Mana Skanda The Right Life, Sarjapur–Varthur Road: A Buyer's and Investor's Guide (2026)

India's largest child-centric township claim on one of Bengaluru's strongest corridors — here is what the specs, the pricing, and the investment case actually look like when you go beyond the brochure.

A Note Before We Begin

The project is officially named Mana Skanda The Right Life — a joint development by Mana Projects and Skanda Avani. You may have come across it under variations like "Mana Skandas The Right Life," "The Right Life by Mana Skanda," or simply "TRL." This guide uses the official name throughout.

One critical thing to understand upfront: this is one of the most structurally complex project registrations among major Sarjapur Road launches in 2025–26. It has six separate RERA registrations across different phases and tower clusters — each with its own tower numbers, unit counts, and possession dates. The "100-acre township" marketed figure refers to the total land holding; Phase 1 is 32–33 acres. Every price, configuration, and timeline referenced in this guide applies to Phase 1 unless stated otherwise. Verify your specific tower's RERA registration independently before paying anything.

Project Snapshot

The Developers: Mana Projects and Skanda Avani

Mana Projects

Mana Projects is a Bengaluru-based residential developer founded in 2000 by D. Kishore Reddy, who serves as Chairman and Managing Director. The company celebrated its silver jubilee in 2025 and has built an established brand in Bengaluru's residential market over 25 years.

Verified track record metrics:

• 25 years of operations, exclusively in Bengaluru
• 23+ completed projects with over 34.98 lakh sq ft of delivered saleable area (per CARE Ratings assessment)
• 10 million+ sq ft developed across the full portfolio; 10,000+ families housed
• No RERA complaints found on Karnataka RERA portal (per CARE Ratings)
• CARE Ratings has rated Mana Projects, noting its "long and established track record" and consistent on-time delivery
• Multiple industry awards: Best Realty Brand (ET Edge Awards), Asia Pacific Property Award for landscape architecture (Mana Verdant Terraces, Mana Dale), India's Vertical Forest Tower recognition for Mana Foresta

What Mana brings to this project: Mana is the more established brand between the two co-developers, with a 25-year Bengaluru track record. Its previous projects — Mana Foresta, Mana Dale, Mana Jardin Neo, Mana Verdant — show a consistent emphasis on nature-integrated design and green architecture, which aligns directly with The Right Life's open-space positioning.

Skanda Avani

Skanda Avani is the co-developer on this project — a joint development agreement (JDA) structure where the land and development responsibilities are shared between Mana Projects and Skanda. This is an important structural fact for buyers: in a JDA, it matters who holds the land title, how responsibilities are split, and which entity is the registered RERA promoter. Always verify the exact legal structure and which entity your sale agreement is with before signing.

Location: Why Dommasandra Circle on Sarjapur–Varthur Road

The geography

The project sits at Dommasandra Circle, off Sarjapur–Varthur Main Road (SH-35), in East Bengaluru. This is the same road corridor that carries Abhee City Urban Glenn and several other major 2025–26 launches — an indicator of how much developer conviction has concentrated in this belt.

Dommasandra is positioned roughly between the established micro-market of Carmelaram to the north (closer to the ORR junction) and Sarjapur Town to the south. It sits at the intersection of two IT employment corridors: Whitefield–ITPL to the north-east, and the Sarjapur Road–Embassy TechVillage–Wipro belt to the west.

Employment proximity

From Dommasandra Circle, residents have road access to:

• Wipro SEZ, Embassy TechVillage — 10–18 km
• RGA Tech Park, Sarjapur Road IT belt — 8–15 km
• ITPL Whitefield — approximately 15–22 km
• Outer Ring Road IT corridor (Marathahalli, Kadubeesanahalli) — 20–28 km

The corridor serves a broad base of IT, banking, healthcare, and technology sector professionals — one of the deepest rental demand pools in Bengaluru.

Price positioning within the corridor

The Right Life, at ~₹11,500–₹12,500/sq ft, sits at the mid-to-upper range of the Gunjur–Dommasandra sub-zone — reflecting the premium of a large-format, RERA-registered, child-centric township product over a standard apartment complex in the same area.

Master Plan: Five Provinces and What They Mean

The Right Life is organised into five "provinces" across the 100-acre master plan, each with its own character and tower cluster:

• Phase 1 Towers (T7, T8, T9, T4, T5): The primary launched phase covering 32–33 acres, with the mega-clubhouse as the anchor amenity
• Tower 6: 4 BHK only, G+32 floors, under a separate RERA registration
• Forest Province 1 and 2: Additional phases registered in March 2026, covering Towers 1, 2, 7, 8 under newer RERA filings

The master plan is designed around a central lake, with 84% open space across the total township. The overall density is intentionally kept low for a project of this scale — with ~5,000 units across 100+ acres, the per-acre unit count is significantly lower than typical Bengaluru high-rise projects.

