Prestige Evergreen vs Sattva Varthur Road: stress-testing a 22% premium
Prestige Evergreen is the safe-looking choice on your list: registered since January 2026, selling on BBMP-sanctioned plans, 14 towers on roughly 24.7 acres, June 2030 on the handover slide. Before you sign, stress-test it against the one project that undercuts it on its own highway. Six kilometres south on SH-35, at Dommasandra Circle, Sattva Varthur Road is inviting Expressions of Interest at ₹11,200 per square foot — a number that makes Evergreen’s implied rate roughly 22% higher. Six questions decide whether that discount is a bargain or a bill you pay later in risk, commute and paperwork.
At a glance: Prestige Evergreen vs Sattva Varthur Road
| Factor | Prestige Evergreen | Sattva Varthur Road |
|---|---|---|
| Sales stage today | Registered and selling since January 2026 | Expression of Interest only; launch expected Q3 2026 |
| K-RERA number | PRM/KA/RERA/1251/446/PR/010126/008374 | Not announced — registration applied for and awaited |
| Sanctioning authority | BBMP-sanctioned plans | BDA-approved layout |
| Rate per sq ft | ~₹13,650 implied across the 3 and 4 BHK bands | ₹11,200 at EOI; ~₹12,300 guided for launch |
| 2 BHK ticket | ₹1.55–1.80 Cr for 1,174–1,504 sq ft | ₹1.21–1.36 Cr for 1,080–1,210 sq ft |
| 3 BHK ticket | ₹2.00–2.78 Cr across three variants, 1,461–2,037 sq ft | ₹1.47–2.02 Cr across two variants, 1,310–1,800 sq ft |
| Scheme context | Phase 2 of Prestige Raintree Park, ~24.7 acres | Standalone ~16-acre scheme, a first Sattva address here |
| Built form | 14 towers at 2B + G + 19 floors | 8 towers at 3B + G + 33 floors |
| Homes per acre | ~81 across roughly 2,000 homes | ~85 across 1,363 homes |
| Handover target | June 2030 | March 2031 |
| Address on SH-35 | Varthur–Whitefield Main Road, Varthur 560087 | Dommasandra Circle, Chikkavaderapura 560087 |
| Rail today | Operational Purple Line at Whitefield/Kadugodi | Not announced — Phase 3A Red Line awaits Union Cabinet sanction |
Test one: what is the registration actually worth in rupees?
Everything else on this page is downstream of one fact. Prestige Evergreen holds PRM/KA/RERA/1251/446/PR/010126/008374 and can legally sell you a home today. Sattva Varthur Road cannot. Its layout has Bangalore Development Authority approval, but the K-RERA registration is applied for and the number is still awaited — which is why what is open there is an Expression of Interest rather than a booking.
Price that difference deliberately, because it is the premium you are paying. Registration gives you a sanctioned plan set that cannot quietly change, a declared completion date with a penalty attached, a ring-fenced project account and a regulator with jurisdiction. A pre-registration EOI gives you a queue position and a rate indication. The buyer taking the discount has homework the Evergreen buyer skips: confirming in writing that the deposit is fully refundable, that ₹11,200 survives registration, and that the unit mix filed with the regulator matches what was shown.
Be fair to the discount, though. Sattva’s current pattern is to register and launch almost simultaneously — its North Bengaluru township took registration in late February 2026 and opened days afterwards. If Varthur Road repeats that in the guided Q3 2026 window, the unregistered exposure is a matter of months. And a serious caution while you research: at least one Karnataka RERA number circulating in search results for "Sattva 2026" belongs to that separate North Bengaluru project, not to the Varthur Road scheme. Read what the project itself states on its overview page and treat any borrowed number as false until the regulator publishes one.
Test two: is a Whitefield rate right for a Varthur address?
Evergreen does not advertise a per-square-foot number, so derive it. A 1,647 sq ft three-toilet 3 BHK at ₹2.25 Cr, a 1,991 sq ft study variant at ₹2.72 Cr and a 2,271 sq ft 4 BHK at ₹3.10 Cr each work out to approximately ₹13,650 per sq ft. The consistency across three unrelated plates confirms it is the underlying rate.
