Plots for sale in Chikka Tirupathi: Sobha Sacred Grove by the Lake
Sobha Sacred Grove by the Lake is a gated plotted community at Chikka Tirupathi, in the East Bangalore belt between Whitefield, Sarjapur and Hoskote. A lake greets you at the entrance, over 45 percent of the land stays open, and a 10,000-tree Miyawaki forest runs through the layout.
The plots are meant for people who want to build their own home, or hold land in a planned layout. The brochure also lists dedicated commercial spaces, a planned temple and the IUSTUS Sports Academy, a membership-based facility of over 1,00,000 sq.ft. developed with Padukone School of Badminton.
I am Sachin, a RERA-registered property consultant in Bangalore. I can share the price sheet, plot-wise availability and the document list, and take you on a site visit.
Project highlights
Land and layout
26.14 acres, 388 plots, over 45% open space, East and West oriented plots planned for Vastu.
Lake and greens
Lakeside entrance, a 10,000-tree Miyawaki forest with walking trails and multiple parks.
Sports and club
Clubhouse, pool, gym, indoor arena and the IUSTUS Sports Academy with Padukone School of Badminton.
Connectivity
STRR about 400 m away, NH 648 about 5 minutes away and the Bangalore-Chennai Industrial Corridor about 30 minutes away.
Ready infrastructure
Underground water, drainage, sewerage and electrical cabling, footpaths and street lights across the layout.
Low running cost
Maintenance is complimentary until 2033, as stated by the developer.
Plot sizes and prices at Sobha Sacred Grove
Only 69 plots are available for sale now, in three sizes: 1,500, 2,000 and 2,400 sq.ft. The ongoing basic rate is Rs 7,200 per sq.ft., and the 2,400 sq.ft. premium plots are Rs 8,000 per sq.ft.
| Plot size | Category | Basic rate per sq.ft.* | Approx. basic price* |
|---|---|---|---|
| 1,500 sq.ft. | Standard | Rs 7,200 | about Rs 1.08 Cr |
| 2,000 sq.ft. | Standard | Rs 7,200 | about Rs 1.44 Cr |
| 2,400 sq.ft. | Premium | Rs 8,000 | about Rs 1.92 Cr |
*Basic price only, before GST, registration, khata and other charges. Totals are my calculation (size x rate) and can change. Confirm the all-inclusive price, plot number, facing and payment schedule with me before booking.
Amenities and lifestyle
Clubhouse
A full clubhouse with a gym, swimming pool, multi-purpose hall, cafeteria and social lounge, plus an indoor sports arena.
Outdoor sports
Multi-sport court, tennis court, pickleball court and basketball court.
IUSTUS Sports Academy
A membership-based sports destination of over 1,00,000 sq.ft., developed with Padukone School of Badminton. The brochure describes it as a high performance hub with professional grade facilities and a structured coaching system. Membership terms are set by the academy, so ask me for details.
Miyawaki forest and parks
Walking trails run through a 10,000-tree Miyawaki forest, with multiple landscaped parks across the layout.
Planned temple
A temple is planned within the community for reflection and community gatherings. The Chikka Tirupathi Temple is about 2 km away.
Amenities are as per the developer's brochure and are planned. Timelines follow the RERA registration.
Specifications and infrastructure
Services
- Underground drainage network for rainwater
- Underground sewerage system
- Underground water pipelines to every plot
- Underground electrical cabling for street lighting
- Electrical sleeve or conduit provision for individual plots
Roads and surroundings
- Footpaths for safe pedestrian movement
- Street light poles across the project
- Secure boundary with compound walls or fencing, subject to rules on public access to internal roads
- Landscaped parks with shrub plantations along the boulevards
The brochure states that the stormwater drainage is designed to prevent overflow and pooling, so that plots stay flood resistant. Please check the drainage and levels on site during your visit.
Location: Chikka Tirupathi, East Bangalore
Address as per the RERA registration: Chikka Tirupathi Village, Lakkur Hobli, Malur Taluk, Karnataka 563160. The site sits between Whitefield, Sarjapur and Hoskote, near Mugalur, Alambadi Lake and Malur.