The 6.5-acre game centre and children's infrastructure sits at the heart of the township plan — the defining physical feature that distinguishes this project from similarly sized competitors.

Unit Configurations and Pricing

The project has multiple RERA filings covering different towers and configurations. This table reflects publicly available data as of mid-2026:

All prices are indicative based on publicly available market data as of mid-2026. Verify the current official price sheet with Mana Projects' sales team.

The 2 BHK angle deserves special mention: At ₹1.10–1.30 Cr, the 2 BHK in the T789 RERA filing offers an unusually accessible entry point into a Sarjapur Road child-centric township of this scale. Most comparable large-format projects on this corridor start at 3 BHK configurations above ₹1.5 Cr. If your budget fits this range, the 2 BHK here offers better value-for-location than most alternatives.

What the base price doesn't include

Budget for approximately 11–14% above the base price for:

On a ₹1.85 Cr 3 BHK, this adds approximately ₹20–26 lakh to your all-in cost before interior work.

The Defining Feature: Child-Centric Design

What genuinely distinguishes The Right Life from other large-format townships on the Sarjapur–Varthur corridor is not the amenity count but the deliberate design philosophy around children — which shapes the master plan, the internal road layout, and the specific infrastructure choices.

What "child-centric" actually means here

Traffic-calmed zones: Internal roads are designed to separate pedestrian and vehicle movement, with dedicated children's pathways running independently of car traffic. This is a genuine planning decision, not just a marketing phrase.

The 6.5-acre game centre: A dedicated, independently programmed children's activity zone of this scale has no comparable in other Sarjapur Road launches as of 2026.

Age-segmented play infrastructure:

• Toddler Development Area (structured early-childhood play)
• Teen-Centric Activity Zone (specific programming for older children)
• Space-Themed Kids' Zone
• Musical Play Deck
• Skating Rink
• Moon Deck / Star-Gazing Corner
• Mini Golf Putting Area

Learning integration: Reading nooks, interactive learning spaces, and educational programming zones are planned within the residential campus — not just adjacent to it.

Nature integration: The 84% open space ratio is maintained specifically to give children green, unpaved areas for unstructured outdoor play — a considered departure from the high-density norm in Bengaluru's apartment market.

The broader amenity package

Beyond child-specific infrastructure, the township offers:

• Mega clubhouse (~9,373 sq metres per RERA filing) — one of the largest clubhouse footprints among active Sarjapur Road launches
• Multiple smaller clubhouses across phases (~2,187 sq metres each in Forest Province phases)
• 40+ child-centric amenities across the full township
• 70+ total lifestyle amenities
• Swimming pool with dedicated toddler pool
• Gymnasium with premium equipment
• Co-working space and business centre
• Café and convenience store
• Jogging and cycling tracks
• Bump track
• Yoga deck and wellness zones
• Amphitheatre
• Landscaped gardens and lake-fronting open spaces

RERA Status: What You Need to Understand

The Right Life has six active RERA registrations — the most layered registration structure of any major Sarjapur Road project as of mid-2026. This is not a red flag in itself (it reflects the scale and phasing of a 100-acre township), but it means each tower cluster has its own registration, its own carpet area disclosures, and its own possession date. You must verify the registration for your specific tower, not just confirm that the project has "RERA approval."

The six RERA registrations

This table is compiled from publicly available data. Verify all details on rera.karnataka.gov.in for the specific tower you are considering.

How to verify yourself

1. Visit rera.karnataka.gov.in
2. Search "Mana Skanda The Right Life" or enter the specific RERA number for your tower
3. Confirm: the promoter name, the tower number, unit count, carpet area, and possession date all match what you've been quoted by the sales team
4. Check the escrow account status and any quarterly progress updates filed by the developer

Never pay any amount — including a refundable EOI deposit — based solely on a sales pitch or third-party listing. Verify your specific tower's RERA registration on the government portal yourself.

The Investment Case

1. Entry pricing at the right point on the Sarjapur Road appreciation curve

Sarjapur Road as a corridor has delivered approximately 98–113% price appreciation over 5 years (2021–2026). Dommasandra and Gunjur — the sub-zones where The Right Life sits — are in the growth phase of this curve rather than the mature phase, offering more headroom than established micro-zones like Carmelaram or Bellandur.

At ~₹11,500–12,500/sq ft, The Right Life is priced above entry-level projects in this corridor but below the premium end. This is a mid-to-premium positioning that reflects the township scale and child-centric differentiation — not a speculative premium. For investors buying at this level with a 5–7 year horizon, the appreciation runway from a corridor that has already demonstrated this trajectory is a credible proposition.