Now benchmark it. Whitefield as a market averages around ₹13,000 per sq ft in 2026 after a 13% year, so ₹13,650 is a Whitefield-plus number. But Varthur Road itself averages closer to ₹10,900 per sq ft, within a broad ₹8,550–12,800 band. Evergreen is therefore priced roughly a quarter above its own locality average and slightly above the neighbouring, more expensive market it borrows its name from. Sattva Varthur Road’s ₹11,200 sits squarely inside the ₹10,500–11,500 Dommasandra–Kodathi entry band — at market, not above it.
Whether that is fair depends on what you think you are buying. Township scale, a hundred-thousand-plus square foot clubhouse, second-phase infrastructure that already exists rather than being drawn, and a developer whose delivery you can audit quarterly are all real goods, and Bengaluru has consistently paid for them. What the premium is not buying is a better postcode: both projects register the same 560087 pin. Anyone telling you Evergreen commands a Whitefield rate because it is in Whitefield is selling, not analysing. Run the ticket-by-ticket comparison against the Sattva Varthur Road price page and see how much house the difference buys.
Test three: which end of SH-35 gets its train first?
This is the test Evergreen passes most convincingly, and it is worth stating plainly. Evergreen has rail now. The Purple Line runs to Whitefield/Kadugodi and is a short drive from Varthur–Whitefield Main Road, which in a corridor notorious for monsoon gridlock is a hedge you can actually use on a Monday. Six kilometres south, Sattva Varthur Road has no operational station within a reasonable reach.
Its rail case is Metro Phase 3A — the 36.59 km Hebbal–Sarjapur Red Line, 28 stations, 17 elevated and 11 underground, with a DPR revised in October 2025 that trimmed the cost to ₹28,405 crore. That alignment is planned and still awaiting Union Cabinet sanction, with construction not realistically before 2027–28 and commissioning phased across 2030–2033. It is credible and it is not built. A buyer at Dommasandra is underwriting a sanction; a buyer at Varthur is not.
Roads reverse the picture slightly. Evergreen’s catchment is ITPL, the Whitefield tech parks and the Outer Ring Road through Varthur. Sattva Varthur Road’s catchment is the Sarjapur belt — Wipro’s Kodathi campus is around 5 km, ORR at Bellandur about 10 km. If your office is at Kodathi or on the Sarjapur stretch, Evergreen’s metro advantage is irrelevant to your commute and you are simply paying more to drive further. Airport access is a wash: both sit 45–55 km and well over an hour from Kempegowda International. Check the approach roads and distances on Sattva’s location page before assuming one corridor position covers the whole belt.
Test four: does the extra area earn its cheque?
The two ladders overlap but never line up, so compare like for like. Evergreen’s 1 BHK is 659 sq ft from ₹1.1 Cr; Sattva’s is 600 sq ft at about ₹67 lakh. Fifty-nine extra square feet cost roughly ₹43 lakh, which prices the Evergreen compact unit near ₹16,700 per sq ft — far above its own large-format rate. Compact homes usually carry a loading premium, but for an investor buying a rental unit this is the least efficient rung on the Evergreen ladder.
The 2 BHK comparison is tighter and more instructive. Evergreen offers 1,174–1,504 sq ft at ₹1.55–1.80 Cr; Sattva offers 1,080–1,210 sq ft at ₹1.21–1.36 Cr. Evergreen genuinely gives more room at the top of the band — a 1,504 sq ft 2 BHK is a large plate by any standard — but the same ₹1.55 Cr buys a two-toilet 3 BHK down the road. At 3 BHK, Evergreen’s three variants run 1,461 to 2,037 sq ft at ₹2.00–2.78 Cr, including a study-plus-three-toilet layout that Sattva does not offer at all; Sattva’s two variants run 1,310 to 1,800 sq ft at ₹1.47–2.02 Cr.
