will not become good quickly. There is no metro and no rail within nine kilometres. There is no organised retail of scale within three and a half kilometres, and the nearest mall is a ×2.29 detour away. Employment is a ten-to-thirteen kilometre drive on congested roads. Sarjapura town's bus stand — the obvious transport anchor — is seven road-kilometres out, nearly double its map distance.

What is uncertain. The road the site fronts is not established by any document we hold. The approach is not described in the accessible filing. The coordinate is good to a few hundred metres, not to a gate. And every piece of infrastructure named on this page is what exists today; nothing here is counted as proposed, because we have chosen not to publish infrastructure that has not been sited.

What a buyer should actually do. Drive to the coordinate. Drive from it to the school you would use, at 7.30 on a weekday. Drive from it to your office at 9.00. Then check the survey number of the specific plot you are being offered against the correct village — Yamare or Dommasandra — and pull the encumbrance certificate for that village, not for Kommasandra.