Lifestyle

SNN Sarjapur Road Amenities: Clubhouse, Landscape and the Engineering Behind Gated Community Apartments in Kudlu

The SNN Sarjapur Road amenities programme is not a facilities list appended to a residential plan. It is civic infrastructure sized for a population. The SNN Sarjapur Road clubhouse is a standalone B+G+3 building rising to 21 m, and landscape takes 40.9% of the development area around it. What separates gated community apartments in Kudlu at this scale from the boutique towers nearby is not the amenity menu but the plant behind it: 9,170 kW of sanctioned power, 1,740 KLD of water, a sewage treatment train sized at 1,620 KLD, and 4,900 car bays across two basements. In the same Bengaluru context, SNN Raj Azaleas helps buyers read clubhouse, landscape, sports, and wellness features through everyday use rather than brochure quantity.

Every figure on this page is drawn from the Revised Terms of Reference — the later and lower of the two data vintages on file. This is a pre-launch under fresh ToR examination, so the detailed amenity schedule has not been published; where this page describes what a facility of a given size supports, that is a considered reading of the built form, not a developer specification.

The Land Budget: How 1,21,758.77 sq m Is Allocated

The development area of 1,21,758.77 sq m divides into six line items that together account for the whole site. This table is the amenity programme in its most honest form — before any facility is named, the land has already decided what is possible.

AllocationShareApprox. area
Landscape40.90%49,829.28 sq m
Driveway (including fire tender path)26.90%~32,753 sq m
Ground coverage (building footprint)13.19%~16,060 sq m
Park and open space10.00%12,175.88 sq m
Civic amenities5.21%~6,344 sq m
Services3.85%~4,688 sq m

Read the first and third rows together. Landscape occupies more than three times the footprint of every building on site. Add the dedicated park and open space and the green allocation passes half the development area, against a ground coverage of 13.19% — down from 18.86% in the earlier plan. Seven towers of 2B+G+24 at 79.95 m, plus the amenity block, stand on roughly a seventh of the land. That is the structural argument for the whole amenity case: going tall on a small footprint is what buys the open ground.

The SNN Sarjapur Road Clubhouse: a Standalone B+G+3 Block at 21 Metres

The amenity block is a separate structure, not a podium level borrowed from a tower. It runs basement plus ground plus three upper floors to a height of 21 m — five structural levels in all.

That height figure carries more information than it appears to. Four levels above ground reaching 21 m implies an average floor-to-floor well above the 3.0–3.3 m a residential slab uses. A clubhouse building is only designed that way when it needs volume: a badminton court requires roughly 9 m of clear height above the playing surface, a squash court needs a 5.6 m ceiling, and a full-size indoor pool hall needs both height and a plant room beneath it. A 21 m envelope over four levels accommodates one or two double-height halls without compromising the remaining floors.

The basement level is the other tell. Putting a basement under the clubhouse — separate from the two residential basements — is how a project gets its pool plant room, filtration and dosing equipment, gym air-handling, and back-of-house storage out of sight of the amenity floors themselves. Clubhouses that skip this end up with pumps in cupboards and equipment noise in the gym.

At roughly 2,000 to 2,400 apartments, per-household amenity share is the number that matters more than gross floor area. A single building serving a community of this size has to be programmed in layers: quiet floors separated from loud ones, wet areas isolated, and the entrance sequence able to absorb a Saturday-evening crowd without the lobby becoming a queue. The branded alternatives in this pocket run to single towers on one to two acres — Purva Heritage at Kudlu Gate sits on about 1.7 acres — and a plot that size cannot carry a dedicated amenity building at all.

Sports and Fitness

A dedicated block of this footprint supports a sports programme in three bands rather than one room.

Indoor courts. The double-height volume implied by the 21 m envelope is what makes badminton viable — the single most-used indoor court in Bengaluru residential projects, and the one most often dropped when a clubhouse is squeezed into a podium. Squash, table tennis and a multipurpose hall for yoga, aerobics and community events occupy the shorter-span floors.

The gymnasium. For a population of this size, a single gym room does not work. The workable arrangement separates cardio from free weights and resistance machines, with a studio for group classes so that a spin or functional-training session does not take the floor away from everyone else. Ventilation and make-up air are the quiet determinant of whether a gym gets used at 6 a.m. in September; that is a basement-plant question, not a treadmill question.

Outdoor courts. Tennis, basketball and cricket practice nets belong outside the block, sited on the hardscape edge of the landscape so that floodlit evening play does not carry into ground-floor apartments. With 26.9% of the site in driveway and a large landscape allocation, there is room to set active sport away from bedroom windows — a separation small-format projects cannot achieve.

