That second half matters here. Urban Oasis has nothing built to inspect, no sanctioned plan and no registration. Anyone considering it today is being asked to accept a company's history as a substitute for a finished building. So the history deserves close reading, including the parts of it that do not transfer.
What the Modern Spaaces record shows before you read any further
Three findings sit above everything else on this page, and none of them should have to be dug for.
Modern Spaaces is a real, established Sarjapur-corridor developer with fourteen project registrations at the Karnataka Real Estate Regulatory Authority. That is a strong starting position for a pre-launch scheme, and it is set out below with registration numbers.
That registered portfolio is overwhelmingly apartments. Urban Oasis is a 477-villa scheme. The buyer is looking at a first-rank corridor specialist working in a format it has less registered history in. We state it neutrally, because the registry cannot settle how much that matters.
Nothing about Urban Oasis itself has been approved. The environmental application was filed on 7 August 2026 and is under examination. No Terms of Reference and no environmental clearance has been granted, and the project is not registered with the Karnataka Real Estate Regulatory Authority. A strong developer record does not change any of that.
Modern Spaaces, spelled with the double a
Get the spelling right before you go looking for anything. The brand is Modern Spaaces, with a doubled a and a trailing s. The developer's own domain and site use that form throughout; its About page carries the signature "Shravanth Reddy & Novin Reddy, Partners, Modern Spaaces"; and promoter strings in the Karnataka RERA registry read MODERN SPAACES.
Where a registry row shows the brand spelled differently, that is a data variant covering the same group, not a rival firm. It is worth knowing about if you look the company up yourself. It is not a reason for concern, and we use the double-a form with the trailing s everywhere on this site.
Geography is the other thing the registry reveals. Every village named against this group's registrations — Chikkadunnasandra, Sompura, Kada Agrahara — falls inside Anekal Taluk, along the same Sarjapur Road axis, close to one another. The company has not spread itself around Bengaluru. It has built repeatedly in one narrow band of country, and Urban Oasis is filed inside that band.
The registered office at Chambenahalli shares this project's post office
The address that ties the group together is No. 73/2, Chambenahalli Village, Dommasandra Post, Sarjapura Main Road. It appears as the registered office on the signed certificates of five group entities plus two 2026 limited liability partnerships.
Read the postal element of that address against the project's own. Urban Oasis is filed across Yamare and Dommasandra revenue villages, in Sarjapura Hobli, Anekal Taluk, at Dommasandra Post, 562125. The developer's registered office is at the same post office as the site.
That is a small, checkable fact, and it is worth more than most of what a brochure would tell you. This developer is not arriving on the corridor to build Urban Oasis; its own registered address sits inside the same postal jurisdiction as the parcel. Local knowledge — revenue records, approach roads, the approving authority, labour and material supply — guarantees nothing, but it is a real difference between a company arriving somewhere and a company building where it already sits.
That shared address is also how we decide what counts as part of this group. A company filing from 73/2 Chambenahalli we treat as a group member; a company filing from anywhere else we do not, no matter how closely its name resembles the brand. The rule is deliberately conservative, and it excludes several similarly-named firms that turn up in search results.
The principals Modern Spaaces names
Two names come from the company itself. The About page signature reads "Shravanth Reddy & Novin Reddy, Partners, Modern Spaaces", and on the question of who runs this business, that self-statement is the one source we are willing to rely on.
The government record supplies a second, independent sighting. Shravanth P is the named applicant and Designated Partner on the group's two signed 2026 Terms of Reference certificates. That same individual also signs the statutory undertaking attached to this project's environmental filing — though in a different capacity, as "Partner, M/s Urban Oasis". So one person surfaces in three places: the developer's own public statement, the group's signed certificates, and the paperwork behind Urban Oasis. That thread is what connects the brand to this filing, and it is why we are willing to name Modern Spaaces as the developer here.
Beyond those names we publish nothing personal. Fuller legal names for both men can be found on company-data aggregators, but the aggregators disagree among themselves and we obtained no filing that would decide between them. Printing a name we could not defend would be worse than printing none.
M/s Urban Oasis is the promoter of record, and that is normal
The promoter named on the environmental filing is not Modern Spaaces. It is M/s Urban Oasis, a partnership firm. Both facts belong on the page, and the accurate framing is this: Urban Oasis is a Modern Spaaces project — the developer lists it among its upcoming villa developments off Sarjapur Road — while the environmental filing is made in the name of M/s Urban Oasis, whose signing partner also signs Modern Spaaces' other filings. Building through a dedicated per-project entity is this developer's normal practice.
