84
Area photo · © రవిచంద్ర · CC BY-SA 4.0₹1.3 Cr – ₹2.6 Cr
₹9,100/sq ft
Godrej Reflections
Godrej Properties · Harlur
- Apartment
- Ready to move
- 7 km to metro
Builder trust87/100
Peace of mind64/100
Area growth10.7%/yr
EMI from₹85k/mo
Listed price
Area photo · Sarjapur Road© రవిచంద్ర · CC BY-SA 4.00
AlphaScore · Grade A
Project score only, not a price check or legal clearance.
Price
₹2.12 Cr – ₹2.3 Cr
smallest – largest
With taxes
₹2.28 Cr–₹2.39 Cr
GST & duties on the listed price
Per sqft
On cost sheet
unit-wise on the price sheet
Homes
2, 3 BHK
1,300–1,755 sqft
Possession
Ready to move
move in now
Nearest metro
≈7 km
Hosa Road · from area centre
1 · Price
Listed price
From the latest listing we track. Your unit's cost sheet is the final word.
80
2 · Project score
AlphaScoreAlphaDesk360's 0–100 project score: location, builder record, resale and living comfort (and price, once it's checked). Not a legal clearance. 80 · Grade A
Scored on 4 of 7 factors · ranked #87 in Bengaluru. Analysis, not a recommendation.
3 · RERA & legal
RERA number on file
PRM/KA/RERA/1251/446/PR/171027/000931. Title & approvals review — Legal Desk.
AlphaScore, grade A
Strongest: around the land
Look closer at: peace of mind
Peace of mind42/100
Around the land100/100
Location85/100
Resale ease73/100
Area growth10.0%/yr
Rent yield3.2%
EMI from
₹1.4 L/mo
at 8.5%, estimate
Down payment
₹53 L
on the starting price
Salary needed
₹3.4 L/mo
EMI at 40% of take-home
Could rent for
₹57k/mo
from the area's yield
Growth, yield, EMI and rent are estimates from area data, not promises. AlphaScore is an analytical score, not a price check or legal clearance.
Around this land
Measured from the mapped site boundary.
Road frontage1,422 ft
Service road: 1,201 ft · Main road: 135 ft · Local road: 86 ft. Boundary 1,827 ft.
Measured along the mapped boundary, from OpenStreetMap. A mapped road doesn't prove legal access or its width. Check on the ground and in the papers.
- Tertiary drain51 m
BBMP/BWSSB map via OpenCity
Tertiary drains often run beside ordinary roads. Worth seeing, but they aren't counted in the score.
- Stream or drain133 m
OpenStreetMap
Big storm-water drains. Land beside them can flood, and building near them is restricted. The 2015 master plan's commonly cited buffers are 50 m, 25 m and 15 m for primary, secondary and tertiary drains. Confirm the buffer that applies with the BDA or GBA.
- Railway line286 m
OpenStreetMap
Good for access, but trains right beside a home mean noise and vibration.
- Lake861 m
OpenStreetMap
Lakes are lovely, but rules limit building on the buffer around them, and low land nearby can flood.
- Burial ground or crematorium1.0 km
OpenStreetMap
Some buyers avoid homes beside a burial ground or crematorium, which can affect resale.
- Sewage treatment plant4.1 km
Bellandur Amani kere 90.MLD, BBMP/BWSSB map via OpenCity
A treatment plant nearby can mean smell, depending on wind and how well it runs.
- Waste site or landfill5.4 km
BBMP/BWSSB map via OpenCity
Landfills and waste plants can bring smell, trucks and groundwater worries.
Starts at 100. Close to a rajakaluve or stream, up to 35 off; a waste site, up to 25; a lake or sewage plant, up to 20; a burial ground, up to 15; a railway, up to 8. Floor of 20. Small drains aren't counted. Absence from these maps doesn't prove nothing is there. Distances are straight lines on the map, not a site survey. See it on the 3D map
Our verdict
Shortlist & compare
Scored on location, builder, resale and living comfort. The price shown is the listed price, compare it with your unit's cost sheet when you visit, and we'll tell you whether it's fair.
