Short answer: For Vastu on Sarjapur Road and the Bellandur side, I work online from your plan and a compass reading, or visit from my studio in Begur, roughly 10 to 25 km away depending on how far down the road you are. Homes here are tall gated towers set at an angle to the road, and villa plots towards Dommasandra and Sarjapur town. A home session is ₹1,499 per floor or flat, with a written report in 48 hours.
Updated 3 November 2026
What kind of homes are on Sarjapur Road and the Bellandur side?
Two kinds, mostly: high-rise gated towers close to the Outer Ring Road, and villa communities and plots further out. The Vastu questions are different for each, so I ask which one you have before anything else.
Near the ORR end, around Kaikondrahalli, Kasavanahalli and Doddakannelli, the skyline is towers of twenty floors and more, each with several hundred flats. The Bellandur and Varthur side has the same towers, packed closer together around the lakes. Past Carmelaram the road opens out. Around Dommasandra, Chikkabellandur and on towards Sarjapur town, you find gated villa layouts, row houses and open plots where people are still building.
| Area | Typical home | The question I am asked most |
|---|---|---|
| Kaikondrahalli, Kasavanahalli | Tower flat, 2 or 3 BHK | Which unit to pick in a new tower |
| Bellandur, Varthur side | Tower flat near the lake | Toilet or kitchen in the north-east |
| Doddakannelli, Carmelaram | Mid-rise flats, some row houses | Main door zone and the master bedroom |
| Dommasandra, Chikkabellandur | Villa in a gated layout | Plot shape, garden side, terrace rooms |
| Sarjapur town | Open plots and independent houses | Plot choice before buying |
Why do so many Sarjapur Road flats face a corner direction?
Because the towers follow the road, and Sarjapur Road runs diagonally, from the north-west at the Agara end to the south-east towards Sarjapur town. Developers line the towers up with the road and the site boundary, so a large share of flats end up facing north-east, south-east, south-west or north-west rather than a clean main direction.
This matters more than people expect. A diagonal facing is read by its own rules, and the brochure rarely says so. A flat sold as “east-facing” can turn out to be 40 degrees off once you stand at the door with a compass. That puts the main door in a different zone and moves the kitchen and bedroom readings with it.
Each diagonal facing has its own page.
The two I am asked about most here are south-east facing flats and fire-zone doors and south-west facing house Vastu and its remedies; the north-east and north-west pages follow the same pattern.
How do I choose the right flat in a new Sarjapur Road tower?
Compare the actual unit plans with true compass bearings, not the typical-floor brochure. When clients send me options from one project, I read them in this order.
- Get the unit plan and the site plan with north marked, for each option.
- Check the angle of the tower against north, so I know which zone each door falls in.
- Look at the main door zone of each unit.
- Check the kitchen: south-east first, north-west second.
- Check the master bedroom: south-west.
- Rule out units with a toilet in the north-east or the centre.
- Only then compare views, floor and price.
Before you pay a booking amount, run through my flat-buying Vastu checklist for new projects too. It takes ten minutes and saves a lot of regret.
Is a flat facing Bellandur or Kaikondrahalli lake good as per Vastu?
Water to the north or east of your flat is good in Vastu. A lake view to the south or west is not a defect in itself, but I want the rest of that side kept solid and calm, without a water feature or a fish tank added on top.
Kaikondrahalli lake is one of the better-kept lakes in this part of the city, and flats overlooking it sell at a premium. If your living room looks over the water to the east or north, keep that side open: low furniture, light curtains, no storage cabinets against the glass. If the view is to the west, the afternoon sun off the water heats the room badly in April and May. Here a thick curtain does two jobs at once, and Vastu is happy with a heavier west.
Does a tall tower or tech campus next to mine affect my flat’s Vastu?
Yes, by which side it is on. A taller building to your south or west is fine, even good, because Vastu wants those sides heavier. A tall block close by on your north or east cuts off the morning light, and that is the side I would want open.
On Sarjapur Road the gaps between projects are often small, and a new tower can come up next door a few years after you move in. If it lands on your north or east, I make up for it inside: keep the north-east corner of the flat bright and empty, use light colours on those walls, and move heavy storage to the south-west.
On the question of height, I am asked often whether a high floor or a low floor is better. Vastu reads the layout and the directions of your own flat, so the floor number does not decide it. Higher floors get more wind and light; on those, I check that the balcony doors on the north and east can actually stay open.
