Urban Oasis by Modern Spaaces Overview

The scheme is at the approvals stage, and it is early in that stage. The environmental application for Urban Oasis 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. For a broader Bengaluru shortlist, Nambiar Bannerghatta is useful because the overview question is really about fit, timing, and confidence rather than brochure language alone.

This page is built from the promoter's own filing on the central environmental portal and from the developer's own published material. Where a figure comes from the project information circulated to us rather than from a document, the sentence carrying it says so. Where the honest answer is that something is not yet known, the page says that — and the last section is a list of everything in that category.

This is the weakest part of the project's file, and the part most material in circulation gets wrong. Here is the whole of the government record as it stands.

What a Fresh Terms of Reference application is, and what "under examination" means

Under the Environmental Impact Assessment Notification 2006, a residential township of this size falls in Schedule 8(b) and, at Category B1, cannot begin construction without an environmental clearance. Getting one is a sequence, not a single event, and the application filed on 7 August 2026 is the first step in that sequence.

A Terms of Reference application asks the State Level Expert Appraisal Committee to define the scope of the Environmental Impact Assessment the promoter must then carry out — what the study has to measure, over what baseline period, and to what standard. Only when that study is done, submitted and appraised does the State Environment Impact Assessment Authority decide whether to grant an environmental clearance, and on what conditions.

"Under examination" means the committee has the file and has not yet ruled on it. It is a queue position, not a permission of any kind — not even permission to begin the study. The three blank rows in the table above make the same point in documentary form: each is a document that would exist if something had been granted. Any material describing Urban Oasis as approved, cleared, or as having "all approvals in place" is wrong against the record as it stands.

What the filing does establish

The record is early, but it is not worthless. The land area, built-up area, unit count, height and project cost set out below come from a document the promoter signed and lodged on a dated government record — a materially better class of evidence than a brochure or a listing page. The distinction worth holding on to is that those figures are verified as what the promoter has formally declared, not as figures an expert committee has examined and accepted. Schemes are routinely re-scoped between the Terms of Reference stage and clearance, and the numbers that finally bind are the ones on the clearance and, later, on the RERA registration.

Two names attach to this project, and collapsing the relationship in either direction misleads.

Urban Oasis is a Modern Spaaces project — the developer lists it among its upcoming villa developments off Sarjapur Road. The environmental filing is made in the name of M/s Urban Oasis, a partnership firm, whose signing partner also signs Modern Spaaces' other filings. Building through a dedicated per-project entity is this developer's normal practice. The signing partner is Mr Shravanth P, who signs the statutory undertaking on this filing as "Partner, M/s Urban Oasis" and signs in the same role on the group's other 2026 environmental filings, including the one for its scheme at Chikkadunnasandra. One caution on that 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 filing describe the same scheme. Name, villa typology and corridor all coincide, which is strong — but the conclusion that they are the same project is our reading of two sources, not something either source states.

Modern Spaaces is a Sarjapur-corridor specialist rather than a city-wide builder, and the geography of its office is worth noting. Its registered office is at No. 73/2, Chambenahalli Village, Dommasandra Post, Sarjapura Main Road — the same post office as this project's own address. The developer is building in its own back yard, which is a checkable point rather than a marketing one. The principals are named on the company's own About page as Shravanth Reddy and Novin Reddy, Partners, Modern Spaaces.

On track record, the statement this site will defend is that the group has been registering projects with Karnataka RERA since 2019 to 2020, with fourteen project-class registrations across the two spellings of its name. Older founding dates and project tallies in the hundreds circulate in profile material; we have not corroborated either from a primary source and do not publish them. One further point a villa buyer should weigh: the developer's registered portfolio is overwhelmingly apartments, and Urban Oasis is a villa project. That is not a criticism and not a reason to discount the developer — it is a format in which the group has less registered history than it has on the corridor itself. The full registration list, the entity structure and the caveats on each are on the developer page.

Every figure in this table comes from the promoter's environmental filing.

Two entries deserve unpacking.

Land status. The filing records the land as acquired and describes how it was assembled: by "sale deed, JDA from land owners and exchange deeds", with conversions obtained. A parcel of this size in this belt is almost never a single purchase, and a mix of outright purchase, joint development agreements with landowners and exchange deeds is the ordinary way one gets put together. The stated position on conversion matters for a scheme on former agricultural land, though it is the promoter's declaration rather than a document we hold.

