Urbanrise Begur Koppa Road Master Plan — A 20-Acre Parcel
There is no published master plan for Urbanrise Begur Koppa Road. No site layout drawing, no land-use table, no tower positioning, no open-space percentage, no parking count. This page does not pretend otherwise, and it does not fill the gap with a plausible-sounding layout borrowed from another project. For another Bengaluru planning reference, Abhee Bellary Road helps keep attention on density, circulation, landscape depth, and the way residents will move through the community.
What exists is one number and one position. The parcel is 20 acres, and it sits on Begur Koppa Road, directly opposite Candor International School, in Hullahalli, South Bengaluru. Both come from the developer side; neither has been published by Urbanrise. Everything else about the site plan — how many towers, how tall, how much of the ground stays open, where the clubhouse goes, how many basements sit under it — has not been announced and does not exist in any public document as of 12 August 2026.
That sounds like a thin page, and on the project's own specification it is. But a master plan is not written on a blank sheet. A 20-acre parcel at this specific address inherits a set of constraints that are documented in detail, and those constraints will shape the layout more than any design preference will. This page sets out what the 20 acres actually is, what the site plan must solve for, and what the comparable schemes on this road did with the same problem — so that when the real drawing is published, you can read it against something.
Urbanrise Begur Koppa Road is a development by Urbanrise, the residential brand of Alliance Group. K-RERA registration not yet published; the registration number will be disclosed once issued.
Urbanrise Begur Koppa Road site plan
What is confirmed about the Urbanrise Begur Koppa Road master plan
The honest inventory is four rows long.
| Item | Status |
|---|---|
| Land area | 20 acres. Developer-supplied. The only quantitative figure released about the project. |
| Position on the road | Fronting Begur Koppa Road, directly opposite Candor International School, Hullahalli. |
| Project format | Apartments, township scale. |
| Everything else | Not announced. No unit count, no tower count, no floor levels, no configuration mix, no land-use split, no open-space share, no parking provision, no phasing. |
We publish no unit count, no tower count and no floor level for this project because none has been disclosed, and an invented one would be indistinguishable on the page from a real one. Where this page uses figures from other projects, they are named as those projects' figures.
Twenty acres, in the units the documents will use
The one confirmed dimension is worth converting, because Karnataka land documents, environmental filings and RERA disclosures each use a different unit, and the same parcel will appear under all of them.
| Unit | 20 acres expressed as |
|---|---|
| Guntas (Karnataka revenue measure, 40 guntas to the acre) | 800 guntas |
| Square metres | 80,937.13 sq m |
| Hectares | 8.09 hectares |
| Square feet | 8,71,200 sq ft |
Two things follow from the size itself.
It is the largest parcel identified on this stretch of the road. Of the residential schemes our research located on Begur Koppa Road, none exceeds 7.81 acres: DS-MAX SkySanman runs to 5.67 acres, MJ Terra Vista at S Bingipura to 5.77 acres, Casagrand Amor at the northern end to 7.81 acres, and Suraksha Whispering Waves, 6.08 km north at the corporation end of the road, to 4 acres. The 17 to 34 acre schemes in this corridor — Assetz Canvas and Cove at 17 acres, SNN Estates Serenity Gardens on a master layout of 29 acres 6 guntas, SNN Raj Serenity at 30 acres, Prestige Southern Star at 34 acres — all sit 5 to 8 km north on Begur Road proper, in a different and materially dearer market. A 20-acre assembly at the Hullahalli end of Begur Koppa Road is therefore not a routine parcel for this road.
It is smaller than the school across the street. Candor International School's campus runs to 25 to 30 acres with boarding facilities and roughly 1,000 students. That is a useful calibration for anyone picturing the site: the largest single land holding on this frontage is the school, not the project.
The land-use breakdown does not exist — and this is what it will contain
A sanctioned master plan for a scheme of this size resolves into a land-use table: net site area after statutory relinquishment, ground coverage under buildings, driveway and ramp area, surface parking, services, and landscape, with the components summing to the net site and each expressed as a percentage of it. None of those figures has been published for Urbanrise Begur Koppa Road, and none can be derived. Ground coverage depends on the sanctioned floor area ratio, the FAR depends on the approving authority and the road width fronting the site, and the road width here is itself contested (see the circulation section below). There is no chain of arithmetic that gets from "20 acres" to a land-use split without inventing the middle.
So this site publishes no open-space percentage, no landscape acreage, no ground-coverage figure and no parking ratio for this project. When the figures do arrive, the single most useful check is this: find out which area every percentage is divided by. A headline site area, the area available for development after relinquishment, and the net site area used as the denominator can differ by 10% or more on a Karnataka scheme, and an open-space share measured against the smaller number reads better than the same plan measured against the larger one.