This is an ordinary arrangement in Indian real estate rather than an evasive one. The brand carries the reputation, raises the money and runs the business; each scheme is then filed, funded and eventually registered in a vehicle of its own — a partnership firm, a limited liability partnership or a company. The regulator encourages the habit, since a Karnataka RERA registration attaches to a project and not to a builder, leaving little advantage in bundling several schemes beneath one name. You can see it throughout this group. Its registrations sit under more than one promoter string, one project it markets is registered in the name of a third entity entirely, and its other 2026 filing runs through a limited liability partnership of its own.
Hold two consequences at once. Compartmenting each project protects the others, so difficulty in one does not spill automatically into the next. Equally, whoever eventually signs a sale agreement with you will be a narrow, single-project firm and not the brand whose history persuaded you to buy. Under RERA your remedy lies against whichever promoter is registered for that particular project. So read the promoter's name on every document you are handed, and satisfy yourself it matches the name on the registration you were shown.
One thing M/s Urban Oasis does not have is a record of its own. The fourteen Karnataka RERA registrations set out below are held by other entities in this group. In our record, M/s Urban Oasis appears in exactly one place: as the promoter on this project's environmental application.
The Urban Oasis name is the developer's own, not a working title
Because the promoter firm and the project share a name, it is worth saying how that name was established. Modern Spaaces publishes Urban Oasis on its own website as an upcoming villas project off Sarjapur Road, at expression-of-interest stage, with its own project logo on the developer's content management system. The promoter firm on the filing is named M/s Urban Oasis. The boundary file lodged with the government carries the project name in its filename, dated 21 July 2026, and the filing's contact email is in the project's name too.
So the name is the developer's own and it is current — not a title we invented for this site. It may still change: the name a project is finally registered under with Karnataka RERA can differ from the name it carries beforehand.
One honest caveat on the identification. The developer's own project card carries no acreage, unit count, survey number or village, so it does not by itself prove that the card and the environmental filing describe the same scheme. The name, the villa typology and the corridor all coincide, which is strong. That the website's Urban Oasis and the filed Urban Oasis are one project is our reading of the evidence, not something a single document states.
A practical caution follows from the same generic name: companies called Urban Oasis exist in other states and other lines of business, and a company record thrown up by a search is not necessarily this promoter. Match on the registered office and the filing, never on the name.
The Karnataka RERA portfolio: fourteen project-class registrations
Here is the weightiest part of the record. Counting both spellings of the name, this group holds 14 rows in the Karnataka RERA registry, and every one of them carries /PR/ in its number. That segment marks a registered real estate project. The /AG/ segment marks something quite different — a registered agent, the class a broker or channel partner holds. Buyers are shown /AG/ numbers as though they proved a project registered far more often than they should be, so it is a distinction worth being able to read for yourself.
| Project | Karnataka RERA number | Location |
|---|---|---|
| 77 East | PRM/KA/RERA/1251/308/PR/200103/003119 | Sy 7/4, Cozy Home Layout, Chikkadunnasandra Village |
| 77 East Phase 2 | PRM/KA/RERA/1251/308/PR/210813/004263 | — |
| 312 West | PRM/KA/RERA/1251/308/PR/200304/003323 | Sy 30/2 and 31/2, Sompura Village |
| Soul Tree Serinity | PRM/KA/RERA/1251/308/PR/201106/003694 | — |
| Green Storeys | PRM/KA/RERA/1251/308/PR/170125/007394 | Sy 44, Kada Agrahara Village |
| Engrace 1 | PRM/KA/RERA/1251/308/PR/190722/005087 | — |
| Engrace 2 | PRM/KA/RERA/1251/308/PR/220722/005097 | — |
| Engrace 3 | PRM/KA/RERA/1251/308/PR/240723/006088 | — |
| Engrace 4 | PRM/KA/RERA/1251/308/PR/271023/006364 | — |
| Engrace Vista | Registered | Sy 38/1, 38/2, 38/3, 38/4 and 42/2, Kada Agrahara Village |
Four more rows bring the tally to fourteen: 302 West, Soul Tree Bliss, Soul Tree Nirvana and Soulace. Note that the registry titles the Engrace 2 row with the alternative spelling of the brand mentioned above. That is the same data quirk, not a separate development.
On the company's age, what we can defend is narrow: this group has been registering projects with Karnataka RERA since 2019–2020. A considerably earlier founding year and a much larger lifetime project tally are both quoted on aggregator listings and in machine-written company profiles. Neither figure appears in any primary source we could reach, so neither is published here — and neither is contradicted here either. The registry opened only in 2017. Whatever a company did before that leaves no trace in it, which makes the empty years silence rather than proof.
One reading error to avoid: not one of those fourteen registrations covers Urban Oasis. Because registration attaches per project, a builder's other registrations cannot be carried across to an unregistered scheme. If anyone ever shows you a RERA number for Urban Oasis, read its class segment — and know that this project holds neither class.
