The Address & The Vision

An Address Worth Coming Home To

SOBHA Ayana is conceived as a modern tropical enclave at Panathur, off ORR in East Bengaluru. The project unfolds across 6.28 acres with twelve towers rising G+11 to G+14, holding 683 thoughtfully planned 3 BHK residences. Apartments range from 1553 to 1779 square feet, with prices opening at Rs. 2.11 Cr. The signature line is simple: a serene retreat where contemporary design meets the calm of nature.

The lifestyle promise is built around tropical landscapes, soft daylight and quiet open space. Clean architectural lines frame courtyards, walking trails and shaded congregation pockets, while the surrounding 81-acre SOBHA Dream Acres township extends a ready social fabric of clubhouses, sports courts and recreation greens. Daily life moves between privacy at home and a wider community at the doorstep. The intent is exclusivity without isolation — a measured kind of luxury for families.

Design philosophy leans on Modern Tropical Architecture: tall ceilings, ventilated layouts, framed views of greenery and material restraint. Every bedroom is oriented toward landscape rather than another building, and the planning prioritises four-sided ventilation for each home. SOBHA's in-house, backward-integrated construction practice carries through to joinery, finishes and the precision detailing the brand is known for. The result is residences that feel built rather than assembled.

The case for now rests on three things: a launch-stage entry into a corridor that is already a proven IT belt, the ORR-Airport metro extension nearing completion, and the CDP road network that will tighten links to Bellandur, Marathahalli and Sarjapur Road. Panathur has shifted from emerging to established, and inventory at this scale rarely surfaces here. For end-users, the brief is family-sized luxury within walking distance of work corridors. For investors, it is a thirty-year developer signature on a tightly held address.

Visit the SOBHA Ayana sales lounge for a walkthrough of the master plan, sample residence and forestscape detailing. Floor plates, pricing and allotment are available on request.

Visualize Your Future Home

Configurations & Pricing

Choose Your Residence

Starting from ₹ 2.11 Cr. Onwards

Configuration	Size	Starting Price
3 BHK Tropical-themed 3 BHK residences with forest-facing bedrooms and four-sided ventilation	1553–1779 sq.ft.	₹ 2.11 Cr. Onwards

Lifestyle

World-Class Amenities

Recreation

Clubhouse
Swimming Pool
Celebration Court
Tranquillity Valley
Cabana Island (Isla Verde)
Amphitheatre
Multipurpose Hall
Camping Grounds

Active

Gymnasium
Cricket Pitch
Tennis Court
Badminton Court
Skating Rink
Futsal Court
Jogging Trail
Yoga Lawn

Family

Kids Play Area
Children's Pool
Activity Arena
Indoor Games Room
Co-working Lounge
Senior Citizen Deck
Pet Park

Garden

3-acre Tropical Forestscape
The Lanai Tropical Garden
Reflexology Garden
Landscaped Walkways
Meditation Lawn
Water Features
Pedestrian-only Promenade

Master & Floor Plans

Detailed master plan and unit-wise floor plans available on request.

Preview only — request full plan

Location / Address

A Defining Address

Panathur, Off ORR, East Bengaluru, Karnataka · Panathur · Bengaluru

SOBHA Ayana sits along Panathur Main Road, off the Marathahalli–Outer Ring Road stretch in Balagere, East Bengaluru. The micro-market threads together Bellandur, Varthur and Whitefield, putting the city's most active IT corridor within a short drive. Panathur has matured from a quiet pocket into a sought-after residential address, anchored by tech parks, international schools and established retail. The neighbourhood is part of the Mahadevapura belt, which has seen sustained price appreciation through recent quarters.

The address places residents roughly four kilometres from Kadubeesanahalli metro station and seven kilometres from ITPL, with Bellandur a similar four-kilometre run away. Embassy TechVillage, RMZ Ecospace, Cessna Business Park and Prestige Tech Park are reachable within minutes via ORR. The upcoming Blue Line metro and the Comprehensive Development Plan road network are set to ease commute patterns toward Sarjapur and the airport. For families, this combination of connectivity and a settled social fabric is the address's clearest argument.