2. Rental yield: strong and structurally supported

Rental benchmarks in the Varthur–Dommasandra corridor as of 2026:

These yields are among the strongest in Bengaluru — driven by the sheer volume of IT and tech professionals working along the Sarjapur Road and Outer Ring Road corridors who need quality housing within commuting distance.

For an investor in The Right Life's 2 BHK at ~₹1.10–1.30 Cr all-in, a ₹28,000–32,000 monthly rent at possession delivers approximately 3.5–4% gross yield on cost — competitive with Bengaluru's best residential income corridors.

3. The township premium: a lasting differentiator

In Bengaluru's resale and rental market, large-format, well-maintained township communities consistently command premiums over standalone apartment complexes in the same location. A 100-acre child-centric township with a dedicated 6.5-acre game centre, 84% open space, and a lake frontage is a specific, hard-to-replicate product.

As the township fills up and the child-centric amenity ecosystem becomes operational and community-driven, the product becomes more differentiated, not less. The premium for "township living with this infrastructure" over a standard 15-floor apartment complex in the same pincode will likely widen over time.

4. Mana's track record as a risk moderator

CARE Ratings' independent assessment of Mana Projects — consistent on-time delivery, zero RERA complaints, healthy collections and lower debt reliance — is a meaningful data point for under-construction risk assessment. A 25-year developer with a clean RERA record in Bengaluru is materially less risky than a newer entrant or a developer with complaint history.

What the investment case depends on

• Metro Phase 3A: The Namma Metro Phase 3A extension covering the Sarjapur Road corridor is planned but not yet operational. When it arrives, it will be a step-change for this specific location. Treat it as a future catalyst, not a current fact.
• Execution at scale: Delivering a 100-acre township across multiple phases over several years is Mana's most ambitious project. Their smaller-project track record is strong; this tests their capacity at a new scale.
• Time horizon: December 2028–2030 possession for different towers means this is a minimum 3–5 year capital commitment from today. Investors needing liquidity sooner should look elsewhere.

Connectivity: Honest Assessment

What exists today

• Direct access to Sarjapur–Varthur Main Road (SH-35) — a functioning arterial road connecting the project to both Whitefield and Sarjapur Road employment hubs
• Greenwood High International School adjacent to the project boundary — immediate catchment for families with school-age children
• Proximity to Dommasandra town's growing social infrastructure
• Road-accessible to major IT parks within 10–22 km depending on destination

Under construction or planned

• Namma Metro Phase 3A: The approved extension covering the Sarjapur Road corridor; when operational (targeted late 2020s), will transform transit access for this belt
• Peripheral Ring Road (PRR): East Bengaluru sections will improve cross-corridor connectivity when delivered

Practical note for commuters

Peak-hour traffic on Varthur–Sarjapur Road is a real consideration. Road-widening and signal optimisation work is ongoing in parts of the corridor, but commute variability at peak hours is a fact of life in this belt. Verify your specific workplace commute personally at peak hours before committing.

Who This Project Suits — And Who Should Think Twice

This project may suit you if:

• You're a family with young children — or planning to have children — and want a residential community genuinely built around child safety, outdoor learning, and play infrastructure at scale
• You're an IT or tech professional working in the Sarjapur Road, Wipro SEZ, or Outer Ring Road belt and want a township lifestyle within a reasonable commute
• You're an investor with a 5–7 year horizon seeking a township-positioned product at mid-to-premium Sarjapur Road pricing with strong rental fundamentals
• The 2 BHK at ₹1.10–1.30 Cr fits your budget and you want Sarjapur Road exposure at the most accessible entry point currently available in a large-format RERA-registered project
• NRI buyers wanting a Bengaluru asset with strong rental demand and a differentiated product that will age well in the resale market

Think carefully before booking if:

• Your workplace is primarily in North Bengaluru (Hebbal, Yelahanka, Manyata Tech Park) — the commute from Dommasandra to North Bengaluru across the city is materially different from the east-corridor commute
• You want to move in within 2 years — the possession range of December 2028–2030 means this is not a near-term occupancy buy
• You're uncomfortable with the six-RERA-registration complexity and want a simpler legal structure — the layered filing structure requires careful phase and tower verification
• You're primarily brand-driven in your developer selection — Mana Projects is credible and award-winning, but Skanda Avani's role in the JDA is less publicly documented. Verify the joint development structure clearly.

