Most large residential projects in Bengaluru fit greenery into whatever space is left after the buildings are placed. One project on Bagalur Road did it the other way around. At Adarsh Palm Acres Phase III, the park came first and the villas were arranged to face it — the same order in which New York drew Central Park and then built the city around it.
The result is a villa-only community of just 196 homes across roughly 30 acres at Vidyanagar Cross, Bagalur, in North Bangalore. This guide covers what the project offers, what it costs, and what you should verify before booking.
Only 196 Villas, Each Facing a Park
The headline number here is not the acreage. It is the villa count.
196 homes on 30 acres is genuinely low density. A single apartment tower can hold that many families on a fraction of the land. Low density changes daily life in ways a brochure struggles to explain — less traffic inside the gates, quieter mornings, real distance between you and your neighbour, and common areas that are not fought over on a Sunday evening.
Because the park was planned first, the longest sightline from your front door is a garden rather than another compound wall. Wide internal avenues complete the layout. This is also a villa-only community — no apartment blocks are mixed in, so the character of the township stays consistent throughout.
Villa Formats, Sizes and Plots
Phase III offers seven villa formats across two configurations, all built to a Ground + 1 structure — two private levels per home.
- Premium 4.5 BHK — built-up area 3,457 to 4,500 sq. ft., on plots of 2,400 to 3,200 sq. ft.
- Luxury 5.5 BHK — built-up area 4,500 to 6,910 sq. ft., on plots of 3,200 to 4,897 sq. ft.
The ".5" in each configuration is usually a room that is not a full bedroom — a study, a home office, or a guest room. Families tend to use it for whatever they need most that year.
Two design decisions stand out. The first is ceiling height: 11 feet floor-to-floor on every level. That is well above what most villas offer, and it changes how light and air move through a room in a way you notice the moment you walk in. The second is the open-plan, Vaastu-friendly layout, which keeps the ground floor feeling connected rather than chopped into small rooms.
On finishes, bedrooms are laid with engineered wooden flooring, while living and family areas use imported marble.
What Adarsh Palm Acres Phase III Costs
Prices across all seven formats run from ₹6.70 Cr to ₹14.12 Cr. These figures are indicative and revise as construction reaches new milestones.
Two things matter before you budget. First, the quoted price excludes GST, stamp duty, registration and other statutory charges — on a purchase of this size in Karnataka, those add a significant amount, so always ask for an itemised cost sheet rather than working from a headline number. Second, corner villas and park-facing villas may carry a premium over the base price for that format.
Per-villa pricing is shared on the cost sheet rather than published on the page, which is normal for projects at this level.
Thirty-Plus Amenities in the Clubhouse
An expansive clubhouse anchors the community, and the mix leans towards facilities families actually use through the week rather than ones that only look good in a render.
Sport
Two badminton courts, a squash court, a tennis court, table tennis and a pool table. A squash court is not a standard inclusion in Bengaluru villa projects, and having two badminton courts rather than one means you can actually get a slot when you want to play.
Water and Fitness
A swimming pool with a deck and poolside seating, a fully equipped gym, a yoga studio, and jogging circuits running through the community.
Wellness
A health club with steam and sauna, plus three separate spa rooms.
Gathering and Family
A multipurpose hall with its own kitchen, a bar and a restaurant — enough to host a function without booking a venue outside. For families, there is an indoor kids' play area, a library and a reading lounge.
Everyday Convenience
A grocery store operates within the community. It sounds like a small detail until you are living in a developing corridor and realise that a forgotten packet of milk otherwise means getting the car out.
Green Spaces
The Central Park sits at the heart of the plan, supported by landscaped avenues and open lawns.
The Location: Bagalur and the Airport Corridor
Vidyanagar Cross sits within Bengaluru city limits, with dual access via NH-7 and Hennur–Bagalur Road. Two entry routes matters more than buyers expect — when one road is congested or under repair, you are not trapped.
The area is minutes from the Aerospace SEZ and the tech parks of the airport corridor. It is one of the few pockets in North Bangalore where villa-format land is still available at this scale, which is the core reason a 30-acre villa township is possible here at all rather than further south.
Distances by Road
- KIADB Hardware Park — 3 km
- Shell Technology Center — 4 km
- Decathlon, Airport Road — 4 km
- Amazon, Airport Road — 8 km
- North Gate Tech Park — 9 km
- Cytecare Hospitals — 9 km
- Manipal Hospital, Yelahanka — 10 km
- Kempegowda International Airport — via Bellary Road
These are measured by road from the project location map and vary with route and traffic. Two hospitals within 10 km is worth noting for a location this far north, and the airport access is the standout advantage for anyone who travels frequently or is buying from overseas.
The honest caveat: this is not a walkable neighbourhood today. Shops, schools and hospitals are a drive rather than a stroll. If you need a fully built-up locality right now, central Bengaluru serves you better. If you want space and are comfortable with a corridor that is still filling in, this works.
Who This Project Suits
Adarsh Palm Acres Phase III fits buyers who want a large independent home with private land rather than a flat, who work in the aerospace or airport corridor, who travel often enough that airport proximity is worth real money, or who are buying for a joint family that needs four or five genuine bedrooms.
It is a weaker fit if you need possession soon, depend on public transport, or want a neighbourhood that is already complete.
Possession, RERA and What to Verify
Possession is scheduled for September 2031. Phase III bookings are open, and park-facing and corner villas are allotted in the order enquiries are received — so timing affects which villa you can actually get, not just what you pay for it.
The project is RERA registered under PRM/KA/RERA/1251/309/PR/181025/008181. Verify this yourself on the Karnataka RERA portal before paying anything. Never rely on a listing that mentions RERA without showing the number.
Three more things to confirm in writing: the itemised cost sheet with all statutory charges broken out, the floor plans with room dimensions for the specific format you want, and the payment schedule tied to construction milestones. Ask for the site layout as well, so you can see exactly where your villa sits relative to the park.
Final Thoughts
This is a clear proposition: 196 villas on 30 acres, arranged around a park rather than squeezed in beside one, with 11-foot ceilings, plots up to 4,897 sq. ft. and a clubhouse deep enough to keep a family occupied. It asks you to accept a developing neighbourhood and a 2031 possession date in exchange for space that is increasingly hard to find inside Bengaluru city limits.
You can review the full villa formats, floor plans, the site layout and the itemised cost sheet on the Adarsh Palm Acres Phase III project page, where a site visit at Vidyanagar Cross can also be arranged.
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