Adarsh Rosewood Bellandur Review and Price Analysis

Adarsh Rosewood is a small, low-rise Bellandur project from Adarsh Developers. It offers 2 and 3 BHK homes of 1,340–1,900 sq ft, with 118 units on G + 4 floors. Adarsh has not published prices, so ask for a cost sheet.

This Adarsh Rosewood review covers cost, layouts, amenities, location, traffic, RERA, cons and Adarsh's nearby launches. For the live facts, see our Adarsh Rosewood project page.

Any price you hear is indicative as of September 2026. Prices change often. Confirm them with the Adarsh sales desk before you book.

Quick verdict

• Best for: ORR tech-park staff who want a quiet, low-rise home a short trip from work.
• Price reality: no published price. Get a signed cost sheet first.
• Biggest pro: Adarsh's brochure puts Ecoworld 1.3 km and Embassy Tech Village 2 km away.
• Biggest con: a small project with a short amenity list and no published land area.
• Verdict: worth a look if you work on this stretch of the ORR. Check the RERA date and build progress first.

Our Rosewood price section will carry the rate once Adarsh shares one.

Quick facts: Adarsh Rosewood

The RERA number is the anchor here. Land area, block count and the completion date are not on Adarsh's pages. Read them on the K-RERA portal.

About the builder

Adarsh Developers says it has built in Bengaluru since 1988. It builds homes, offices and hotels. Its brochure names Adarsh Palm Meadows, Adarsh Palm Retreat and the Shangri-La Bengaluru hotel as landmark projects.

The same brochure claims 26+ completed projects and 12,000+ customers. We have not checked those counts against a full list.

Rosewood's sales lounge sits in Phase 3 of Adarsh Palm Retreat. So Adarsh already has a large project at this address. Visit Palm Retreat and talk to owners. You will learn more about build quality and upkeep there than from a brochure.

Adarsh has two larger launches close by. Compare them in our Adarsh Parkland Phase 2 review and our Adarsh Tropica Phase 2 review.

Price analysis: what Rosewood costs

Adarsh Developers has not published a price list or a rate per sq ft for Rosewood. Numbers on third-party sites vary, and we could not confirm them. So we won't quote them.

Here is how to judge the quote you get instead.

Taxes and fees on top of the price

Government charges add a fixed share to your agreement value.

The GST Council set 5% GST without input tax credit on homes outside the affordable segment from April 2019, per PIB. Deccan Herald reported the stamp duty, cess and the registration fee rise from 1% to 2%.

Price per carpet sq ft

Carpet area is what you live in. Adarsh's brochure plans give both areas, so you can convert any quote.

Say the desk quotes a rate per super built-up sq ft. Multiply it by the last column to get your true rate per carpet sq ft. Use that figure when you compare Rosewood with any other project.

Payment and loan basics

Adarsh has not published a payment plan or a list of approved banks. Ask for both. Read the cancellation terms before you pay the booking amount. Our home loan vs plot loan guide explains how banks fund a flat.

Layouts: 2 BHK vs 3 BHK

Adarsh lists two unit types. Its brochure shows an east and a west facing plan for each.

Carpet is about 68–69% of super built-up for the 2 BHK. For the 3 BHK it is about 66%. That is our math on Adarsh's figures.

The 3 BHK adds about 290–300 sq ft of carpet area over the 2 BHK. You get a third bedroom, a third toilet and a second balcony. The kitchen also grows.

Adarsh notes that room sizes are block to block, before plaster. Only the RERA sale agreement fixes the carpet area. Ask for it in writing. The floor plans on our project page show each layout.

Adarsh's spec sheet lists two lifts for each block. With only a ground and four upper floors, lift waits should stay short. Ask how many flats share each lift.

Amenities

Rosewood is a small project, so its amenity list is shorter than Adarsh's big campuses. Here is what Adarsh names.

• Clubhouse: a multipurpose hall, indoor games and a gym.
• Pool: a swimming pool with a wooden deck, a lap pool, a pool deck and a kids' pool.
• Sports: a badminton court.
• Kids: a kids' play area.
• Outdoor: a party lawn, a pavilion, a covered seating alcove and a focal sculpture.
• Entry: an entry plaza, a waiting plaza, security and separate car and walk-in gates.

Adarsh does not state the clubhouse size. There is no named jogging track, tennis court or pet park. See the amenities list on our project page for updates.