"Declared completion date", never "delivered"
One piece of vocabulary governs how this site describes the developer's finished buildings, and it is worth explaining rather than applying silently.
Look at a Karnataka RERA certificate and you will find two dates on it. The later of the two is the declared completion or registration-validity date — a promise the promoter makes at the moment of registering, about when the work is meant to end. It records an intention. It does not record a finished building, and it is emphatically not an occupancy certificate.
For no Modern Spaaces project did we obtain an occupancy certificate or a RERA completion filing. Lacking those, we will not describe any building by this developer as one it has finished or handed over. Read that as a limit on our evidence, not as a suggestion that its buildings stand unfinished — we make no claim either way, because we hold no document that would support one. We decline to state as fact something whose proving paper we never saw.
Should a builder's handover history weigh on your decision — and for anyone buying from a developer for the first time it fairly might — there is a direct test. Name a finished project, ask for its occupancy certificate, and read the certificate. A document does not have to be believed. It either exists or it does not.
The gap in the record: an apartment portfolio, a villa project
Here is the honest limitation, stated as plainly as the strengths.
The six Modern Spaaces projects for which the developer publishes mapped price tables on its own site — Onyx, Neon, Green Storeys, Engrace Vista, Serene Heights 1 and Soulace — are all apartments. The registered portfolio as a whole is overwhelmingly apartment development. Urban Oasis is filed as 477 residential villas and a club house on 36.08 acres (14.6013 hectares), at GF + 2 upper floors with a maximum height of 11.0 metres, with 182,631.25 sq m of built-up area and a stated project cost of Rs 426.94 crore.
The change here is one of format. A great deal carries across it: land assembly on this corridor, the approving authority, the grammar of the approvals themselves, contractor and material supply lines, and the sales and finance machinery of a company that has taken fourteen projects through registration. The filing records the land as acquired, assembled by "sale deed, JDA from land owners and exchange deeds" with conversions obtained. Stitching twenty-five survey numbers across two revenue villages into one parcel is precisely the kind of work that corridor experience is good for.
What does not carry across as directly is the horizontal-development craft: laying out and servicing hundreds of individual plots, per-plot water, drainage, power and internet, road hierarchy inside a large low-rise layout, and the different handover problem of several hundred separate houses rather than a tower with one common lobby. A good apartment record is relevant experience. It is not the same experience.
None of that is a criticism. Every builder's first villa community is its first villa community. It is, though, precisely the question this record cannot settle for you — so put it to the developer directly, ask what plotted and villa work the group has done before, and ask for the answer in writing.
What Modern Spaaces publishes on price, and what it has not published for Urban Oasis
Something in this developer's favour is easy for anyone to check. For the projects it has launched, Modern Spaaces puts complete rate tables on its own website — precise per-square-foot numbers, not a teasing "starting from" line:
| Project | Developer-published rate |
|---|---|
| Onyx | Rs 6,473 – 6,502 per sq ft |
| Neon | Rs 6,494 – 7,276 per sq ft |
| Green Storeys | Rs 7,023 – 7,265 per sq ft |
| Engrace Vista | Rs 8,459 – 8,500 per sq ft |
| Serene Heights 1 | Rs 9,212 – 9,241 per sq ft |
| Soulace | Rs 11,806 and Rs 13,286 per sq ft |
Every one of those six is an apartment project, and none of those rates prices a villa. A house on its own plot is a different product class: land share dominates the number, and the honest unit of comparison for a villa is usually an all-in figure per villa rather than a rate per square foot. Do not read the top of this ladder as a guide to Urban Oasis.
Modern Spaaces has published nothing at all for Urban Oasis. There is no price, no price band and no payment plan for it on the developer's own site, which is consistent with a project that is not registered and therefore cannot lawfully be marketed. Any per-square-foot figure quoted to you for Urban Oasis today comes from a channel, not from the developer.
The Chikkadunnasandra scheme is a different Modern Spaaces project
A buyer researching this developer's 2026 pipeline will find two schemes and should know they are two, because they are not alternatives on one masterplan.
Urban Oasis is 477 villas at GF + 2 upper floors on 36.08 acres in Yamare and Dommasandra. The developer's other 2026 scheme, at Chikkadunnasandra, is an 826-home apartment development rising to 45 storeys on 7.6 acres, filed through a separate limited liability partnership under proposal SIA/KA/INFRA2/582779/2026. They are different products, on different parcels, at different densities, filed by different entities. Neither is a phase of the other.