Distances as stated by the developer
- Satellite Town Ring Road (STRR): about 400 m
- NH 648: about 5 minutes, being upgraded to a multi-lane corridor
- Bangalore-Chennai Industrial Corridor: about 30 minutes
- Chikka Tirupathi Temple: about 2 km
The brochure puts land prices here nearly 40 percent lower than saturated stretches such as Sarjapur Road. Compare current rates yourself before you decide. Travel times vary with traffic, so drive the route at your usual hour.
Who should consider these plots
- Families who want to design and build their own independent home inside a gated layout.
- Buyers who prefer land to a flat and can hold for several years.
- Investors who want a RERA-registered layout from a known developer.
Land values can go up or down. Nothing here is a promise of returns. Plots are sold without a house, and construction rules apply.
My checklist before you book a plot in Karnataka
- Verify the RERA registration on rera.karnataka.gov.in and note the registration validity.
- Ask for the title documents, the Encumbrance Certificate, the khata and the land conversion order.
- Match the plot number, size and facing on the approved layout plan with your agreement.
- Read the sale agreement for payment schedule, possession date, maintenance terms and building rules.
- Get a title opinion from your own advocate, then register the sale deed at the sub-registrar office.
I am a property consultant, not a lawyer or financial advisor. Take legal and tax advice for your own situation.
Gallery
Images are artist's impressions or generic images from the developer's brochure and may not represent actuals.
Frequently asked questions
Where is Sobha Sacred Grove by the Lake located?
It is at Chikka Tirupathi Village, Lakkur Hobli, Malur Taluk, Karnataka 563160, in the East Bangalore growth belt between Whitefield, Sarjapur and Hoskote. The Satellite Town Ring Road is about 400 m away.
What are the plot sizes and starting prices at Sobha Sacred Grove?
Available plot sizes are 1,500, 2,000 and 2,400 sq.ft. The current basic price is Rs 7,200 per sq.ft., so a 1,500 sq.ft. plot works out to about Rs 1.08 Cr and a 2,000 sq.ft. plot to about Rs 1.44 Cr. The 2,400 sq.ft. premium plots are Rs 8,000 per sq.ft., about Rs 1.92 Cr. These are basic prices before GST, registration, khata and other charges, and they can change, so ask me for the current price sheet.
Is Sobha Sacred Grove by the Lake RERA registered?
Yes. The project is registered under PRM/KA/RERA/1265/347/PR/020226/008445. You can verify it on rera.karnataka.gov.in before you book.
How many plots are for sale at Sobha Sacred Grove, Chikka Tirupathi?
The layout has 388 plots on 26.14 acres, and only 69 plots are available for sale now. Over 45 percent of the land is open space, with a 10,000-tree Miyawaki forest and multiple parks.
Are the plots Vastu compliant?
The brochure states that the layouts are East and West oriented and planned for Vastu alignment, with the lake on the North East side. Ask me for the plot-wise facing before you choose.
What amenities are planned at Sobha Sacred Grove?
A clubhouse with gym, swimming pool, multi-purpose hall, cafeteria and lounge, and an indoor sports arena. Outdoors there are a multi-sport court, tennis, pickleball and basketball courts, walking trails in the Miyawaki forest and a planned temple. The IUSTUS Sports Academy, developed with Padukone School of Badminton, is a membership-based facility of over 1,00,000 sq.ft.
Is maintenance really free?
The developer states that maintenance is complimentary until 2033. Please read the sale agreement for exactly what it covers.
How far is the STRR and NH 648?
The Satellite Town Ring Road is about 400 m from the project and NH 648 is about 5 minutes away. The Bangalore-Chennai Industrial Corridor is reachable in about 30 minutes, and the Chikka Tirupathi Temple is about 2 km away. NH 648 is being upgraded to a multi-lane corridor.
Can I get a plot loan for Sobha Sacred Grove?
Banks and housing finance companies usually lend against RERA-registered plotted layouts, subject to your eligibility and their own legal check. I can connect you with lenders.
Which documents should I check before buying a plot in Karnataka?
Check the RERA registration, the title or mother deed chain, the Encumbrance Certificate, the khata, the land conversion order and the approved layout plan, then read the sale agreement closely. I go through these with every buyer. I am a property consultant, not a lawyer, so get the title opinion from your own advocate.
Can I visit the site before booking?
Yes. Send me your name and number and I will arrange a site visit at a time that suits you.
Get the price sheet and plan a site visit
Tell me your name and number. I will share current prices, available plots and a time for the visit.