At the top, Evergreen’s 4 BHK with maid’s room spans 2,271–2,513 sq ft at ₹3.10–3.44 Cr against Sattva’s 4 BHK with servant room at 2,040–2,310 sq ft for ₹2.28–2.59 Cr. If you need the largest envelope in the comparison, only Evergreen has it. If you need four bedrooms at the lowest defensible cost, Sattva delivers them for roughly ₹80 lakh less. Overlay the actual plates — balcony depth, kitchen orientation, whether the third toilet is usable — using Sattva’s floor plans alongside Evergreen’s before you let the square-foot number decide.
Test five: 2,000 households, or 1,363?
Scale is where Evergreen’s pitch is strongest and its risk is quietest. About 2,000 homes on roughly 24.7 acres works out to around 81 per acre, marginally lighter than Sattva Varthur Road’s 1,363 homes on about 16 acres at roughly 85 per acre. Land per household is about 540 sq ft here and 510 sq ft there. On the metric that gets quoted, these two are effectively twins — so do not buy either on a low-density claim.
Form is the real distinction. Evergreen spreads 14 towers at two basements, ground and 19 floors, which averages roughly 143 homes per tower and something like seven or eight sharing each floor-plate. Sattva stacks eight towers at three basements, ground and 33 floors — about 170 homes per tower, but only around five per plate. Fewer neighbours on your landing means shorter morning lift waits and better cross-ventilation; a 19-floor building means faster evacuation, cheaper long-run lift maintenance and less wind on the balcony. Neither is objectively correct.
Two second-order effects deserve a mention. A larger community carries a bigger amenity block — Evergreen’s clubhouse is reported above a lakh of square feet — and spreads maintenance across more households, but it also queues more people for the same pool on a Sunday. And 2,000 units reaching handover together produces a heavier resale and rental overhang in the first two years than 1,363 does. Being Phase 2 of an established Prestige township genuinely helps here: the surrounding roads, retail and management systems already work, which is not something a first-of-its-kind address at Dommasandra can claim.
Test six: the balance sheets behind each promise
You are lending a developer four to five years of construction risk, so read the counterparty. Prestige Estates is listed and audited, which makes this easy: FY26 closed with record pre-sales above ₹30,000 crore, up around 76% year on year, collections near ₹18,500 crore, profit after tax more than doubling to ₹1,312 crore, and 351 acres added to the land bank in nine months. That is quarterly, checkable evidence of funding capacity through to a 2030 handover.
Sattva Group is private, so you read it differently rather than dismissively. Building in Bengaluru since 1993, it carries a CRISIL AA/Stable corporate credit rating and has delivered over 69 million sq ft across 142-plus projects, roughly 30 million sq ft of it Grade-A office, alongside co-living, co-working, warehousing and data centres. That spread matters for a buyer on a long timeline: a housing slowdown does not starve the whole platform. The group also signalled IPO readiness in December 2025 with several launches queued.
Neither is a weak covenant. The distinction is what you can verify without effort. If you want to open an investor presentation each quarter and satisfy yourself, Prestige is the straightforward file — and that transparency is part of what the premium buys. If an investment-grade rating and three decades of delivered evidence satisfy you, the Sattva discount is not compensating you for developer risk; it is compensating you for regulatory timing and a farther-out metro.
Where each buyer should land
Stay with Prestige Evergreen if your commute points at ITPL or Whitefield; if you want to buy under a live RERA registration this month rather than wait on a filing; if a June 2030 handover fits your rent-versus-EMI arithmetic better than March 2031; if operational metro access is part of the thesis rather than a nice-to-have; if you specifically want the study-plus-three-toilet 3 BHK or the 2,513 sq ft 4 BHK, neither of which the alternative offers; or if you would rather audit a listed developer than research a private one. On those terms the roughly 22% premium is a considered purchase, not an overpayment.