Why
- ● Price and details come from a third-party listing (Housing.com) and haven't been checked with the developer yet.
- ● VRR Builders is not yet rated by AlphaDesk360, check its RERA history before booking.
Where the numbers come from: price from a third-party listing (Housing.com) (source). Prices move with launches and offers, your unit's cost sheet is the final word.RERA: PRM/KA/RERA/1251/446/PR/171027/000931Resale asks for 3 BHK homes.
Building 1 · Level 11 · 35 m upSE side · 3.9 h of sun on 21 DecNW side · 4.6 h of sun on 21 JunTo Sarjapur Road · 15 min at 9 am, 11 min if you leave at 7 am
AlphaDesk360 Spatial · new
See VRR Fortuna in 3D
1 tower up to 60 m on satellite imagery. Play the sun, pick any floor and see how much light each side gets, with 36 neighbouring buildings casting real shadows.
Site use · 2.74 acresfrom mapped footprints
29%
Buildings
3,237 m²
7%
Amenities
pool, court
64%
Other open
roads, lawns, paths
Ground coverage from OpenStreetMap outlines; parking podiums and unmapped structures can change it. Ask the developer for the sanctioned open-space figure.
Tap any floor₹ Price by floorWalk a sample homeSupply nearbyDay & nightSun calendar
Explore in 3D →Buyer worry check
Will VRR Fortuna keep you up at night?
Water, floods, late keys, overpaying, metro, legal, resale, answered from our data.
42
Peace of mind
out of 100
out of 100
3 real concern2 check this3 looks fine1 not known yet
- Will there be enough water?Mostly borewell / tanker water, budget for tankers in summerReal concernDig in →
- Can I skip the traffic?No running metro within 4 km · upcoming Embassy Tech Village Kadubeesanahalli ≈3.5 kmReal concernDig in →
- Is it legally clean?Not found on the developer's site or the K-RERA register at our last checkReal concernDig in →
- Does it flood in the monsoon?Some low-lying pockets, visit after a heavy rainCheck thisDig in →
- What will it really cost?+≈₹27 L GST & duties on the starting price, plus parking, PLC & corpus on the cost sheetCheck thisDig in →
- Am I overpaying?Price not checked at the developer's source yet, compare your cost sheetNot known yetDig in →
- Will I get my keys on time?Ready to move, no construction-delay riskLooks fineDig in →
- Can I afford it every month?≈₹1.4 L/month EMI (75% loan, 8.5%, 20 yrs), needs ≈₹3.4 L take-homeLooks fineDig in →
- Can I sell it later?Busy resale market in Sarjapur RoadLooks fine
From AlphaDesk360 area data, the builder's public record, K-RERA and our price checks. Area-level facts (water, flooding) vary street by street, verify on a site visit.
Who is it for?
Is VRR Fortuna right for someone like you?
First home
39/100
Weak fit
- ✓ Move in now, no rent + EMI overlap
Family
69/100
Okay fit
- ✓ 3 BHK+ options for a growing family
- ✓ Good living comfort for the area
Investor
69/100
Okay fit
- ✓ Sarjapur Road has grown ≈14.7% a year
- ✓ Rent yield ≈3.2% in the area
NRI
52/100
Weak fit
- ✓ Ready, can be rented out at once
- ✓ Liquid resale market
Weighted from price, possession, metro, builder trust, home sizes, living comfort, water, flooding, growth, rent yield, resale and RERA status. A guide, not advice.
Against its neighbours
Where it stands in Sarjapur Road · 36 listed projects
Project score
#13 of 36
Higher AlphaScore ranks first
Keys soonest
#9 of 30
Ready homes rank first
AlphaDesk360 · 3D worlds
All 3D projects →More 3D worlds near VRR Fortuna
Hop to the neighbours: compare heights, open space and the view from any floor.
Brochure vs Reality
What the sales pitch says, and what the data says.