The Pool Deck and Wellness Floor

A swimming pool at this scale is a sizing problem. A 25 m lap pool serves swimmers; a family community of 2,000 homes also needs a separate toddler pool at a safe depth, deck area wide enough that loungers do not crowd the coping, and a plant room capable of turning the full pool volume over within the four-to-six-hour cycle that keeps chemistry stable through weekend peak load. The clubhouse basement is where that plant lives.

The wellness programme — steam, sauna, a spa or massage suite, and changing rooms sized for peak rather than average occupancy — sits alongside the pool because both are wet areas sharing waterproofing, drainage and ventilation strategy. Grouping them on one level is the difference between a wellness floor that works and a set of rooms scattered across a building.

Children's Play and Family Amenities

The park and open space allocation of 12,175.88 sq m — roughly three acres set aside distinctly from general landscape — is where children's programming lives. Three acres allows genuinely age-separated play: a toddler zone with soft-fall surfacing and low equipment within sight of seating, a junior play structure for the five-to-twelve band, and a skating or cycling loop for older children, each far enough apart that a five-year-old is not sharing equipment with a twelve-year-old.

Indoors, a crèche, a children's activity room and a homework or library space extend the programme into the monsoon and into weekday evenings. Senior citizens' seating, a reading corner and shaded pause points along the walking loops complete a programme that has to serve every age band a 2,000-home community contains at once.

The Landscape Programme: 40.9% of the Site and 2,300 Trees

The ToR commits to 2,300 trees across twelve named species: Kadamba, Neem, Gulmohur, Jacaranda, Champa, Nagalinga Pushpa, Bilvapatre, Bael, Devil's Tree, Asoka, Arjun and Jamun. One precision worth noting — Bilvapatre and Bael are two names for the same tree, Aegle marmelos, so the twelve-name list resolves to eleven distinct species.

Grouped by what they actually do:

  • Canopy and shade: Neem, Arjun, Jamun and Devil's Tree (Alstonia scholaris) — the structural trees that produce measurable ground-level cooling once established.
  • Flowering and seasonal colour: Gulmohur, Jacaranda, Champa and Asoka — the layer that gives the landscape a calendar.
  • Native and cultural: Kadamba, Nagalinga Pushpa (cannonball tree) and Bael — slower, characterful specimens for focal planting.

Against 2,075 to 2,359 apartments, 2,300 trees is approximately one tree per home. Spread across 49,829.28 sq m of landscape, that is roughly 187 trees per landscaped acre — a density that reads as woodland edge rather than avenue planting. These are proposed under the ToR, so the meaningful buyer question at handover is species survival and girth at planting, not the headline count.

Softscape versus hardscape is the ratio that decides how the landscape performs. Softscape — lawn, shrub massing, ground cover and tree pits — absorbs rainfall, lowers surface temperature and feeds the recharge system. Hardscape — walking loops, plazas, court surfaces, seating decks and the driveway network — carries movement and takes wear. Tilt too far toward hardscape and the site heats up and sheds water into the storm drain; tilt too far toward softscape and paths turn to mud in July. With 26.9% already committed to driveway, the remaining hardscape budget inside the landscape zone has to be spent carefully, which argues for permeable paving on secondary loops and shaded pedestrian routes that are not shared with vehicles.

The Lake Edge Along the Southern Boundary

Hosa Lake — also called Kudlu Lake — runs along the southern boundary, about 0.15 km from the site pin as the crow flies. This is the amenity that cannot be built, only inherited, and it shapes how the southern edge of the landscape should be programmed.

Southern water frontage gives the lower blocks and the southern landscape band an open horizon that no internal amenity can substitute: a long sightline, an uninterrupted sky, and the light quality that comes off open water in the early morning. The lake carries a walking track of roughly 2 km, already in use, which extends the campus's own walking loops into a genuine daily circuit. Waterbody edges in south-east Bengaluru hold resident and seasonal birdlife, and a landscape buffer planted with the canopy species above is what makes that visible from inside the community rather than merely adjacent to it.

The buffer width itself is one of the open items. The ToR narrative sets a 24 m lake buffer and a 10 m nala buffer; the site-plan drawing shows 30 m and 15 m. That range is unresolved in the documents on file and will be fixed at sanction. Either way, the buffer is a no-build strip, which means the southern edge becomes landscape by regulation as well as by design — the natural place for the walking loop, seating decks, a lake-facing pavilion and the quietest part of the park allocation. Lake-facing inventory carries a premium across the corridor, and the orientation logic of the site supports it.