Specifications from the builder

Adarsh's spec sheet for Rosewood is detailed.

• Seismic Zone II compliant RCC frame with concrete block walls.
• Vitrified tiles, with engineered wood in the master bedroom.
• Ceramic tiles in toilets, balconies and utility; granite on stairs.
• UPVC sliding doors and windows with mosquito mesh.
• Dual piping, with treated water for toilet flushing.
• Two lifts per block, CCTV and rainwater harvesting.
• Fibre to the home and smart water meters.
• Power backup at a 0.4 diversity factor.

A 0.4 diversity factor means the backup covers part of your total home load, not all of it. Ask what that means in kW for your flat.

Location: the ORR tech belt

Rosewood's sales lounge is on Doddakannelli Road, in Phase 3 of Adarsh Palm Retreat. Adarsh's website says the project sits next to RMZ Ecospace. Its brochure says it is next door to Ecoworld.

The brochure lists these approximate distances.

The two Adarsh sources don't match on Ecospace. The website says "next to", while the brochure says 3 km. Map the route from the gate to your own office.

Adarsh publishes no distance to schools, hospitals or the airport. Check those yourself. For the wider area, read our Bellandur locality guide. If you work further south, the Sarjapur Road locality guide helps.

Traffic reality

A tech-park address helps you, but it also brings office traffic to your road. Deccan Herald reported that Bengaluru was the world's second most congested city in 2025. The average speed was 16.6 km/h.

Doddakannelli Road feeds the ORR and Sarjapur Road. Expect slow movement at office hours. Test the route at 9 am and 6 pm before you commit. Our Bellandur traffic and commute notes cover the wider belt.

How your commute may work

We have not timed these routes. Here is the route logic, using Adarsh's distances.

• To Ecoworld: the shortest trip, at 1.3 km.
• To Embassy Tech Village or Cessna Business Park: 2–2.5 km, but on busy ORR stretches.
• To Wipro on Sarjapur Road: about 3.1 km.
• To Whitefield or Electronic City: plan for a long drive at peak hours.

Deccan Herald reported in August 2026 that ORR white-topping should start in October 2026. The work should end by January 2027. Your drive may slow during that time.

Metro timeline

Bellandur has a station on the ORR Phase 2A metro line. Prestige Group bought 30-year naming rights to it in February 2026, per Deccan Herald.

In August 2026, Deccan Herald reported that Phase 2A trials would begin in October. The line may open by March 2027. A later report said trains between Iblur and Silk Board would run about three months behind.

Adarsh publishes no walking distance from Rosewood to the station. Walk it yourself before you pay for "metro access".

Legal and RERA check

Adarsh lists one RERA number for Rosewood: PRM/KA/RERA/1251/446/PR/311224/007335. The digits "311224" suggest a 31 December 2024 registration. Confirm that on the portal.

Use this checklist before you pay:

1. Search the number on the K-RERA portal.
2. Note the land area, block count and unit count on the record.
3. Read the completion date. Use it, not a verbal date.
4. Read the latest quarterly progress report.
5. Ask for the approved plan, commencement certificate and title report.
6. Confirm the khata type. Our A, B and E khata guide explains why it matters.
7. Ask which banks have approved the project.

We did not check court records. Your lawyer should. Our document checklist for Bangalore buyers lists the papers to collect. The legal section on the project page tracks Rosewood's status.

Honest pros and cons

Pros

• Close to tech parks. Adarsh lists Ecoworld at 1.3 km and Embassy Tech Village at 2 km.
• Low-rise and small. G + 4 floors and 118 homes, per the Adarsh brochure.
• One clear RERA number. Adarsh publishes a single number.
• Detailed specs. Engineered wood, dual piping, smart water meters and fibre.
• Adarsh neighbourhood. The sales lounge sits in Adarsh Palm Retreat Phase 3.

Cons

• No published price. You can't compare value until you get a cost sheet.
• No published handover date. You must read it on K-RERA.
• Small amenity set. No named jogging track, tennis court or pet park.
• Data gaps. Adarsh does not publish the land area or block count.
• Mixed location claims. The website says next to Ecospace; the brochure says 3 km.
• Office traffic. ORR traffic runs past at peak hours, and white-topping starts in October 2026.
• Metro still pending. Phase 2A trials only start in October 2026.