What should I check in a Dommasandra or Sarjapur town villa plot?
Shape, road and corners first, then the approvals with your lawyer. Villa plots in the newer layouts are often irregular where the layout follows old village boundaries.
- A regular rectangle or square, with no cut at the north-east corner.
- A gaumukhi plot, narrow at the road and wider behind, is liked for homes.
- No road ending straight into your gate, which Vastu calls veedhi shoola.
- The ground sloping down towards the north or east, not towards the south-west.
- Where the layout’s drainage line and water inlet run, and which side your sump would go.
For a villa that is already built, the garden side and the rooms added later on the terrace are where I find most of the trouble. My Vastu for villas in gated communities page covers gardens, gates and extra floors. The plot Vastu consultation is the session to book before you pay for land.
Row houses are their own case. They share side walls, so only the front and back are open, and the facing is fixed for the whole row. Here I work mostly inside: the stair, which in many row-house plans runs up the middle and needs to be kept light, the kitchen and the master bedroom. The end units in a row get a third open side, and if that side is north or east, they are the ones I would pick.
Which approvals should I ask about on Sarjapur Road?
Sarjapur Road crosses more than one planning jurisdiction, so the approval trail changes as you go out of the city. Ask your lawyer which one applies to your property. I am not a lawyer, and this is a checklist, not legal advice.
| Property | Papers to ask about |
|---|---|
| Tower flat inside city limits | RERA registration, building plan sanction, occupancy certificate, khata |
| Flat or villa outside city limits | RERA registration, layout and plan approval from the planning authority for that area, occupancy certificate |
| Open plot | Land conversion, layout approval, khata or e-Swathu record, encumbrance certificate |
Do you visit homes on Sarjapur Road, or is online better?
For a tower flat, online is usually enough, and it saves you the traffic. For a villa or an open plot, a visit helps, and it is quoted on request.
From my studio in Begur the ORR end of Sarjapur Road is about 10 km, Dommasandra roughly 20 km and Sarjapur town nearer 25 km. In the evening rush that can mean well over an hour, which is why most tower-flat clients here start online with the plan and a compass photo. My online Vastu consultation for apartments and houses page shows what we cover in the 45 minutes.
The neighbouring areas have their own pages: Vastu consultant in HSR Layout just to the west, East Bangalore from Koramangala to KR Puram, Whitefield and the Varthur end, and Hosur, for homes south past Attibele. For how I work across the city, see Vastu consultation in Bangalore. If the home and your chart point to the same problem, the deeper session is Astro-Vastu, your chart and your home together.
What do clients say after a session?
“The tensions and arguments reduced significantly. The remedies were simple, practical and easy to adopt, without any drastic changes.”
Jayeeta, Google review
Reviews are left by clients after their session, in their own words; I don’t write or script them. All my Google reviews.
Frequently Asked Questions
Is a north-east facing flat on Sarjapur Road good as per Vastu?
Usually yes, provided the door sits on a good stretch of its wall and the north-east corner inside is kept light. I check the exact angle, since a few degrees can move the door into the next zone.
My tower is at an angle. Which direction is my flat facing?
Stand just inside your main door and take a compass reading. That bearing, not the brochure, tells me the facing. Send me a photo of the compass screen with the door in view.
Can you compare three units in one Sarjapur Road project?
Yes, in one 45-minute call. Send the unit plans, the tower numbers and the site plan with north marked.
Our Bellandur flat looks over the lake to the west. Is that bad?
No. Keep the west side calm and well curtained, avoid adding water features there, and keep the north and east of the flat open.
We bought a villa plot near Dommasandra. When should Vastu come in?
Before the architect starts. The sump, the stair, the kitchen and the master bedroom are cheapest to place on paper.
Our villa has a room added on the terrace. Does that change the Vastu?
Yes, it changes the shape of the top floor. A terrace room in the south-west or west is fine; in the north-east it is the one I would work hardest to balance.
Is Sarjapur town too far for a site visit?
No, I do visit, quoted on request. For a single flat I suggest online first, then a visit only if the plan and the building do not match.
Do you do Vastu for offices on Sarjapur Road?
Yes. Offices and shops come under my commercial Vastu service and are quoted after I see the floor area.