Why 2,000 Homes Live or Die on the Plant

Everything above is what a buyer sees on a site visit. What determines whether the community still works in year eight is the infrastructure nobody photographs. A 145-unit tower can absorb a mediocre STP or an undersized DG because the loads are small and the failures are contained. A community of 2,000-plus homes cannot. At this scale, an underspecified sewage plant means odour across the whole campus, an underspecified generator means lifts stopping in seven towers at once, and an undersized water system means tankers at the gate every summer — with the cost landing on the residents' association, not the developer.

The ToR numbers below are, in that sense, the most useful thing on this page. They are hard, filed, quantitative commitments in a project where almost nothing else is fixed yet.

SystemProvision
Power9,170 kW BESCOM · DG backup 10 × 500 KVA · solar proposed
Water1,740 KLD (1,156 fresh + 585 flushing), BWSSB
Raw water storage9,75,000 L · overhead 1,00,000 L
Wastewater1,566 KLD generated · SBR STP 900 + 700 + 20 KLD
Treated water recycled1,488 KLD, dual plumbing
Rainwater harvesting41 recharge pits · seven roof sumps
Solid waste5,276 kg/day (2,110 bio · 3,166 non-bio)
Parking4,900 cars, two basements

Power: 9,170 kW Sanctioned, 5,000 KVA Backed Up

The BESCOM sanctioned load is 9,170 kW. Across roughly 2,075 to 2,359 homes that works out to about 3.9 to 4.4 kW per apartment once common-area load is netted out — consistent with a project offering configurations from compact two-bedroom homes up to large four-bedroom formats with full air-conditioning provision.

Backup is ten diesel generator sets of 500 KVA each: 5,000 KVA installed, roughly 4,000 kW of usable output at typical power factor. That is about 44% of sanctioned load, which is the normal and correct design intent — full backup for common services (all lifts across seven towers, water pumps, STP blowers, basement ventilation, fire pumps, corridor and landscape lighting) plus a capped per-apartment allocation sufficient for lights, fans and essential points. Ten separate sets also matter more than the total: they allow load staging, so a night-time outage runs two sets rather than one oversized machine at 15% load, and they build in redundancy when a set is down for service.

Solar is marked as proposed in the ToR, alongside solar lighting for common areas. Treat it as stated intent rather than a committed installation until sanction. Common-area solar lighting on a site with 12-plus acres of landscape and a long perimeter is where it pays back fastest.

Water: 1,740 KLD, and the Dual-Plumbing Arithmetic

Total water requirement is 1,740 KLD, split 1,156 KLD fresh and 585 KLD flushing, drawn from BWSSB. Per apartment that is roughly 740 to 840 litres a day, which at typical household size sits within the standard planning norm rather than above it.

The split is the whole point. Flushing demand is 585 KLD — a third of total consumption — and it is met from treated water, not from the BWSSB main. Without dual plumbing, this project would need to draw the full 1,740 KLD as fresh water; with it, the fresh draw is held at 1,156 KLD. That is a 34% reduction in dependence on a municipal supply that is seasonally constrained across south-east Bengaluru.

Storage is 9,75,000 litres of raw water plus 1,00,000 litres overhead. The raw tank alone holds roughly 0.84 of a day of fresh demand — close to a full day of buffer against a supply interruption, which is the practical threshold for riding out a BWSSB shutdown without calling tankers. The overhead capacity is a pressure and short-cycle buffer, not a reserve.

Wastewater: an SBR Train Sized at 1,620 KLD

Wastewater generation is 1,566 KLD. The treatment plant is a Sequencing Batch Reactor train of 900 + 700 + 20 KLD — 1,620 KLD installed, about 3.4% above generation.

Two things are worth drawing out. First, the technology: SBR handles variable inflow better than conventional activated sludge, which matters enormously in a residential community where flow arrives in two sharp peaks and drops to near nothing overnight. It is also the more compact and better-contained option, which is what keeps odour off the amenity deck. Second, the modularity: three units rather than one means the plant can run on a single train during low-occupancy years while the towers hand over in sequence, and can take a module offline for maintenance without discharging untreated sewage. The 20 KLD unit is a satellite sized for a discrete load — an amenity block or site facility — rather than a share of the residential stream.

Of the 1,566 KLD treated, 1,488 KLD is recycled — about 95%. Flushing consumes 585 KLD of that, leaving roughly 900 KLD for landscape irrigation, road and basement washdown, DG cooling and water features. On a 12.3-acre landscape that is a comfortable surplus, which means the 2,300 trees are not competing with the taps.