Who sanctions the Urbanrise Begur Koppa Road layout is genuinely unresolved
This is the most consequential open item on the whole page, and the source documents point in two directions rather than one.
The evidence places the site in Anekal taluk, Bengaluru Urban district, on three independent reads. India Post lists PIN 560105 under the Anekal block. Reverse-geocoding the anchor point returns "Bangipura, Koppa, Anekal, Bengaluru Urban, Karnataka". An OpenStreetMap boundary query over the anchor finds no municipal-corporation polygon at all — only gram-panchayat village boundaries for Hullahalli, Koppa and Bangipura. The one registered apartment project physically on this road at the southern end is itself recorded as an Anekal-taluk project, which is consistent with all three, though a neighbour's filing is corroboration rather than a document about this parcel.
Against that, the boundary demonstrably runs along this road rather than well clear of it. BBMP's own road-widening tender is titled "Widening of Begur Koppa Road (from Begur to BBMP limits)" — which is positive evidence that the municipal limit crosses this road somewhere between Begur and Hullahalli, without saying where. The postal evidence does not settle it either way, and it is worth being precise about why. Candor International School, directly opposite the site, publishes an address ending 560105, and India Post lists that code under the Anekal block. Two research passes reverse-geocoded the same coordinates to two different PINs, and the tie was broken against the India Post directory rather than against a geocoder: the competing code, 560083, is the Bannerghatta and Gottigere delivery area about 5 km west, across a different set of villages, and it does not describe this frontage. What the pin evidence establishes is the taluk, not the municipal line.
The consequence for the master plan is direct and we will not paper over it: which authority sanctions this layout is unknown, and this site asserts no plan approval from BBMP, BDA, BMRDA, the Greater Bengaluru Authority, Bengaluru South City Corporation or a gram panchayat. The only approval authority named anywhere on this site is the Karnataka Real Estate Regulatory Authority, which is the regulator, not a planning sanction. The October 2025 reorganisation that replaced BBMP with five city corporations and 369 wards under the Greater Bengaluru Authority is real, and it placed the Begur end of this road under Bengaluru South City Corporation — but that is context for the northern end of the corridor, not a statement about this parcel.
Ask for the sanctioned plan reference and the approving authority in writing before any money moves. On a parcel sitting this close to a municipal boundary, that single question separates a clean title-and-approvals story from a slow one.
Building placement: what the parcel dictates before the architect does
No tower positions have been published. Three constraints, all documented, will shape them regardless.
A single frontage. The site fronts Begur Koppa Road and nothing else is known to serve it. On a 20-acre parcel with one road face, the arrival sequence, service access, fire tender access and construction traffic all funnel through the same edge. That is a solvable problem, and every large scheme on a village-edge road solves it, but it concentrates a great deal of the layout's difficulty into a short stretch of boundary.
A school gate directly opposite. Candor International School is a roughly 1,000-student campus with boarding, and Christ Academy ICSE School sits 0.9 km up the same road. Whatever hour the towers are oriented for, the entrance is oriented against two school-run peaks. A gate position, a right-turn provision and an internal queuing bay for the morning drop-off are ordinary design responses; whether this plan carries them is not yet known. It is a fair question to put to the sales team on day one.
Depth rather than width. A 20-acre parcel served from one edge tends to plan as a spine — an internal boulevard running from the entrance into the site, with tower clusters hung off it and the shared amenity block placed where the walking distances from the clusters are most even. That is the conventional response and it is what the corridor's larger schemes have done. It is a description of the format, not a description of this project's plan.
Density on this road spans nearly three to one, which is why we publish no unit count
The most common way to fake a master plan is to take a plausible density, multiply it by the acreage and print the result as an expectation. The comparable evidence on this corridor shows exactly why that fails here.
| Project | Land | Homes | Format | Homes per acre |
|---|---|---|---|---|
| DS-MAX SkySanman, Begur Koppa Road | 5.67 acres | 990 | 2 and 3 BHK apartments | about 175 |
| Assetz Canvas and Cove, Begur Road / Hosur Main Road | 17 acres | about 1,354 | 2 and 3 BHK apartments | about 80 |
| Suraksha Whispering Waves, Begur Koppa Road, 6.08 km north | 4 acres | 272 | 2, 3 and 4 BHK apartments | about 68 |
| Prestige Southern Star, Begur Road | 34 acres | 2,130 | 1 to 4 BHK apartments | about 63 |
| SNN Raj Serenity Phases I and II, Begur Road | 30 acres | 1,850 | 2, 3 and 4 BHK apartments | about 62 |
| Casagrand Amor, Begur Koppa Road (northern end) | 7.81 acres | 480 | 1, 2 and 3 BHK apartments | about 61 |
| MJ Terra Vista, S Bingipura | 5.77 acres | 87 | 4 BHK villas | about 15 |
Read across the apartment rows and the spread is roughly 61 to 175 homes an acre — a factor of nearly three, on projects that are all within a few kilometres of one another. The extremes are not errors. DS-MAX SkySanman is a value-brand scheme at Rs 5,400 per sq ft packing compact units onto 5.67 acres; the 60-to-63 cluster is what mid-tier and branded product does when it buys land at a price that lets it leave ground open. Multiplying either figure by 20 acres produces a number, and the two numbers are so far apart that the range between them tells a buyer nothing. So this site publishes neither, and it publishes nothing in between.