Preview only — request full map

Connectivity

Location Advantages

Thoroughfares

Outer Ring Road (ORR) — 1 km / 5 mins
Kadubeesanahalli Metro Station — 4 km / 12 mins
Varthur Main Road — 2 km / 7 mins
Sarjapur Road — 8 km / 20 mins
Old Airport Road — 9 km / 22 mins

Corporate

Embassy TechVillage — 5 km / 15 mins
Prestige Tech Park — 5 km / 15 mins
RMZ Ecospace / Ecoworld — 6 km / 18 mins
Cessna Business Park — 5 km / 15 mins
ITPL, Whitefield — 7 km / 20 mins

Hospitality

The Leela Palace, Old Airport Road — 10 km / 25 mins
Sheraton Grand Whitefield — 9 km / 22 mins
Vivanta Bengaluru, Whitefield — 8 km / 20 mins
Marriott Whitefield — 8 km / 22 mins

Education

Greenwood High International School — 5 km / 15 mins
VIBGYOR High School, Marathahalli — 6 km / 18 mins
Delhi Public School, East Bangalore — 7 km / 18 mins
ORCHIDS The International School — 5 km / 15 mins
New Horizon College — 8 km / 20 mins

Healthcare

Manipal Hospital, Sarjapur Road — 7 km / 18 mins
Columbia Asia Hospital, Whitefield — 8 km / 22 mins
Sakra World Hospital, Bellandur — 5 km / 15 mins
Cloudnine Hospital, Bellandur — 4 km / 12 mins

Schedule a Site Visit

See the residences in person. Our sales team will get in touch to coordinate a visit at your convenience.

Beyond the Project

Infrastructure & Growth

Namma Metro Blue Line (ORR–Airport, Phase 2B)

The 58-km Silk Board–KR Puram–Kempegowda International Airport corridor will pass through the ORR tech belt, materially reducing commute times for Panathur residents to both employment hubs and the airport.

Peripheral Ring Road (PRR / Bengaluru Business Corridor)

The 73-km eight-lane corridor will connect Tumkur Road to Hosur Road via the eastern fringe, easing pressure on ORR and giving Panathur faster access to the wider metropolitan region.

CDP Road Network expansion

The Comprehensive Development Plan road grid is being widened to seamlessly link Panathur with Bellandur, Marathahalli and Sarjapur Road, opening alternate routes that bypass current ORR bottlenecks during peak hours.

Kadubeesanahalli Metro Station

Located approximately four kilometres from the project, the Blue Line station will place ORR's tech parks and the airport on a single rail spine, lifting last-mile convenience for daily commuters.

Satellite Town Ring Road (STRR)

The NHAI-led STRR around Bengaluru will improve regional connectivity to Hosur, Dobbaspet and Devanahalli, enhancing the long-term mobility profile of East Bengaluru micro-markets including Panathur.

Build Quality

Specifications

Structure

RCC framed superstructure with concrete block masonry
Designed for seismic Zone II compliance
Zero common walls between adjacent apartments

Flooring

Vitrified tiles in living, dining and bedrooms
Anti-skid ceramic tiles in balconies and bathrooms
Granite in kitchen platform area
Premium tile cladding in lift lobbies

Bathroom

Sanitary fixtures and CP fittings of reputed make
Glazed wall tiles up to false ceiling
Provision for hot and cold water mixer
Concealed plumbing with branded fixtures

Kitchen

Granite counter with stainless steel sink
Glazed tile dado above counter
Provision for water purifier and chimney
Designed for modular kitchen integration

Doors & Windows

Main door with timber frame, architrave and HDF skin shutters
Bedroom and bathroom doors with timber frame and laminate shutters
Aluminium glazed windows with safety grills where applicable

Electrical

Concealed copper wiring with modular switches of reputed make
Adequate power outlets in every room
Provision for AC points in living and all bedrooms
DG backup for common areas and select apartment loads

Security

24x7 manned security with CCTV surveillance at entry, exit and common areas
Intercom connectivity from security to apartments
Access-controlled entry to towers
Boom barriers and visitor management at gate

Why Invest

Compelling Reasons

1

Modern tropical architecture on 6.28 acres

SOBHA Ayana is built on the principles of Modern Tropical Architecture across 6.28 acres, with three acres dedicated to a tropical forestscape. Clean architectural lines, framed greenery and shaded courtyards give the community a resort-like calm rarely found in East Bengaluru's IT corridor.