Built-up area per villa, as arithmetic. Dividing the filed built-up area by the unit count gives 182,631.25 sq m ÷ 477 = about 4,121 sq ft of gross built-up per villa. That is our own arithmetic, it is an estimate, and it stops exactly there. The filed figure is total covered construction across the whole scheme — it includes the club house, service and utility blocks, security structures, the sewage treatment plant and overhead tanks, porches and balconies. It is not the same quantity as a marketing built-up area for one home, and nothing about the mix of villa types can be inferred from it. Anyone using that division to argue the project must be predominantly one villa size is over-reading the number.

Because Urban Oasis sits at Category B1 under Schedule 8(b), the environmental process is substantive rather than a formality — and for this project almost all of it is still ahead of the promoter rather than behind.

If Terms of Reference are issued, they will scope an Environmental Impact Assessment covering water supply and its source, sewage treatment and the fate of treated water, storm-water and groundwater recharge across a 36 acre site, solid waste, construction-phase air quality and noise, power demand, green cover, and traffic generation onto a road network that is already the binding constraint on this corridor. The conditions attached to any eventual clearance are what turn intentions on those subjects into obligations.

The circulated material does list a set of sustainability measures. They read as the kind of commitments an environmental application typically carries and are plausible, but none appears in the accessible filing, so none is verified. They are reproduced once, clearly marked unverified, on the master plan page, and nowhere else on this site.

The one facility the filing itself records is a club house, listed alongside the 477 villas and included within the 182,631.25 sq m built-up area. That is the only amenity this site states as fact. What Modern Spaaces has typically provided across its registered projects is described as a portfolio pattern — explicitly not as a list of inclusions here — on the amenities page.

This is the most useful section on the page. These are the genuine open questions, and none of them has an answer being withheld.

The Terms of Reference. Applied for on 7 August 2026, under examination, outcome unknown. Nothing has been issued.

The environmental clearance. Not applied for yet — the current application is the earlier, scoping step. The conditions on an eventual clearance will govern water, waste, traffic and green cover here, and they do not exist today.

The RERA registration. Not made and not pending. Until it happens there is no registered carpet area, no registered plot area, no registered completion date, no escrow discipline on collections and no regulator-backed recourse.

The price. Modern Spaaces has published nothing for Urban Oasis — no rate, no villa price, no payment plan, no charges. This site's offer price reads "On request", which is the accurate position. Figures circulating on channel-partner pages are not developer pricing, and at least one widely repeated rate for this project has no traceable source at all. The developer's own published rate tables for its launched projects are the nearest honest anchor, but they are all apartment projects, and a villa on its own plot prices differently because land share dominates — which is why this site publishes no indicative rate or envelope for Urban Oasis at all. The evidence, tiered by how much weight each source carries, is on the price page.

The unit mix, plot sizes and villa areas. How many of the 477 villas are of each configuration is stated nowhere and cannot be derived from the built-up figure. The circulating built-up and plot bands are in no filing, and the plot range is not split by type.

The name at registration. Urban Oasis is the developer's own current name. Whether it is the name on the eventual RERA certificate is not something anyone can promise today.

The amenity schedule. Beyond the club house recorded in the filing, nothing about the amenity programme is on the record. The list in circulation was written for a different project.

Landscape, parking, water and waste. Figures for all four are circulating. None appears in the accessible filing, and all four are precisely what the Environmental Impact Assessment exists to fix.

The approach road. Its width and status, and whether it is formed and adopted before occupancy, are not addressed in any document we have seen.

Phasing and possession. Whether 477 villas are built in one go or in phases is not stated. No possession date exists, and none can be forecast from an application that has not been decided.

The identification of the developer's project card with this filing. Strong on name, format and corridor — but our reading, as set out above, not a statement either source makes.

If you are seriously considering Urban Oasis, the most useful thing you can do is wait for two documents and read them yourself: the environmental clearance with its conditions, and the K-RERA registration certificate with its declared areas and dates. Between them they will answer most of the list above, in a form the promoter is legally accountable for. Until they exist, this page contains everything about Urban Oasis that can be stated from a primary source — and says so, plainly, wherever it cannot.