2
hold up
2
don't
- “Metro connectivity”Nearest running station: Hosa Road (Yellow), ≈7 km from the area centre, a drive away. Embassy Tech Village Kadubeesanahalli on the Blue line (3.57 km) is still under construction.✕ Doesn't hold
- “Best price / launch offer”We haven't verified this price with the developer yet, so we don't judge it, compare the builder's cost sheet with nearby projects.? Verify
- “Ready to move”Completed, insist on seeing the Occupancy Certificate (OC) before paying.✓ Holds up
- “Great investment, high appreciation”AlphaDesk360's area model assumes ~10% a year (strong appreciation) vs ~7% from a bank FD, an estimate, not a forecast. At that rate ₹1 Cr would become ~₹1.61 Cr in 5 years.✓ Holds up
- “24×7 water, premium living”In Sarjapur Road, tanker and borewell dependence is common; flood risk is med. Ask residents of nearby buildings about summer water.✕ Doesn't hold
- “Trusted developer”VRR Builders isn't rated by AlphaDesk360 yet, check its past projects and complaints on rera.karnataka.gov.in.? Verify
- “All approvals in place”Ask for the RERA number, title deed + 30-year EC, sanctioned plan and (if ready) OC, and verify each yourself.? Verify
How does this price compare?
Comparison in progress
Like-for-like price comparison is being built for this project.
- Price
- ₹2.12 Cr
- ₹/sq ft
- On the cost sheet
- Type
- Apartment
- Development format
- Smaller gated development
No reliable ₹/sq ft yet.
We only call a price high or low when we can compare like with like. For this project we are still collecting the unit size behind its published price. You can speed this up by sharing the size of the unit this price is for, the area basis (carpet, built-up or super built-up), whether this is a new sale or a resale.
How we compare prices
- The unit size behind this published price isn't available yet.
- We only count figures that carry a date.
- We only count rates based on a stated unit size.
- We only compare figures on the same area basis.
Have a quote? It helps to know the size of the unit this price is for; the area basis (carpet, built-up or super built-up); whether this is a new sale or a resale. Check your own quote
Broad locality context
See what developers publish in Sarjapur RoadSarjapur Road's ₹13,800/sq ft is an AlphaDesk360 area reference. It blends development formats, isn't split by gated and standalone buildings, has no stated area basis, and is not a valuation of any project.
Costs and how this property is classified
This figure: published starting price, inclusions not itemised, on an unstated area basis.
Development format: Smaller gated development (Inferred, not verified). Mapped site on OpenStreetMap, about 2.7 acres. Inferred, not verified. Large gated community: one named residential site of at least 5 acres, mapped on OpenStreetMap or stated by the developer. Smaller gated development: a smaller single site with several towers or shared amenities mapped or stated. Developer names, prices and marketing words are never used. Standalone is only ever set by a correction or by the buyer.
Still missing: the size of the unit this price is for; the area basis (carpet, built-up or super built-up); whether this is a new sale or a resale.
What was left out, and limitations
Left out of the comparison:
- rate rests on an assumed unit size
- no date on the figure
- different or unstated area basis
- different property type
- These labels describe observed pricing. They aren't a guarantee of fair value, investment return or property quality, and say nothing about title, approvals, construction or flood risk.
- Sarjapur Road's ₹13,800/sq ft is an AlphaDesk360 area reference. It blends development formats, isn't split by gated and standalone buildings, has no stated area basis, and is not a valuation of any project.
- Parking, floor premium, clubhouse, deposits, GST, stamp duty and registration are not included unless a source says so. Confirm them on the cost sheet.
Method price-2026.11.1, data dkxyufa-o0, assessed 4 Nov 2026.
When will it be ready?
Ready, per the developer. Ask for the OC
- Ready to move in, per the developerHousing.com, 3 BHK in VRR Fortuna · checked 4 Nov 2026
A date says when something was promised or registered. It doesn't show how far construction has actually got.
Model accuracy and sources: Footprint-based approximation
Tower outlines and heights come from OpenStreetMap. Facades, balconies and colours are generic, not this project's real design. Mapped on OpenStreetMap. Realistic detail isn't proof of accuracy, so check the sanctioned plans before relying on a view, floor or facade.
