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Vajram Esteva is a premium mixed use development having high-rise apartment towers and a commercial office tower (retail on the ground floor) located on Sarjapura – Marathahalli Outer Ring Road, Bellandur, Bangalore. Vajram Esteva offers perfect “Walk to Work” lifestyle to its residents with majority of IT Parks & SEZ falling within 2 Km radius.

The Project Site is directly accessible by 100 ft wide Outer Ring Road (ORR). The Project is located next to Country Club and is in the immediate neighbourhood of IT hub of Sarjapura – Marathahalli Ring Road.

Below table provides a snapshot of the Project:

Type of ProjectResidential & Retail
Developer NameVajram Group
Project LocationDevarabisanahalli, Bellandur, Outer Ring Road, Bangalore
Land Area 2.5 acres
No of Units 106
No of Towers / Blocks3 Towers
Units Configuration 3 BHK - 2122 - 2401 sq. ft.
4 BHK - 3018 - 3232 sq. ft.
No of Floors2B+G+12
Completion Timeline November’19


We have benchmarked Vajram Esteva against other high-rise apartment projects in and around Bellandur locality, on or off Outer Ring Road. We found the price of Vajram Esteva “Less” compared to other competing projects in the immediate neighbourhood.

As there is good supply of residential properties in this location as well as on Sarjapura Main Road there will be limited price appreciation in future as buyers are spoilt for choices. Vajram Esteva is a very good choice for self-use residential home.

Project NameDeveloper NameLocation Units Sizes Price Expected Completion
Vajram EstevaVajram GroupBellandur, Outer Ring Road2122 - 32325750Nov’19
Sterling AscentiaSterling DevelopersBellandur, Outer Ring Road1591 – 20916200June’18
DNR ReflectionDNR GroupBellandur, Off Outer Ring Road1910 - 32506440Dec’18
Embassy PristineEmbassy GroupBellandur, Off Outer Ring Road2666 – 53847500Completed
Rohan IkshaRohan BuildersBhoganahalli Road, Off Outer Ring Road293 – 21715250March’18
Prestige Ivy TerracesPrestige EstatesDoddakannelli-Kaadubeesanahalli Rd1193 - 17506000June’17
Prestige SilversunPrestige EstatesDoddakannelli-Kaadubeesanahalli Rd1221 - 21246500Completed
Adrash Palm RetreatAdarsh DevelopersDoddakannelli-Kaadubeesanahalli Rd1320 – 33756700Completed
Nitesh Cape CodNitesh EstatesBellandur, Off Sarjapura Main Road1260 - 24286000Dec’17

*The quoted price is base price of the unit and does not include car parking, floor rise, club house, deposits & taxes.

NOTE: Price last updated on April 24, 2017.

Location Rating: BETTER THAN MOST

Vajram Esteva is located on Outer Ring Road, Bellandur, Bangalore, next to Country Club. The Project is directly accessible from Outer Ring Road which is the IT hub of Bangalore East. A large number of IT Parks and SEZs are within 5 Km from the Project. Vajram Esteva provides “walk to work” or minimal stress free travel lifestyle to its residents.

The immediate neighbourhood is a well-developed IT / ITES hub of Bangalore and has several high-rise residential projects from top builders such as Prestige Estates, Adarsh Developers, Sobha Limited, Nitesh Estates and Embassy Group.However, ORR is one of the most traffic prone roads in Bangalore. Hence, this location works well only for those people who work in and around ORR within 10 Km radius.


Immediate neighbourhood

All major IT SEZs such as Global Technology, Park RMZ Ecospace, Pritech Park SEZ, Embassy Tech Village and Cessna Business Park are within 1 Km radius. The immediate neighbourhood has well-developed social infrastructures such as retail store, schools and hospitals, all within walking distance.
Landmarks nearby

The Project is next to Country Club on ORR and just 250 meters north of Intel Campus.
Access Roads

Directly accessible from 100 ft Outer Ring Road. Sarjapura Main Road is around 2.5 Km in the south direction
Metro Rail

Nearest station as per proposed plan of Namma Metro Phase 3 is Bellandur at Sarjapura Main Road, around 3 Km from the Project.
Train Stations

Bangalore City Railway Station (17 Km); KR Puram Railway Station (10 Km)

Kempegowda International Airport is 48 Kms away.


Builder Rating: ABOUT AVERAGE

Vajram Group is promoted by Mr. Pavan Vajram, a technocrat with decades of experience in Technology industry. He was the founder of TechForce, an integrated chip design company which was later acquired by Smartplay Inc. He has founded several other companies in the US and India. Vajram Group also owns an aromatic company, Vajram Aromatics, which does cultivation, procurement and distillation of over 20 essential oils in India.

Vajram Group has completed only two projects so far and hence have limited real estate industry and construction experience. However, the group has been quite focused on real estate and have three large ongoing projects in North and South of Bangalore.

Builder NameVajram Group
Flagship Company NameVajram Estates Pvt. Ltd.
Project Execution CompanyVajram Estates Pvt. Ltd.
AddressNo 61, Shri Vijayaraja Estate, Thanisandra Main Road, Bangalore - 560064
Year of Establishment2005
Managing DirectorPavan Vajram
No. of Projects Completed2
Popular ProjectsVajram Essenza
Company Website http://www.vajramgroup.com

Construction Quality Rating: ABOUT AVERAGE

We found “Average” Quality of Construction in its last two completed projects. The construction in the Project is being done in-house with piecemeal work given to smaller contractors.

The Projects offers a number of amenities and indoor sports facilities to its residents. However, there is no outdoor sport facilities available to its residents. Presence of a retail mall within the campus will be of great convenience to its residents.

Construction ContractorIn-house by Vajram Group
ArchitectSpace Matrix, a Singapore based well known architectural firm with presence in Australia, China, India, Thailand, Singapore, United States and Vietnam.
SpecificationsStandard specifications such as

• Wooden flooring in master bedroom; Vitrified tiles in all rooms, living, Kitchen & dining areas.

• Hardwood main door frame with BST shutter for main door as well as internal doors.

• UPVC sliding windows with mosquito mesh.

• Reputed brands for Sanitary Fixtures and CP Fittings.
Expected CompletionNovember’19


Clubhouse with Gym.

Yoga Room.

Aerobics Hall.

Snooker Table.

Squash Court.

Foosball Table.

Table Tennis.

Carrom & Chess.

Roof Top Swimming Pool.

Children’s Play area.
Sewage Treatment Plant.

Sky Garden.

Aroma Garden.

Lotus Pond.

Rainwater harvesting system.
Indoor Multipurpose Hall.

Outdoor Lounge.

Mini Theatre.

100% Power Backup.
Walk to Work Lifestyle. Retail Mall.

Vajram Esteva has received all required NOCs from the concerned authorities and building plan sanctions from BBMP. We did not find any regulatory related issues with the project.

Word of Caution: The Project falls under eco-sensitive valley zone of Bellandur lake. There are several primary and secondary valley zones very close to the project. We haven’t verified the presence of any naala or valley zone as per the village map, which is critical. Bellandur lake has become a national topic of discussion and is on the radar of NGT as well as High / Supreme Courts.

Buyers are advised to conduct an independent legal and technical due-diligence of the project before investing in the project.

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