Two rows carry caveats worth stating rather than hiding. SNN Estates Serenity Gardens is excluded from the table because its 594 homes sit on a master layout of 29 acres 6 guntas, giving about 20 homes an acre — a figure that almost certainly reflects a registered phase inside a larger layout rather than the built-out density, and blending it in would drag the range further without adding information. Note also that SNN Estates and SNN Raj Corp are different companies from a split group, and some listings conflate them. Casagrand Amor's figures are read from property aggregators, which this site treats as price and market signal only, never as a source of project identity.
The single fact the density spread does establish: a 20 acre township, Begur Koppa Road's first, on a road otherwise built out in 4 to 8 acre parcels — and township scale is what funds a shared clubhouse and amenity deck that a 4-acre parcel cannot carry. That is a structural observation about the format. It is not a promise about what will be built.
Green belt, open space and landscaping at Urbanrise Begur Koppa Road
No open-space percentage has been published and this site will not print one. What can be said is that the landscape design here is constrained by water before it is constrained by taste.
Anekal taluk sits inside an over-exploited groundwater unit and outside the Cauvery piped-supply boundary; the evidence for both is set out under below-ground infrastructure further down this page. The consequence for the landscape design is direct. A large planted area at this address is a recurring water demand, not a one-off capital item, and the responses that actually work are treated-water reuse for irrigation, species selection that survives on it, and hard-landscape and shaded-seating areas that carry the amenity load without carrying an irrigation load. When the landscape drawings arrive, the useful question is not how many acres are green but what irrigates them in April.
The wider setting is genuinely low-rise and village-edge — gram-panchayat village boundaries, not a built-out corporation grid — and a 20-acre parcel opposite a 25 to 30 acre school campus sits in a low-density context today. That context is an amenity of the address now, and it is not a covenant. Nothing prevents the neighbouring land from developing.
Roads and circulation: one frontage, a 30 ft carriageway, and a widening that stalled in 2020
The frontage road is the master plan's hardest external constraint, and it is the one item on this page where the public record is detailed.
Begur Koppa Road is roughly a 30 ft carriageway. It is the belt's only continuous north-south spine: about 7.8 km north to Begur and the Hosur Road belt, 2.6 km south to Koppa village, 5.3 km south-west to Bannerghatta Main Road, with Hullahalli village centre 1.4 km away. The practical eastbound route to the Electronic City employment belt is 1.7 km north to the Neeladri Road junction and 5.2 km on from there, rather than out to Hosur Road.
A widening scheme exists on paper and it has not moved since 2020. BBMP's proposal would take the frontage from roughly 30 ft to a notified 80 ft. It was tendered as far back as 2015 and reported on 8 October 2020 to have stalled when landowners refused the Transfer of Development Rights offered as compensation, and no public update has appeared since. It is a proposal, not a commitment, no completion date attaches to it, and this site does not list it as upcoming infrastructure. The location page carries the scheme's phasing, cost and land take; what a layout has to work to is the width in force, and that is 30 ft.
That matters to the layout in a specific way. Setbacks and permissible floor area ratio in Karnataka are keyed to the width of the abutting road. A scheme designed against a 30 ft frontage and a scheme designed against a notified 80 ft frontage are not the same scheme, and until the approving authority and the notified road width are both known, no honest inference about the site's buildable envelope is available.
Internal circulation is unpublished. No internal road hierarchy, driveway width, service-access route or visitor-parking arrangement has been disclosed, and no parking ratio has been announced. A Begur Koppa Road gated community of this class would conventionally run a boom-barrier entry with visitor management and a separate service lane; that is an expectation for the format rather than a confirmed specification here.
Pedestrian movement inside and outside the gate
Inside the gate, the expected provision for a scheme of this size is a walking and jogging loop, a cycling track along the internal boulevard, and shaded pedestrian routes connecting the tower clusters to the clubhouse and to the children's and seniors' zones. These are expectations for the format, presented as such; no landscape or circulation drawing has been released.
Outside the gate, be realistic. There is no continuous footpath standard to rely on along a 30 ft village-edge carriageway, the nearest large-format grocery is 8.2 km away, and there is no metro station within walking distance and no feeder service — the nearest operational station, Electronic City on the Yellow Line, is 7.6 km by road. The internal pedestrian network will be genuinely usable; the external one will not substitute for a car. A master plan can solve the first problem and cannot solve the second.