Deal intelligence
Four checks, one project
Possession
Ready now
No construction delay risk, check the OC and snag list before taking keys.
Open the engine → 10-year scenarios
7.6% · 13.3% · 17.9%
Bear · base · bull yearly return on your cash if rented out, under assumed area growth and rent. Nominal, before tax. Not a forecast.
Open the engine → Negotiation
Get the quote first
There's no checked price to negotiate from yet, ask for the builder's itemised cost sheet.
Open the engine → Taxes & duties
+₹16 L–₹27 L
GST, stamp duty and registration on top of the listed ₹2.12 Cr (₹2.39 Cr in all). Builder charges (parking, club, PLC) aren't included, check them in the Quote Analyzer.
Open the engine →Scenarios use Sarjapur Road's assumed growth and rent, 25% down and an 8.5% loan. Delivery risk is a qualitative read of the builder's record, not a probability for this project.
What taxes add to the listed price
GST, stamp duty, cess and registration on the price on a public listing of ₹2.12 Cr. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
₹2.28 Cr – ₹2.39 Cr
listed ₹2.12 Cr · +12.6% max taxes & duties
- GSTdepends
- Stamp duty @ 5%+₹11 L
- Cess (10% of duty)+₹1.1 L
- Surcharge (2% of duty)+₹21,200
- Registration fee @ 2%+₹4.2 L
Karnataka rules as listed in the Builder Quote Analyzer. Stamp duty is charged on the higher of the price and the guidance value.
Your real commute from here
Peak-hour door-to-door estimates to Bengaluru's big job hubs, by road and, where it's faster, by running metro.
- Sarjapur Road (RGA / Wipro)1.7 kmRoad13 min
- ORR tech belt (Bellandur)3.6 kmRoad23 min
- Electronic City8.3 kmRoad46 min
- Koramangala / HSR8.4 kmRoad47 min
- Embassy Golf Links / Domlur8.6 kmRoad47 min
- Whitefield / ITPL9.5 kmRoad52 min
Model estimate: road ≈ 17 km/h at peak; metro adds walk/auto to the station and ~2.2 min a stop. Test it once at 9 am before you book.
Traffic Intelligence · typical day
Traffic by hour from here
Drive time to each job hub at every hour, the best time to leave, and the metro alternative.
| Drive to | 12am | 3am | 6am | 9am | 12pm | 3pm | 6pm | 9pm | ||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Sarjapur Road (RGA / Wipro) 1.5 km | 8 | 8 | 8 | 9 | 14 | 14 | 11 | 11 | 13 | 16 | 13 | 9 | ||||||||||||
| ORR tech belt (Bellandur) 3.4 km | 13 | 13 | 13 | 14 | 22 | 23 | 18 | 18 | 21 | 25 | 20 | 15 | ||||||||||||
| Electronic City 8.2 km | 25 | 25 | 25 | 28 | 43 | 44 | 36 | 35 | 41 | 50 | 40 | 29 | ||||||||||||
| Koramangala / HSR 8.2 km | 25 | 25 | 25 | 28 | 44 | 44 | 36 | 35 | 41 | 50 | 40 | 29 | ||||||||||||
| Embassy Golf Links / Domlur 8.4 km | 25 | 25 | 25 | 28 | 44 | 45 | 36 | 36 | 42 | 51 | 41 | 29 |
Minutes by car, door to door. Tap a row for the detail · 7 more hubs on the full page.
To Sarjapur Road (RGA / Wipro) · 1.5 km straight line
Typical drive ±20% range
Leave now
—
loading time…
Best morning
7 am
≈11 min · saves 4 vs the worst
Best evening
8 pm
≈13 min · saves 3 vs the worst
Worst hour
6 pm
≈16 min · free-flow 8
Smart timing
27 h/yr
saved vs leaving at 9 am & 6 pm, 230 workdays
Metro instead
—
no practical metro route yet
AlphaDesk360 model of a typical weekday, not live traffic: straight-line distance × 1.35 for roads, Bengaluru's usual hourly congestion pattern and this area's road quality. Rain, events and accidents can add a lot more. Metro times include walking or an auto to the station and waiting.
