Aria Greens

Aria Greens by VARS and Kens is a plotted residential layout of 286 sites at Bommenahalli, off Budigere Cross Road on the eastern edge of Bengaluru, Karnataka. It is developed by the VARS Builders group through a partnership firm, VARS and Kens Developers, and is registered with K-RERA as PRM/KA/RERA/1250/304/PR/091122/005421. The layout is finished: the promoter applied to the regulator for completion on 9 January 2025.

Some property portals spell the village Bommanahalli, which invites confusion with the Hosur Road neighbourhood of that name in south Bengaluru. This project sits in Bidarahalli hobli, on the city's east side. VARS itself simply calls it Aria Greens.

The K-RERA certificate places the layout on 17 survey numbers, from 92/1 to 127/4, in Bommenahalli village, Bidarahalli hobli, Bengaluru East taluk, PIN 560049. The same record files it under Hosakote taluk in Bengaluru Rural district, and the Hoskote Planning Authority sanctioned the plan. Expect to see both taluk names on documents.

VARS puts the site just off Budigere Cross Road, on the main road running from Whitefield towards Kempegowda International Airport. Its project page names Sathya Sai, Vydehi and East Point hospitals, Brigade Orion Uptown mall, Decathlon, and schools including Baldwin, VIBGYOR and Narayana e-Techno as nearby. Neither VARS nor K-RERA gives distances, so we don't quote any.

Two details in the filing add to the picture. The two commercial plots front a 30-metre master-plan road, and the water source is listed as Mandur gram panchayat.

K-RERA records the land as 106,608 sq m, which works out to roughly 26.3 acres; VARS rounds it up to 27 acres. Of the 286 sites, 284 are residential and two are commercial.

The workhorse plot is 9 by 15 metres, or 135 sq m (about 1,453 sq ft), and there are 143 of them. The rest are 34 plots of 12 by 22 m, 19 of 12 by 18 m, 12 of 15 by 24 m, 10 of 12 by 21 m and five of 12 by 15 m, plus 61 irregular residential sites ranging from 109.85 to 809.83 sq m. VARS advertises a standard range of 1,453 to 3,875 sq ft.

The land-use table sets aside eight parks covering 10,716 sq m, four civic-amenity sites totalling 5,358 sq m, and 32,183 sq m of roads, which run from 9 to 24 metres wide inside the layout. VARS lists a pet park, tennis court, skating rink, cycling track and a children's play area, says the planting runs to more than 200 plant varieties, and says rainwater is harvested for full percolation.

VARS also says it is building a small number of 3 and 4 BHK villas inside the layout. We found no separate K-RERA registration for them; the registered project is the plotted layout alone.

Yes on both counts, going by the regulator's file. K-RERA approved the registration on 9 November 2022, recording a project start of 10 January 2022 and a completion date of 10 January 2025. No extension was taken.

On 23 December 2024 the Hoskote Planning Authority issued its order on the final layout, which the promoter uploaded to K-RERA as the completion certificate. A chartered accountant's Form 4CC dated 8 January 2025 certifies 100% development with no pending work, and the completion application followed the next day.

Some housekeeping was still open at that point. The same CA report says no association of allottees had been formed, no deed of declaration registered and no project insurance taken. It also shows all eight quarterly updates from Q4 FY2021-22 to Q3 FY2023-24 reaching K-RERA after their due dates, though it records no penalty paid to the authority.

The registered promoter is VARS and Kens Developers, a partnership firm with six partners. Its authorised signatory is Venumbaka Venkata Krishna Reddy, whom the VARS Builders website names as the group's founder and chairman. K-RERA shows no earlier project registered by this firm and no complaints against the firm or the project, and the firm declared no loan against the layout.

The land is not the developer's outright. Landowning families signed a joint development agreement with the developer on 12 May 2010, registered at the Bidarahalli sub-registrar, and gave it a general power of attorney the same day. The draft sale agreement filed with K-RERA therefore names the landowners as vendors, signing through VARS and Kens Developers as attorney. One partner, K. Sudhakar Reddy, also appears in the landowner list.

VARS doesn't publish prices on its own website. The clearest numbers sit in the CA's completion report on K-RERA, which lists each sale agreement signed up to 31 March 2024. The completion filing counts 115 plots sold and 171 unsold.

For the standard 1,453 sq ft plot, recorded agreement values run from ₹26.15 lakh, in several agreements from early 2023, to ₹1.02 crore in one dated 27 March 2024. The report gives no reason for the gap, so read these as individual recorded deals rather than a price list.

At project level, the promoter declared a total cost of ₹95.75 crore: ₹64.25 crore for land and ₹31.5 crore for layout development. By the completion filing it had collected ₹74.30 crore from buyers and spent ₹41.47 crore. The draft agreement makes buyers liable for maintenance levies, including five years of common-area maintenance after completion; no amount is stated, and the CA report shows no maintenance money collected by March 2024.

Start with title. Because sales run through a joint development agreement and power of attorney, ask for both documents, find out whether your plot falls in the landowners' share or the developer's, and confirm who signs the sale deed.

Read recital L of the draft agreement closely. It says the vendors keep ownership of the arterial road and the amenities along it, and may let future developments on adjoining land use that road and the layout's internal roads. The vendors' wider holding in Bommenahalli includes survey numbers such as 137, 139, 144 and 162 that sit outside this layout.

Ask who maintains the roads and parks today. The completion file includes a relinquishment deed to the panchayat, yet the agreement also asks buyers to fund five years of common-area upkeep. Get the plot's khata, and match its number and dimensions against the K-RERA plot schedule. Villa buyers should ask separately for the building plan sanction and the villa's RERA position.