Rs 3 to 4 crore is the sweet spot for a luxury villa on Sarjapur Road. Six villas sit in this band. But the headline price hides big differences in space, density, and amenities.

This guide compares the six on numbers you can check. Price per sq ft, villas per acre, and which amenities are real and which are only for show.

The 6 villas at a glance

One thing to know before you read further. NVT A Wonderful World Villas and NVT Eterna are the same 102 acre township on Sarjapur Attibele Road. They list the same 123 villas and the same sizes. So this is really five distinct options, not six.

What Rs 3 to 4 crore actually buys

The headline price is only half the story. The other half is how much space you get for it. Assetz 18 and Oak gives you the most space per rupee in this band. Its smallest villa is 4750 sq ft at Rs 3.68 crore, which works out to about Rs 7747 per sq ft.

NVT Eterna is the priciest per sq ft at the entry level. Its smallest villa is 3283 sq ft at Rs 3.32 crore, which works out to about Rs 10113 per sq ft. The gap between the two is about Rs 2366 per sq ft. On a 3300 sq ft villa that is a difference of about Rs 78 lakh.

Here is the entry price per sq ft for each villa.

• Assetz 18 and Oak, Rs 7747 per sq ft
• NVT A Wonderful World Villas, Rs 9595 per sq ft
• Soulace Villas, Rs 9743 per sq ft
• Adarsh Sanctuary, Rs 9983 per sq ft
• JRC Kanso, Rs 10030 per sq ft
• NVT Eterna, Rs 10113 per sq ft

Space around you matters as much as space inside. Assetz has 246 villas on 177 acres, which is about 1.4 villas per acre. JRC Kanso has 122 villas on 8 acres, which is about 15 villas per acre. That is a real difference in how open and crowded a community feels.

Amenities, genuine vs hype

Builders love a big amenity count. JRC Kanso promises 70 plus amenities. Soulace promises 30 plus. The count means little. What matters is which amenities you will actually use and who pays to keep them running.

These are the amenities that add real value because families use them every week.

• Swimming pool, gym, and children’s play area
• Landscaped gardens, walking paths, and open green space
• 24 by 7 security and gated access
• Power backup and water supply, including rainwater harvesting
• A clubhouse and party hall that residents can actually book

These are the ones that sound premium in a brochure but are rarely used and cost a lot to maintain.

• A big amenity count with no names attached to it
• Bowling alley, mini theatre, and amphitheatre
• Concierge and valet service in a villa community
• A fine dining restaurant inside the community
• A golf course you pay for even if you never play golf

Here is how the six villas stack up on amenities.

Assetz 18 and Oak names its amenities clearly. It has a clubhouse, swimming pool, gym, sports courts, recreation rooms, a party hall, and direct access to the Clover Greens Golf Course. The golf access is real, but it is a premium you pay for whether you golf or not.

NVT Villas and NVT Eterna name a solid core. Both list a clubhouse, swimming pool, gym, sports courts, landscaped gardens, and 24 by 7 security. Each villa also gets a private garden and a media room, which are features you get for sure because they are inside your own villa.

Soulace names a solid core too. It lists a clubhouse, swimming pool, fitness centres, children’s play areas, and landscaped gardens. Each villa also gets a private lift, which is genuinely useful in a G+2 villa, especially for elderly parents.

Adarsh Sanctuary focuses on what is inside the villa. It lists imported marble flooring, engineered wooden flooring in the master bedroom, premium fixtures, rainwater harvesting, dual piping for water reuse, solar water heating, 100 percent power backup, and FTTH connectivity. But its page does not name a clubhouse, swimming pool, or gym. Ask the builder to confirm these before you decide.

JRC Kanso promises 70 plus amenities but does not name them on its page yet. That is a number, not a list. Ask for the actual list and the monthly maintenance cost before you treat the count as a plus.

More amenities mean a higher monthly maintenance bill. A community with a golf course and a restaurant will cost far more to run each month than one with a pool and gardens. Ask for the maintenance charge per month before you buy, because that is a cost you pay for as long as you live there.

The 6 villas

JRC Kanso

Rs 3 Cr | 4 BHK | 2991 to 3208 sq ft | 8 acres | 122 villas | Upcoming

JRC Kanso is an upcoming villa community on Sarjapur Attibele Road, built around the Japanese idea of simple and balanced living. It promises 70 plus amenities, but the RERA number is still awaited, so confirm it before you pay anything.

View Project

NVT A Wonderful World Villas

Rs 3.15 Cr | 4 BHK | 3283 to 3947 sq ft | 10.5 acres | 123 villas | New Launch

These are 4 BHK villas with a private garden, a terrace deck, and a media room, overlooking a 300 acre lake. The amenity list is a solid core of clubhouse, pool, gym, courts, and gardens. Possession is stated as December 2030 onwards.

View Project

Soulace Villas

Rs 3.3 Cr | 4 and 5 BHK | 3387 to 4235 sq ft | 26.5 acres | 266 villas | New Launch

Soulace is the only villa in this band besides Assetz that offers a 5 BHK option. It has 52 percent open space and a private lift in each villa. The project page states possession as June 2025, so confirm the current status with the builder.

View Project

NVT A Wonderful World Eterna

Rs 3.32 Cr | 4 BHK | 3283 to 3947 sq ft | 10.5 acres | 123 villas | New Launch

Eterna is Phase 1 of the same 102 acre NVT township as the villas above, with the same sizes and the same amenity core. Treat the two NVT listings as one option, not two. The villas are lake facing with private backyards.

View Project

Adarsh Sanctuary

Rs 3.63 Cr | 3 and 4 BHK | 3636 to 4130 sq ft | 21 acres | 172 villas | Upcoming

Adarsh Sanctuary is the only villa in this band that offers a 3 BHK option alongside 4 BHK. It is strong on in-villa finishes and sustainability, with marble flooring, rainwater harvesting, and solar water heating. Confirm the clubhouse, pool, and gym with the builder, as the page does not name them.

View Project

Assetz 18 and Oak Villas

Rs 3.68 Cr | 4 and 5 BHK | 4750 to 16000 sq ft | 177 acres | 246 villas | New Launch

Assetz 18 and Oak is the best value in this band on space per rupee, and the most spacious community by far. Its villas start at 4750 sq ft, and it sits beside the Clover Greens Golf Course with a clubhouse, pool, gym, and restaurant. Possession is stated as October 2021 onwards, so confirm current availability with the builder.

View Project

What to check before you buy

• Get the amenity list in writing and ask which ones are already built and which are only planned.
• Ask for the monthly maintenance charge, because a long amenity list means a higher monthly bill.
• Confirm the RERA number on the Karnataka RERA website before you pay anything, especially for JRC Kanso, whose RERA is still awaited.
• Compare price per sq ft, not just the headline price, because Assetz gives the most space per rupee in this band.
• Visit the site and check the distance to the nearest school, hospital, and IT hub, because that decides daily life and resale.

Prices in this guide are starting prices from November 2026. Confirm the current price and the RERA status with the builder before you decide.