Score breakdown
The AlphaScore is an analytical project score, not a price check and not a legal clearance. Weights shown in brackets. Not scored yet: price vs comparables, builder trust, investment return, the score is re-weighted over the rest, never filled with a guess.
Price vs comparablesnot scored
Scored once your cost sheet is in
Builder trustnot scored
Builder review in progress
Location (17%)85
Connectivity, jobs, schools and daily needs
Resale ease (14%)73
How quickly and well it would sell later
Living comfort (13%)67
Layout, amenities, maintenance and water
Investment returnnot scored
Scored once your cost sheet is in
Around the land (8%)100
Rajakaluves, lakes, burial grounds, sewage plants, waste sites and railways near the mapped site
What it costs you every month
Smallest unit (₹2.12 Cr), 75% loan at 8.5% for 20 years.
Monthly cost of owning
₹1.4 L
- EMI₹1.4 L
- Maintenance₹5,368
- Property tax₹1,413
Take-home you need
₹3.4 L/mo
EMI under 40% of salary
Cash upfront
₹53 L
down payment, before fees
Rent for a similar flat
₹56,533/mo
3.2% yield in Sarjapur Road
EMI vs rent
2.4×
your EMI is 2.4× the rent, you pay extra for ownership & growth
Estimates: maintenance ≈ ₹4/sqft/month, property tax ≈ 0.08% of value a year. Your bank's rate and the builder's maintenance figure will change these.
Can I afford it?
For a ₹2.12 Cr home, 20-year loan.
Monthly EMI
₹1,37,984
Cash needed upfront
₹70 L
down payment + taxes & fees
Verdict on your budget
Risky
55% of income
Over 50% of income, banks may refuse. If rates rise 2%, EMI becomes ₹1,58,742 (63% of income).You're short ₹5.9 L in upfront cash (banks lend at most 75%).
5 years at the area's trend
A what-if, not a forecast: the listed price grown at Sarjapur Road's estimated trend of 14.7% a year. Area trends are AlphaDesk360 estimates, and past growth doesn't predict future prices.
cautious · 5.0%/yr
₹2.71 Cr
+₹59 L
likely · 9.0%/yr
₹3.26 Cr
+₹1.14 Cr
strong · 14.0%/yr
₹4.08 Cr
+₹1.96 Cr
Rent (estimate): homes here may earn about 3.2% a year, roughly ₹56,533 a month on a ₹2.12 Cr home.
Project fact sheet
Everything on file for this project
- Developer
- VRR Builders
- Location
- Sarjapur Road · East Bengaluru
- Property type
- Apartments
- Configurations
- 2, 3 BHK
- Unit sizes
- 1,300–1,755 sqft
- Price
- ₹2.12 Cr – ₹2.3 Cr
- Price source
- Housing.com
- Possession
- Ready to move
- RERA number
- PRM/KA/RERA/1251/446/PR/171027/000931
Resale asks for 3 BHK homes.
Getting around
Peak-hour door-to-door estimates · faster of road or metro
Metro today
Hosa Road
≈6.8 km from the area centre
Metro by 2028 (BMRCL target)
Embassy Tech Village Kadubeesanahalli
≈3.6 km
- Sarjapur Road (RGA / Wipro)14 min · road
- ORR tech belt (Bellandur)22 min · road
- Electronic City43 min · road
- Koramangala / HSR44 min · road
- Embassy Golf Links / Domlur44 min · road
- Whitefield / ITPL49 min · road
- Bagmane / CV Raman Nagar49 min · road
- MG Road / CBD65 min · road
- Manyata Tech Park88 min · road
- Yeshwanthpur / WTC / Peenya105 min · road
- Global Village (Mysore Road)106 min · road
- Airport / Aerospace Park154 min · road
Living in Sarjapur Road
Area profile
- Water supply
- Mostly borewell / tanker
- Flood exposure
- Moderate
- Metro
- No metro yet, Sarjapur–Hebbal line is proposed under Phase 3A
- Roads
- Sarjapur Road, ORR at Agara/Iblur, Wipro–Dommasandra stretch
- Jobs nearby
- Wipro Corporate Office, RGA Tech Park, ORR tech belt (Bellandur–Marathahalli)
- Feel
- Gated-community heartland for tech families, big townships, international schools, heavy peak-hour traffic.