Where the developer's record leaves an Urban Oasis buyer
The developer is real, concentrated on this corridor, files its approvals through entities sharing a single registered office, and holds fourteen project-class registrations at Karnataka RERA. Measured against most pre-launch schemes, that is a considerably stronger place to begin.
The scheme itself is at the approvals stage and nothing more. The environmental application, proposal SIA/KA/INFRA2/587993/2026, is a Fresh Terms of Reference application in category B1 under Schedule 8(b), Townships and Area Development Projects. It was last submitted on 7 August 2026 and its status is under examination. There is no signed certificate, no state file number, no Terms of Reference and no environmental clearance.
The Karnataka Real Estate Regulatory Authority holds no registration for Urban Oasis. Section 3 of the Real Estate (Regulation and Development) Act 2016 is unambiguous about what that forbids: until the authority grants registration, a project of this class cannot lawfully be advertised, marketed, offered for booking or sold. An expression-of-interest campaign for Urban Oasis is nevertheless running. Set those two sentences beside each other and weigh them together. What you are reading is an information and enquiry resource covering a scheme still in the approvals queue, not a booking channel — and today no booking for Urban Oasis can lawfully be taken by anyone, the developer included.
The developer's record is a reason to keep watching this project. It is not a substitute for the registration that has not happened.
Urban Oasis by Modern Spaaces Builder — frequently asked questions
Who is the developer of Urban Oasis?
Urban Oasis is a Modern Spaaces project. The developer lists it on its own website, modernspaaces.com/projects, among its upcoming villa developments off Sarjapur Road, at expression-of-interest stage and with its own project logo carried on the developer's own content system. A developer's own website is a primary source, so Modern Spaaces is named here as the developer without hedging. The name is spelt Modern Spaaces, with the double "a" and the trailing "s". Note also that "Urban Oasis" is the developer's own current name for the scheme rather than a working title we have invented — but a project can be registered under a different name later, so treat it as current, not final.
What happens next in the Urban Oasis approvals process?
In sequence, and none of these steps has happened yet. The appraisal body examines the Fresh ToR application; if satisfied, it issues Terms of Reference setting the study scope. The promoter then carries out those studies and returns for appraisal, after which a decision on environmental clearance is taken. Separately, the layout itself needs the consent of the planning authority — the client brief names BMRDA as the authority for this site, and we have not seen a document from that authority either way. Finally, registration with Karnataka RERA must precede any lawful marketing, booking or sale. Each of those stages can change the scheme's numbers.
Where exactly is Urban Oasis?
The parcel lies in Yamare and Dommasandra villages, Sarjapura Hobli, Anekal Taluk, Dommasandra Post, Bengaluru 562125, in Bengaluru Urban District. That is the address a buyer should use and the one that will appear on documents. The land is not a single village holding: it spans 25 survey numbers across two revenue villages, 22 of them in Yamare (village code 613217, which the census spells "YAMRI") and the remaining three in Dommasandra (village code 613354). Both villages fall in the same hobli and taluk, so the parcel is contiguous administratively even though it straddles a village boundary.
Is Urban Oasis in Kommasandra?
Not in the postal or legal sense, and this is worth getting right because material in circulation places it there. The parcel's revenue villages are Yamare and Dommasandra. Kommasandra should not appear in the project's postal or legal address. That said, Kommasandra is not a phantom and not some distant part of the district: it is a real neighbouring village, code 613207, in Muttanalluru Gram Panchayat on the Chandapura–Dommasandra road, and its place node sits about a kilometre from this parcel in a straight line — that is a map measurement, not a road distance. So the name attaches loosely to the general area while belonging to a different village. The honest form is that the parcel lies in Yamare and Dommasandra, with Kommasandra as a neighbour.
What are the coordinates of the Urban Oasis site?
We publish 12.86607, 77.74968. That is an estimate and should be treated as one. It is the centre of the bounding box of the boundary file lodged with the government — the corners of that box are 12.86419, 77.74645 and 12.86796, 77.75291, which the filing records. The box measures roughly 417 m by 701 m and encloses about 29.2 hectares around a 14.6-hectare parcel, so the land fills a little over half of it and the parcel is genuinely elongated east to west. The coordinate is therefore reliable to the scale of the site, not to the scale of a gate. One further note: a different lat-long circulates in marketing material for this project. It sits well outside the filed extent, and it should be discarded rather than reconciled.
Enquire about Urban Oasis by Modern Spaaces
Urban Oasis by Modern Spaaces is at the stage where the useful thing is information rather than a booking, because there is no lawful booking to make. Leave your details and we will tell you when the position changes — when a Karnataka RERA number is issued, when the environmental file moves, and when the developer publishes a price, a floor plate and an amenity schedule. The enquiry form asks for a name, phone number, email address and message; name and phone are required.