Due Diligence Checklist Before Booking

• Identify which specific RERA registration covers your tower and verify it live on rera.karnataka.gov.in — do not assume the primary RERA number applies to all towers
• Confirm the carpet area (not saleable) for your chosen configuration as stated in your specific RERA filing
• Understand the JDA structure — confirm which entity (Mana Projects or Skanda Avani) is the registered RERA promoter and which entity your sale agreement is with
• Get the complete cost sheet — base price + GST + stamp duty + registration + PLC + parking + corpus fund — before paying any EOI
• Confirm which amenities are in your phase's delivery vs later township phases — the 6.5-acre game centre and full 100-acre amenity vision unfolds across multiple years
• Get your bank's written approval for the specific tower and RERA number — confirm which lenders have approved which specific phases
• Visit the site in person — assess current construction progress, road access quality, and surrounding development
• Verify your commute to your specific workplace at peak hours
• Ask for the maintenance charge estimate for your phase, given the township amenity scale
• Get possession dates and delay-compensation terms for your specific tower in writing
• Engage an independent property lawyer to review the sale agreement before signing

Frequently Asked Questions

Q: Who is building Mana Skanda The Right Life? It is a joint development between Mana Projects Pvt. Ltd. and Skanda Avani. Mana Projects is the better-known entity with a 25-year, 23+ project Bengaluru track record and a CARE Ratings credit assessment. Verify which entity is the registered RERA promoter for your specific tower before signing.

Q: What is the RERA number for this project? The project has six RERA registrations. The primary Phase 1 filing is PRM/KA/RERA/1251/308/PR/280324/006766. However, different towers are registered under different numbers. Identify the specific RERA number for your tower and verify it directly on rera.karnataka.gov.in before paying anything.

Q: What makes this "child-centric" — is it just marketing? The child-centric positioning is backed by specific physical infrastructure: a 6.5-acre dedicated game centre, traffic-calmed internal pedestrian pathways, age-segmented play zones for toddlers and teenagers, a moon deck, musical play deck, space-themed zones, and a skating rink. It is not purely a marketing label — the master planning decisions reflect the stated positioning. Whether the execution matches the planning is what a site visit helps assess.

Q: Is 84% open space realistic for a 100-acre township? The 84% open space figure is cited for the full township master plan. Phase 1, at 32–33 acres with its specific tower count, will have its own open-space calculation. Ask Mana's team for the Phase 1-specific open space percentage, not just the total township figure.

Q: What is the realistic all-in cost above the base price? Budget 11–14% above base price for GST, stamp duty, registration, and standard charges — before adding PLC, parking, and corpus fund. On a ₹1.85 Cr 3 BHK, that's approximately ₹20–26 lakh additional.

Q: When can I expect possession? The marketed possession date for the primary Phase 1 filing is December 2028 onwards. Tower 6 (4 BHK) is December 2030, and the Forest Province filings are December 2030. Verify the specific possession date for your tower's RERA registration. Always build a 12–18 month buffer into your planning for any under-construction project.

Q: Is this a good investment for rental income? For a 5–7 year horizon, the fundamentals are strong. Gross rental yields of 3.5–4.8% on quality properties in this corridor are among Bengaluru's highest. The township positioning and child-centric design will attract premium tenants with families — typically longer-tenure, lower-turnover renters. The 2 BHK entry point at ₹1.10–1.30 Cr offers the most accessible capital-efficient entry into this rental demand pool.

Final Word

Mana Skanda The Right Life is one of the few large-format Bengaluru launches in 2025–26 with a genuinely distinctive product concept — not just a larger version of a standard gated community, but a township where the child-centric positioning has been translated into actual master-planning decisions, specific infrastructure at scale, and a design language consistent from the gate to the play zones.

Mana Projects brings a 25-year Bengaluru track record, a clean RERA record, and third-party credit validation to the partnership. The Sarjapur–Varthur Road location offers real employment proximity and a corridor with demonstrated appreciation history. The pricing, while not cheap by absolute standards, is mid-range for the corridor and reflects genuine product differentiation.

What this project asks of buyers is the same thing any large-format, multi-phase under-construction township asks: patience, careful tower-specific due diligence across six RERA registrations, and comfort with a 2028–2030 possession horizon. Do that work thoroughly — especially the RERA verification step — and The Right Life is a project that earns a serious look.

This article is independent editorial content based on publicly available information as of September 2026, including Karnataka RERA portal data, CARE Ratings assessments, Mana Projects' official communications, and multiple third-party research sources. It does not constitute investment, legal, or financial advice, and AnviRealty has no commercial relationship with Mana Projects or Skanda Avani related to this article. All project details, prices, and RERA information must be independently verified with the developer and on the Karnataka RERA portal before making any purchase decision.

Published by AnviRealty — Bengaluru's data-driven real estate advisory platform.