Switch your attention to Sattva Varthur Road if your office sits at Kodathi, Dommasandra or along Sarjapur Road; if maximum floor area per rupee is the governing constraint — ₹1.55 Cr moves you from an entry 2 BHK to a two-toilet 3 BHK, and ₹2.6 Cr from a mid 3 BHK to a full 4 BHK with servant quarters; if the roughly five-homes-per-floor plate appeals more than a shorter tower; if you are buying entry price rather than instant liquidity, since ₹11,200 is at market for its micro-market while ₹13,650 is a premium to the Varthur Road average of about ₹10,900; and if you are genuinely willing to do the pre-registration paperwork, verify the number on rera.karnataka.gov.in when it lands, and wait until 2031.
One buyer should probably not switch: the compact-unit investor who wants a rented, registered asset producing income before 2031. Evergreen’s 1 BHK is expensive per square foot, but it is bookable now, it will hand over sooner, and the ITPL rental pool behind it is deeper and more proven than the Dommasandra one. Everyone else owes it to their own budget to price both sheets side by side before committing.
Comparing Prestige Evergreen and Sattva Varthur Road? Talk to us.
Our team can share dated cost sheets, current offers and a side-by-side breakdown for both projects so you can decide with real numbers. Most responses arrive within the hour during business hours.
Talk to a Sales ConsultantPrestige Evergreen vs Sattva Varthur Road - Frequently Asked Questions
Why is Prestige Evergreen priced above Sattva Varthur Road?
Three reasons carry most of the gap. Prestige Evergreen is RERA-registered and selling now, while Sattva Varthur Road is still at Expression of Interest with its number awaited. Evergreen sits closer to Whitefield and operational metro. And it is Phase 2 of an established Prestige township. Together those justify roughly ₹2,450 per sq ft — about 22%.
Is Prestige Evergreen’s implied ₹13,650 per sq ft justified for a Varthur address?
It is a premium, and you should call it that. Whitefield averages near ₹13,000 per sq ft in 2026, but Varthur Road itself averages closer to ₹10,900. Sattva Varthur Road’s ₹11,200 sits inside the ₹10,500–11,500 Dommasandra–Kodathi band. Evergreen is priced for township scale, brand and registration rather than for postcode — both share pin 560087.
Should I wait for the Sattva Varthur Road launch instead of booking Prestige Evergreen now?
Only if you can absorb the timing. Sattva Varthur Road’s launch is guided for Q3 2026 with March 2031 completion, against Evergreen’s June 2030. Sattva’s recent practice is to register and launch together, so the wait may be short — but until the K-RERA number is published there is no enforceable completion date and no locked rate.
Which project has more homes, and how does that change daily life?
Prestige Evergreen has about 2,000 homes across fourteen 19-floor towers; Sattva Varthur Road has 1,363 across eight 33-floor towers. Density is similar at roughly 81 versus 85 per acre. The felt difference is floor-plate: about seven or eight homes per landing at Evergreen against roughly five at Sattva, which affects lift queues and cross-ventilation.
Do Prestige Evergreen and Sattva Varthur Road share the same metro prospects?
No, and this is Evergreen’s clearest advantage. The operational Purple Line at Whitefield/Kadugodi is a short drive from Prestige Evergreen. Sattva Varthur Road depends on Metro Phase 3A, the 36.59 km Hebbal–Sarjapur Red Line, which still awaits Union Cabinet sanction with commissioning phased across 2030–2033. One is running; the other is planned.
Which project suits a 1 BHK investor better?
Each wins on a different measure. Sattva Varthur Road’s 600 sq ft 1 BHK at about ₹67 lakh is roughly ₹43 lakh cheaper than Prestige Evergreen’s 659 sq ft unit from ₹1.1 Cr, which implies near ₹16,700 per sq ft. But Evergreen is bookable today, hands over in 2030, and draws on a deeper, more established ITPL rental pool.
How far apart are Prestige Evergreen and Sattva Varthur Road?
About six kilometres along the same SH-35 spine. Prestige Evergreen sits on Varthur–Whitefield Main Road; Sattva Varthur Road sits south at Dommasandra Circle, behind Greenwood High School in Chikkavaderapura. That short distance flips the commute: Evergreen faces ITPL and Whitefield, while Sattva faces Wipro Kodathi, roughly 5 km away, and the Sarjapur belt.