Rainwater Harvesting: 41 Recharge Pits and Seven Roof Sumps

Rainwater harvesting here runs on two circuits. Seven roof sumps collect from the tower terraces for storage and reuse; 41 recharge pits distributed across the site put surface and overflow water back into the ground rather than into the storm drain.

Against roughly 16,060 sq m of roof and building footprint, and Bengaluru's long-run rainfall average of about 970 mm, the collectable volume runs to the order of 12 million litres a year after runoff losses — approximately a week of the project's total water demand, delivered free, concentrated in two monsoon windows. Forty-one pits across a site of 28.7 to 30.7 acres is roughly one pit for every two-thirds of an acre, a density that spreads infiltration rather than concentrating it in a corner. On a site with a lake to the south and a nala on the boundary, keeping water in the ground rather than pushing it downstream is also the neighbourly engineering choice.

Solid Waste: 5,276 kg a Day

The project projects 5,276 kg of solid waste per day — 2,110 kg biodegradable and 3,166 kg non-biodegradable. That is about 2.3 to 2.5 kg per household per day, which is a realistic urban figure rather than an optimistic one.

A 2,110 kg daily organic stream requires an on-site organic waste converter bank, not a single machine, plus a curing area for the output. Processed on site, that stream yields on the order of 200 to 300 kg of compost a day — which the 12.3-acre landscape can absorb directly, closing a loop that most projects leave open. The 3,166 kg non-biodegradable stream is a segregation-and-logistics problem: dry waste rooms sized for daily volume, a materials recovery point, and enough basement dock capacity for collection vehicles that a truck is not blocking the ramp at 8 a.m. Segregation at source is the variable that decides whether these numbers hold, and that is a management commitment as much as a design one.

Parking: 4,900 Cars Across Two Basements

Two basement levels hold 4,900 cars. Against the two unit counts on file, that is 2.36 bays per home at 2,075 units and 2.08 at 2,359 — above two per apartment on either reading, and materially above the roughly 1.2 to 1.5 typical of Bengaluru projects of this vintage.

The scale of that is easy to underestimate. At the 30 to 32 sq m per car a ramped basement consumes once aisles, ramps, columns and services are counted, 4,900 bays imply on the order of 1.5 lakh sq m of built basement across two levels — an excavation approaching the full plot area. It is also the single largest ventilation, drainage and fire-compartmentation problem on the site.

Two consequences follow for buyers. Visitor parking stops being the perennial community argument, because the surplus over one bay per home is large enough to absorb it. And the basement is where electric-vehicle readiness is won or lost: at the roughly 20% EV-ready share current model byelaws point toward, that is close to 1,000 bays needing conduit, distribution capacity and metering designed in from the start rather than retrofitted through a finished slab. This is a specific question worth asking at booking.

Parking was revised down from 5,218 bays in the earlier plan to 4,900 in the Revised ToR, in step with the reduction in built-up area from 6,20,175.64 sq m to 5,52,042.27 sq m and FAR from 3.998 to 3.26. The ratio per home held.

Fire and Life Safety

At 79.95 m, the residential towers sit firmly in the high-rise category, and the fire strategy is governed accordingly rather than by preference.

The fire driveway is the visible part: a continuous, unobstructed vehicular path around the towers, at least 6 m wide, paved to carry the axle load of a fully laden appliance, with turning geometry that lets a fire tender circulate without reversing and no dead ends. This is part of why 26.9% of the site is driveway — a figure that looks generous until you realise a large share of it is not for residents' cars at all but is a code-mandated no-parking, no-planting, no-obstruction ring. Enforcing that ring against casual parking is one of the more common failures in large communities, and it is worth confirming how it is marked and managed.

Inside the towers, a 79.95 m building requires pressurised fire-fighting shafts and staircases, wet risers and hose reels on every floor, sprinkler coverage, fire-rated lift lobbies with at least one fire lift on emergency power, refuge floors at the intervals the code prescribes for this height, an addressable detection and alarm system, and a fire control room. The 5,000 KVA generator bank is what keeps the fire pumps, pressurisation fans and fire lifts live during an outage — one more reason the DG sizing matters beyond convenience.

Civic Amenities and Services

The 5.21% civic amenity allocation, roughly 6,344 sq m, and the 3.85% services allocation, roughly 4,688 sq m, are the two line items buyers rarely read and should. Civic amenity land is the statutory reservation that a development of this size must set aside — typically for community facilities, a school or health site, or public-purpose use. Services covers the physical homes of everything described above: the STP, the OWC and dry waste yard, the DG yard and its acoustic enclosures, the electrical substation and transformer yard, the pump rooms and the underground raw water tanks.