2

Zero common walls and panoramic orientation

The master plan ensures no two apartments share a common wall, eliminating noise transfer and enabling four-sided ventilation. Every bedroom is oriented to face the three-acre forestscape, so residents wake up to greenery rather than another building's facade.

3

Anchored within the SOBHA Dream Acres township

Ayana sits within the larger 81-acre SOBHA Dream Acres township, giving residents access to an established neighbourhood of clubhouses, retail, schools and over 5,000 resident families. The social infrastructure is ready from day one rather than promised for later.

4

Address at the centre of Bengaluru's IT belt

Panathur Main Road, off ORR, sits within minutes of Embassy TechVillage, Prestige Tech Park, RMZ Ecospace and ITPL. The four-kilometre proximity to Kadubeesanahalli metro and the upcoming Blue Line make daily commutes shorter, lifting both lifestyle quality and rental potential.

5

100+ amenities across five clubhouses

Residents access more than 100 curated amenities, including five clubhouses spanning 1.5 lakh sq. ft., a cricket pitch, skating rink, reflexology garden, yoga lawn and tropical retreats like The Lanai and Tranquillity Valley. The programme is designed for every age group, year-round.

6

SOBHA's three-decade, backward-integrated build quality

SOBHA has delivered over 548 projects across 27 cities, totalling 136.68 million sq. ft., and runs an in-house construction practice covering structures, joinery, glazing and metalwork. The result at Ayana is precision detailing and a finish standard consistent with the brand's three-decade record.

About the Developer

SOBHA

Sobha was founded on 7 August 1995 by P. N. C. Menon, who established the original interior decoration firm in Oman in 1976 . The Indian arm went public in 2006 with its IPO on Indian stock exchanges , and the company changed its name to Sobha Limited on 18 August 2014 . Headquartered in Bengaluru with a corporate presence in Dubai, the listed company today employs over 7,621 employees as of March 2026 and reported annual revenue of ₹4,160 crore as on 31 March 2025 . The group operates across India, the UAE, Oman, Bahrain and Brunei.

What sets the firm apart is its backward-integration model, refined since the early 2000s. Featured in a Harvard Business School case study, this model ensures that from the first architectural sketch to the final polish on a wooden floor, every aspect is handled in-house . By the early 2000s, the company had begun fully implementing Backward Integration in India, launching three advanced factories in Bangalore , with dedicated teams covering architecture, engineering, MEP and finishing. Every home undergoes 1,456 rigorous quality checks before handover , supported by German engineering benchmarks and in-house precast technology.

The portfolio spans residential apartments, villas, row houses, plotted developments, integrated townships and commercial assets. Having delivered over 548 iconic projects across the country, SOBHA continues to deliver premium living spaces that blend meticulous craftsmanship with modern design . From its Bengaluru base the company has expanded into Delhi NCR, Coimbatore, Kerala, Chennai, Hyderabad, Pune and GIFT City , with Mumbai and Greater Noida among its newer markets. Signature addresses include Sobha Neopolis, Sobha Dream Acres, Sobha City Gurgaon Sector 108, Sobha Hartland Dubai and Sobha Brooklyn Towers.

The ownership philosophy is anchored in founder P. N. C. Menon's principle of Passion at Work and a refusal to outsource quality. The backward integration model has allowed SOBHA to get complete control over its supply chain, ensuring a strong base of vendors who supply quality raw materials and other products required, and since this model insulates the company from dependence on the external ecosystem, SOBHA can plan ahead and manage inventories . The result for buyers is consistent build quality, predictable handovers and long-term resale strength backed by a publicly listed, founder-led governance structure.