See how these compare with the pros and cons listed on our project page.

Investment view

Bellandur sits on the ORR office belt. Offices nearby tend to support rental demand. But we found no rent data for Rosewood or Bellandur from a source we can cite. Ask local agents for signed rent deals before you count on a yield.

City-wide data helps a little. Business Standard reported these Bengaluru figures for April–June 2026.

Launches are running ahead of sales. That builds choice for buyers and may slow price gains.

What could move Rosewood's value

Upside drivers:

• The ORR metro line, now due by March 2027.
• A low-rise format with only 118 homes.
• Short trips to several large tech parks.

Downside drivers:

• Rising unsold stock across the city.
• New launches on the ORR belt.
• Any slip past the RERA completion date.
• An entry price you can't judge until Adarsh shares one.

Our read: Rosewood suits end users who work nearby on the ORR. The metro could help value once it runs. For pure returns, weigh land too, using our plot vs apartment guide. The investment notes on our project page track the numbers.

Maintenance and running costs

Adarsh has not published a maintenance rate for Rosewood. Ask the sales desk for the rate per sq ft and the months you must prepay at handover.

Small projects spread running costs across fewer homes. That can push the rate up over time. Ask whether GST applies to maintenance, and who runs the pool and lifts.

Rosewood vs other Adarsh launches in East Bengaluru

Adarsh's brochure map shows Parkland and Tropica near Rosewood. All three are live launches. Rosewood is the smallest.

Rosewood offers the only 2 BHK and the largest 3 BHK of the three. Parkland and Tropica sit on larger campuses with longer amenity lists. Rosewood trades amenities for a small, low-rise block.

Pick by commute. For Ecoworld, Rosewood fits best. For Embassy Tech Village, also see Adarsh Parkland Phase 2. For Wipro on Sarjapur Road, see Adarsh Tropica Phase 2.

The comparison on our project page updates as facts come in.

Risks to watch until handover

A small project lowers some risks. It raises others.

1. Build pace. Adarsh's June 2026 update shows slab work. Track progress each quarter on K-RERA.
2. Date change. Watch the portal for any extension of the completion date.
3. Stock. If only a few units remain, you may not get your floor or facing. Don't let scarcity rush your checks.
4. Price basis. Get the base rate and every charge in writing.
5. Metro timing. Phase 2A trials start in October 2026. Don't pay a premium for the metro yet.
6. Road work. ORR white-topping runs from October 2026 to January 2027, per Deccan Herald.
7. Rates. You will draw most of the loan during construction. Plan for rate changes.

Track the build on our Rosewood RERA and legal tracker.

Ready-to-move options in Bellandur

Rosewood is under construction. If you can't wait, look at ready homes in Bellandur too.

A ready flat has two clear benefits. Homes with an occupancy certificate attract stamp duty but no GST, per Business Standard. You also skip the years of paying rent and EMI together.

Before you buy a ready flat, check these:

• The occupancy certificate and completion certificate.
• The khata, tax receipts and society dues.
• The age of lifts, pumps and the power backup.

Rosewood's case rests on new construction, the tech-park location and a low-rise format. Weigh those against the wait. Our guide to Adarsh apartments in Bangalore lists other options.

Who should buy, and who should skip

Buy if you:

• Work at Ecoworld, Embassy Tech Village or nearby on the ORR.
• Prefer a quiet, low-rise building to a high-rise tower.
• Can wait for the RERA completion date.
• Can pay a Bellandur price plus about 12.6% in taxes and fees.

Skip if you:

• Want a large amenity set with big lawns and many courts.
• Need a price now, before a site visit.
• Commute daily to Whitefield or Electronic City.
• Can't wait if handover slips.

Questions to ask the sales team

• How many blocks and how much land does Rosewood have, per RERA?
• What is the RERA completion date?
• What is the RERA carpet area of the unit I want?
• Which units are still for sale today?
• What is the base rate per sq ft, and what do the extra charges cover?
• What share of the building is complete?
• How far is the Bellandur metro station on foot?
• What does the 0.4 diversity backup give my flat in kW?
• Which banks have approved the project?

What to do next

Check the RERA record and the latest progress report. Ask for a signed cost sheet and live stock. Walk from the site to your office at 9 am.

When you are ready, book a site visit and we will set up a slot with the Adarsh team. You can also compare all Adarsh projects in Bengaluru.