- Typical rate
- ₹13,800/sq ft
- Rent yield
- 3.2%
Why people choose it
- + Strongest price growth among tracked areas
- + Dense cluster of international schools
- + Large branded townships
Keep in mind
- – Peak-hour congestion on Sarjapur Road
- – Mostly borewell / tanker water
- – Parts fall outside city limits, check approvals
Coming up:Proposed Sarjapur–Hebbal metro (Phase 3A)Sarjapur Road wideningSatellite Town Ring Road links further south
More from VRR Builders
1 other project we track
Questions to ask the sales team
Built from what's still unknown about this project. Ask them in writing, keep the answers.
- 1What is the RERA registration number for the tower/phase I'm buying in?
- 2Please share the full cost sheet with carpet area, super built-up area and the loading %.
- 3What is the all-inclusive price: car park, PLC, floor rise, club, BESCOM/BWSSB deposits, legal and corpus?
- 4Can I see the Occupancy Certificate (OC) and the latest khata extract?
- 5Which projects has VRR Builders delivered in Bengaluru, and were they on time?
- 6What is the monthly maintenance per sqft, and how many months' advance do you collect?
- 7Which banks have approved this project for home loans?
- 8Is the water supply Cauvery, borewell or tanker, and what do current residents pay for water?
Straight answers
VRR Fortuna: quick answers
Short, sourced answers, each one stands on its own.
01What is the price of VRR Fortuna?
Listings show VRR Fortuna from about ₹2.12 Cr, but this price has not been checked with VRR Builders, ask the developer for the latest itemised cost sheet before deciding.
02Where is VRR Fortuna located?
VRR Fortuna is in Sarjapur Road, in the Sarjapur Road area of East Bengaluru, about ≈7 km (straight line) from Hosa Road metro station.
03What is the RERA number of VRR Fortuna?
VRR Fortuna is registered with Karnataka RERA under PRM/KA/RERA/1251/446/PR/171027/000931. Confirm it on rera.karnataka.gov.in before paying.
04When is possession of VRR Fortuna?
VRR Fortuna is listed as ready to move in. Ask for the occupancy certificate (OC) before you pay.
05What home sizes does VRR Fortuna offer?
VRR Fortuna offers 2, 3 BHK, sized 1,300–1,755 sqft (per VRR Builders, 4 Nov 2026).
06Who is the developer of VRR Fortuna?
VRR Fortuna is by VRR Builders. AlphaDesk360 hasn't rated VRR Builders's delivery record yet, check its past projects on the RERA portal.
07Is VRR Fortuna a good buy?
AlphaDesk360 doesn't give a buy verdict on VRR Fortuna until its price is checked with the developer. Its project score is 80/100 on location, builder record and living comfort.
Similar projects nearby
843D
Area photo · © రవిచంద్ర · CC BY-SA 4.0₹1.3 Cr – ₹2.6 Cr
₹8,700/sq ft
Purva Whitehall
Puravankara (Purva) · Sarjapur Road
- Apartment
- Q2 2027
- 7 km to metro
Builder trust83/100
Peace of mind43/100
Area growth9.8%/yr
EMI from₹85k/mo
Listed price
84
Area photo · © రవిచంద్ర · CC BY-SA 4.0From ₹3.6 Cr
₹19,007/sq ft
Sobha Altair
Sobha Limited · Off Sarjapur Road
- 3, 4 BHK
- May 2031
- 7 km to metro
Our like-for-like comparison for this project is still being built, so this score leaves price out. Compare your cost sheet with similar projects.
Builder trust93/100
Peace of mind64/100
Area growth10.1%/yr
EMI from₹2.3 L/mo
✓ Developer price, 1d ago
Scores use AlphaDesk360 market reference data reviewed July 2026 and analyst assessments; prices change, so confirm the current price list with the builder. Guidance only, not legal or financial advice.