DivyaSree Shettigere vs Tata Varnam

The same survey numbers on two different filings

DivyaSree's Terms of Reference names Sy. Nos. 1P and 37/2P of Akkalenahalli-Mallenahalli Village, Kasaba Hobli, Devanahalli Taluk, along with fourteen further part-survey numbers. Tata Varnam Phase 1A's Karnataka RERA record names Sy. No. 1(P) and 37/2(P) of Jodi Akkalenahalli-Mallenahalli. Those are the same two numbers.

There is a second, independent signal. Varnam Phase 1A's registered coordinate, 13.193686 by 77.666602, sits inside the bounding box DivyaSree uploaded with its own filing, about 247 metres from that box's centre. A boundary box is a rectangle drawn around an irregular holding and can easily contain a neighbour's land without the two polygons touching, so this is not proof that the parcels overlap and we do not present it as such.

What it does establish is that the two holdings abut or interleave on Sy. 1 and 37 rather than sitting at a distance from one another. A part-survey number can be subdivided many times, and different promoters routinely hold different fragments of the same original number. The useful conclusion for a buyer is narrower and more practical than a boundary dispute: whatever is true about drainage, access, khata classification, water source and the local body on that block is very likely true of both, and only one of them has had to put those answers on a public record.

What Varnam actually is, on the registry rather than the brochure

Varnam is often described online as a single large apartment launch. The registry describes something more specific, and the difference matters if you are using it as a benchmark.

Phase 1A — the registration most often quoted — covers 48 units in four two-storey row-house blocks: 24 homes of three bedrooms and three toilets, and 24 of four bedrooms with a study. Dividing the registered total carpet areas by the unit counts gives roughly 169 sq m for the first type and 224 sq m for the second, which is about 1,820 and 2,416 sq ft of carpet respectively. That division is ours, on registered figures, and it is an estimate rather than a disclosure.

Tata's own press release of 8 October 2025 puts Varnam Phase I at approximately 20 acres carrying 582 apartments alongside 48 townhouses and row houses, inside a township, Carnatica, described at more than 135 acres. So the apartments are real and substantial; they simply sit in the sibling registrations rather than in 1A. Anyone quoting “Varnam” as a single figure is flattening four separate registrations with different completion dates, and the format and floor-plan detail is worth reading against the registration each format belongs to.

Money: what Tata has disclosed, and what DivyaSree has not

Neither promoter publishes a price for these projects, which surprises people. What Tata publishes instead is sales performance, and that turns out to be more informative than a rate card.

Tata's release of 8 October 2025 records ₹1,000 crore of sales within 60 days of the 15 August 2025 launch, across 377 unit sales, from 1,090 walk-ins. Tata Realty and Infrastructure's FY26 annual report records ₹1,331 crore from the project across the year. Dividing ₹1,000 crore by 377 units gives an average booking around ₹2.65 crore at launch. Both inputs are Tata's; the division is ours, and it is an average across a mixed product of apartments, townhouses and row houses rather than a price for any one of them.

DivyaSree has published no price, rate, cost sheet or payment schedule. Any figure offered for it today has an author other than the promoter, and per-square-foot rates attached to either name on aggregator pages have no developer source we could find. For corridor context on developer-published numbers only, Birla Estates' listed parent reports an average realisation of ₹10,231 per sq ft on Birla Trimaya's Phase 4, on this same survey block — booking value divided by area sold, not a list price. That is the honest anchor, and Tata's price page should be read alongside it rather than instead of it.

How to use one project to read the other

Because they interleave on the same survey numbers, the registered neighbour answers questions about the unregistered one that no brochure can.

Three are worth extracting deliberately. First, jurisdiction: the plan sanction on Varnam is BIAAPA — the airport-area planning authority — not BBMP or the Greater Bengaluru Authority, which tells you the route any neighbouring scheme will have to take. Second, khata: the registered neighbour's record shows a Panchayat Raj e-khata issued in 2025 on Sy. 1(P), so a buyer on this block should expect panchayat khata and panchayat property tax rather than a city-corporation A-khata, and should confirm it on the specific survey numbers. Third, water and local body: that same record names Anneshwara Gram Panchayat as its water authority.

None of those three transfers automatically to the DivyaSree parcel, and we do not claim they do. But they are the questions to ask, with a documented answer from fifty metres away to check any reply against. The registered neighbour also sets a realistic delivery expectation: every apartment project registered in this taluk in 2025 and 2026 files completion between mid-2030 and end-2031.

The practical division is straightforward. If you want to buy on this block in the next few years, the registered project is the one that can sell you something. If you are tracking the larger filing, use its neighbour as the reference against which every claim about the block gets tested.