That 3.85% is not spare land. Provided honestly at the design stage, it is what keeps the DG yard away from bedroom windows and the STP away from the clubhouse deck. Compressed, it is what produces the complaints that follow a community for a decade. On this site it is a defined, filed allocation — roughly an acre and a sixth of dedicated services land — which is the right way round.

What Is Still Open

Three things are worth stating plainly. The detailed amenity schedule has not been published — the ToR names the clubhouse block, landscape, parks and open spaces, civic amenities, softscape and hardscape, rainwater harvesting, fire driveway, parking and utilities, and the facility-level programming above is a reading of what a 21 m amenity building and a 12-acre landscape support. The lake and nala buffers remain unresolved between the ToR narrative and the site plan. And the project is pre-launch with a fresh ToR under examination and no RERA registration yet, so every number here is a filed proposal rather than a delivered fact.

What the filings do establish is unusual for this micro-market: a dedicated amenity building rather than a podium floor, more open ground than built footprint, water and power sized with real headroom, and a parking ratio above two per home. Buyers comparing this against the developer's other South Bengaluru launches, SNN Electronic City among them, should read the infrastructure tables rather than the amenity list — at 2,000-plus homes, that is where the difference between a community and a crowd is decided.

SNN Sarjapur Road residential towers rising 2B+G+24 to 79.95 m above landscaped open space at Kudlu, off Sarjapur Road, Bengaluru

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SNN Sarjapur Road Amenities - Frequently Asked Questions

Water is drawn from BWSSB at a total demand of 1,740 KLD, split as 1,156 KLD fresh and 585 KLD flushing — again reduced from 1,948 KLD in the earlier plan. Wastewater generation is 1,566 KLD, treated in an SBR sewage treatment plant configured at 900 + 700 + 20 KLD, yielding 1,488 KLD of treated water for flushing, landscape and construction reuse. Raw water storage is 975,000 litres with a further 100,000 litres overhead, and 41 recharge pits are proposed. Power is 9,170 kW from BESCOM with ten 500 KVA diesel generators for backup and solar proposed.

The approving authority for the layout is the BDA, and the land falls in the Hi-Tech zone under the CDP 2015 — the zoning that permits this density and building height. Beyond zoning and the ToR proposal in examination, the two approvals that matter most to a buyer are both outstanding: environmental clearance and K-RERA registration. Sanctioned building plans and the commencement certificate follow those. Until the RERA registration is published, the specification set on this page should be read as the filed proposal, not as a contractual commitment.

No. The project is at the Terms of Reference stage — a fresh ToR is under examination under proposal references SIA/KA/INFRA2/584513/2026 and SW/288876/2026. ToR is the step where the regulator defines what the environmental impact assessment must study; clearance itself comes later, after the study is submitted and appraised. A project of this size cannot begin construction without it. The practical read for a buyer is that the site is still in the approvals pipeline, not on the brink of breaking ground.

Use the enquiry form on this site and specify the configuration band and budget you are working to, and whether you want a weekday or weekend slot. Because the project is pre-launch, a visit today is a site-and-surroundings walkthrough rather than a show-flat tour — expect to see the parcel, the lake edge, the approach road and the surrounding Kudlu Gate stock. That is still worth doing: the approach from Hosur Road through the lane network is the single thing photographs never convey accurately. Ask to see the Etternia handover blocks nearby to judge finish quality on delivered product.

No payment plan can be published, because none exists — the schedule in the source spreadsheet is generic template boilerplate and does not describe this project's terms. What is fixed regardless of developer is the statutory frame: under RERA a promoter cannot collect more than 10% of the apartment cost before executing a registered agreement for sale. A standard Karnataka construction-linked plan then runs from booking through agreement to slab-linked milestones and a final tranche at handover. Ask for the schedule in writing, tied to named construction milestones rather than calendar dates, before you commit.

No road-measured figure for this specific pin is on file, and we will not publish an invented one. The practical answer is that the airport sits at the far northern edge of the metropolitan area and any south-east Bengaluru address is a long cross-city transit, currently by road via the Outer Ring Road and Hebbal. Metro relief is targeted rather than delivered: Blue Line Phase 2A between Central Silk Board and KR Puram is aimed at December 2026, with the airport extension targeted for 2027. Treat all of those as targets, not dates.