Below-ground infrastructure — the part of this plan that matters most here
Nothing has been published about the below-ground works: no basement count, no substation provision, no backup power capacity, no water storage volume, no STP capacity. We are not going to estimate any of them. What is worth stating is why this section carries more weight at this address than it would at a corporation address.
This is a village-boundary address, not a corporation one. The practical consequences are documented and they are civic rather than cosmetic: no corporation storm-drain or road-maintenance budget covering the frontage, slower khata and building-plan processes, and a different property-tax regime from the one a buyer arriving from Bannerghatta Road or Electronic City will be expecting. Utilities that a buyer would assume are the city's problem are, at this address, the township's problem.
That converts four items from amenities into structural requirements:
| System | Why it is structural here |
|---|---|
| Water | Two boundaries decide this and neither is the developer's to move: the parcel sits outside the Cauvery Stage V supply area, so a piped municipal connection cannot be assumed, and it sits inside a groundwater unit the Central Ground Water Board classifies as over-exploited. The amenities page sets out the evidence and the figures. For a layout, what follows is dimensional: storage volume, borewell yield, STP siting and tanker access all consume plan area, and they compete with the amenity deck for it. Those are the questions here, not the fittings. |
| Sewerage | An address outside the corporation cannot assume connection to a municipal trunk sewer, which is what makes an on-site sewage treatment plant a necessity of the location rather than an optional extra. |
| Storm drainage | With no corporation storm-drain budget on this frontage, on-site retention, recharge and discharge are the scheme's own responsibility, and they have to work in a monsoon on a road with a 30 ft section. |
| Power | Nothing is known. No substation, transformer or backup provision has been disclosed, and we are not inferring one. |
The questions to put in writing when the drawings are released: STP capacity in KLD against projected occupancy, treated-water reuse points, total water storage in litres, borewell count and yield, rainwater harvesting recharge volume, backup power capacity per home and for common areas, and the basement parking count with the visitor allocation.
Sustainability infrastructure: STP, rainwater harvesting, solar and waste
Three items can be stated more firmly than the rest of the amenity picture, because they follow from the constraints above rather than from expectation:
- An on-site sewage treatment plant
- Rainwater harvesting across the site
- Treated-water reuse for landscape irrigation
For the reasons set out above — no assumable piped Cauvery supply, an over-exploited groundwater unit, and no municipal trunk sewer to connect to — a residential township of this size at this address cannot function without all three. They are necessities of this location. They are not, on the evidence available, a developer promise: no specification, capacity or drawing has been published for any of them.
Two further items are expectations for the format, not disclosures: solar-assisted common-area lighting, and on-site organic waste conversion with segregated collection. The waste point has the same underlying logic as the water point — a village-boundary address should not assume corporation-grade collection, so on-site processing moves from a green gesture to an operating requirement.
The developer's brand-level sustainability platform is described, with the attribution it requires, on the about-builder page. It is a positioning statement for the company as a whole and it appears nowhere in a drawing for this parcel. On a master plan the only thing that would give it weight is a land-use table showing where the treatment plant, the storage and the recharge structures actually sit, and how much of the 20 acres they take.
What would change this page
The master plan becomes real in a defined sequence, and each step publishes figures that can be checked against the ones above.
- K-RERA registration. There is none, and the overview page shows the parse that establishes it as an absence of filing rather than an absence of a search result. For a master plan this is the decisive step rather than a compliance formality: registration is what forces publication of the sanctioned plan, the approving authority, the tower and unit count, the carpet areas and the completion date — five of the figures this page currently has to leave blank.
- The sanctioned layout and the approving authority. This resolves the boundary question in the section above, and with it the notified road width, the setbacks and the buildable envelope.
- The project's own survey numbers and geo pin. Everything positional on this site currently hangs off Candor International School's pin at 12.820198, 77.621627 — the landmark the project sits opposite, not the project's own location. "Opposite" can be several hundred metres in either direction along the road.
- The land-use table, the tower schedule and the utility capacities. At that point the density, open-space and infrastructure sections of this page get replaced by disclosed figures rather than corridor comparables.
Until then, the master plan of Urbanrise Begur Koppa Road is one confirmed number, one confirmed position, and a set of constraints that are documented well enough to hold a developer to. That is less than a brochure would give you, and considerably more reliable.
Urbanrise Begur Koppa Road Master Plan — frequently asked questions
Next step for Urbanrise Begur Koppa Road
Two things about this project are confirmed: 20 acres, and the address opposite Candor International School. Register and you will get the unit mix, the price list and the K-RERA number as each one is published.