SNN Sarjapur Road Floor Plan — 2 BHK, 3 BHK and 4 BHK Apartments at Kudlu Gate

The project information sheet carries an eight-tier size ladder. It is marked tentative at source, and it should be read as a design brief rather than an inventory list.

2 BHK — 1,200 to 1,350 sq ft

At 175 units out of 2,359, the two-bedroom is the scarcest confirmed type here, and scarcity in a 30-acre project cuts both ways. It is the natural entry point for a first-time buyer or an investor targeting the Yellow Line commuter tenant — Kudlu Gate station is roughly 3.1 km by road, the nearest of the three Yellow Line stations serving this pocket. But 175 units spread across fifteen wings means perhaps a dozen per wing, so 2 BHK stock will be positioned wherever the tower geometry leaves a smaller bay: typically the ends of a corridor or the shoulder of the core, rather than the prime lake-facing centre.

At 1,200–1,350 sq ft super built-up this is a generous two-bedroom by Bengaluru standards — the corridor's older stock routinely sells 2 BHKs at 1,050–1,150 sq ft. Expect both bedrooms to take a queen bed with wardrobe runs, a combined living-dining of roughly 300–340 sq ft, one utility balcony off the kitchen and one usable balcony off the living room.

2.5 BHK — 1,350 to 1,500 sq ft

The half-room is the most misread number on any price list. At this size band the third space is genuinely a room — usually 8 ft × 9 ft or 9 ft × 10 ft — with a door and a window, not a curtained alcove. Buyers should establish two things at booking: whether the study carries an attached or shared bathroom, and whether it is counted toward the RERA carpet area or partly toward balcony area. A 2.5 BHK that costs 12% more than the 2 BHK but adds only 9% of carpet is a poor trade; one that adds a full 130–150 sq ft of carpet is usually the best value rung on the ladder.

3 BHK — 1,550 to 1,900 sq ft: the benchmark for 3 BHK flats in Hosa Road

Nearly three-quarters of the project sits in this band, which means the 3 BHK is not one plan but a family of them. Expect at minimum a compact variant near 1,550–1,650 sq ft with two bathrooms plus a powder room, a mainstream variant around 1,700–1,780 sq ft with three bathrooms, and a wide-frontage variant at 1,850–1,900 sq ft where the living room and master bedroom both face the same aspect.

For context on where that sits in the market: Mahindra Zen at Singasandra, a G+25 tower on 4.25 acres, prices its 3 BHK at ₹1.99 crore for 1,827 sq ft, or roughly ₹10,890 per sq ft. Hosa Road as a locality trades around ₹12,050 per sq ft on the deepest and most stable data series in this belt, Kudlu around ₹12,000, and the Kudlu Gate pocket itself around ₹16,000. No developer price exists for this project, so the only defensible way to model a 3 BHK here is from those named comparables: a 1,700 sq ft three-bedroom at the ₹12,000–13,000 per sq ft working core derived on the pricing page works out to roughly ₹2.04–2.21 crore before charges (Prestige Southern Star, the closest large-format analogue in this belt, launched at ₹12,000–14,000). Add Karnataka stamp duty at 5% and registration at 2%, which with cess comes to about 7.5–7.6% of consideration, plus GST at 5% without input tax credit on an under-construction purchase.

3.5 BHK — 1,900 to 2,200 sq ft

This tier exists to catch the buyer who wants a study or a live-in parent's room without stepping into four-bedroom pricing. Structurally it is usually the 3 BHK wide plan with the balcony depth traded for an enclosed room, so scrutinise the balcony area: a 3.5 BHK created by enclosing a deck gains carpet but loses the outdoor edge that makes a lake-facing unit worth buying.

4 BHK — 2,400 to 3,200 sq ft

At 379 units plus 69 of a distinct "Type 2", the four-bedroom allocation is 448 homes — a real sub-project, not a token top tier. The two-type split is informative: it suggests a mainstream 4 BHK in the 2,400–2,700 sq ft range and a larger Type 2 above 3,000 sq ft, which is almost certainly where the 4.5 BHK and 5 BHK entries on the size ladder come from. Expect four bedrooms with three or four bathrooms, a separate formal and family living arrangement, a dedicated dining bay, a full utility with maid's toilet, and two dedicated car parks. At 2,600 sq ft and the same ₹12,000–13,000 per sq ft working core, that is roughly ₹3.12–3.38 crore before charges.

The 30-acre format is what makes this tier credible. The nearest branded launches in the immediate pocket are small — Purva Heritage at Kudlu Gate is a 1.7-acre, roughly 145-unit tower quoting around ₹16,000 per sq ft at expression-of-interest stage. A single-tower site cannot offer the amenity depth or the inter-block spacing that a 4 BHK buyer at this price is actually paying for.

Floor and tower positioning

Seven towers, lettered A to G, are subdivided into fifteen wings, all at two basements plus ground plus 24 upper floors, with a total height of 79.95 m — a figure parked deliberately just under the 80 m mark, which matters for fire-services and height-clearance approvals. The separate amenity block is B+G+3 at 21 m, roughly the height of a sixth floor, so any unit below about level seven that faces it loses its long view. Ground coverage is only 13.19% and landscape is 40.9% of the site, which is what buys the inter-tower spacing; on a 30-acre plate with seven towers, view lines between blocks should be genuinely open rather than the 15 m gap typical of a tight urban site.

Hosa Lake runs along the southern boundary, about 0.15 km from the pin, with a landscape buffer, a walking track and consistent birdlife on the water's edge. Southern-aspect units therefore get the water frontage and the open horizon — and the strongest afternoon sun. That is the real trade-off to price: expect a lake-facing premium of 5–8% over an equivalent internal unit, partly offset in this market by buyers who screen for north and east aspects on vastu grounds. Internal units facing the central landscape spine are the quieter, cooler and usually better-value option; the lake-facing southern stack above level twelve is the one that will hold a resale premium.

Units per floor and the lift ratio. Divide 2,359 apartments by fifteen wings and 24 upper floors and the arithmetic implies roughly six to seven homes per floor per wing. That is a corridor-served core, not a two-per-landing private lobby, and it is normal at this scale — but it makes the lift count the single most important number on the plan. Ask how many passenger lifts and how many service lifts serve each wing. At roughly 150 homes per wing, three passenger lifts means one lift per 50 apartments, which is workable; two means 75 apartments per lift, which produces genuine morning queues on a 24-storey stack.

Refuge floors. A residential tower of this height requires refuge areas at intervals up the stack — expect them around levels 7, 14 and 21. Units adjoining a refuge floor gain a large adjacent open terrace and lose a little privacy. Neither is a defect; both should be visible on the plan before you sign.

Corner units. A corner apartment has two external walls instead of one, which is what makes true cross-ventilation possible. On a south-facing lake aspect, the ideal corner opens south to the water and east to the morning sun, so the prevailing south-westerly monsoon breeze crosses the plan diagonally and the west wall — the heat-gain wall in Bengaluru — stays internal. A south-west corner gets the same view with a materially higher afternoon cooling load. Check which corner you are being sold.

Cross-ventilation in the plan itself. Openings on a single wall move almost no air regardless of window size. Look for a bedroom door and window that line up with an opening on the opposite face, and for a kitchen with its own external window rather than one that vents only through the utility balcony.

At an indicative ₹12,000–13,000 per sq ft, buyers should hold the specification to the following, and should get it in the agreement rather than the brochure: vitrified tile at 800×800 mm or larger in living and dining; laminated wooden flooring in the master bedroom, extending across bedrooms in the four-bedroom tier; anti-skid ceramic in balconies and utility; a granite or engineered-quartz kitchen counter with a stainless sink and provision for hob and chimney; concealed copper wiring with modular switches and a distribution board carrying MCB and ELCB protection; UPVC or powder-coated aluminium windows on two-track sliders; an engineered hardwood main-door frame with veneer shutter and internal flush doors; branded CP fittings and sanitaryware; emulsion over putty on internal walls with textured exterior paint; video door phone; EV-charging provision at the allotted bay; and DG backup of roughly 1 kW for a 2 BHK, 1.5 kW for a 3 BHK and 2 kW for a 4 BHK, plus 100% backup on common services.

Two closing cautions. Because RERA registration is still pending, no sanctioned plan is yet available on the portal — when the number is granted, cross-check every dimension here against the uploaded plan and the Form B declaration before paying beyond a refundable expression of interest. And buyers weighing this against the same developer's other South Bengaluru launch will find the configuration logic at SNN Electronic City a useful comparison point for how the builder sizes its three-bedroom core.