Adarsh Rosewood, Bellandur

Adarsh Rosewood is a small project of 2 and 3 BHK flats in Bellandur, from Adarsh Developers. Flats run from 1,340 to 1,900 sq ft. The brochure lists 118 units on G + 4 floors. Adarsh has not published prices.

The sales lounge is on Doddakannelli Road, in Phase 3 of Adarsh Palm Retreat. Adarsh's website places the project next to RMZ Ecospace.

The project suits you if:

• You work at Ecoworld, Embassy Tech Village or nearby on the ORR
• You want a low-rise block with few neighbours
• You can pay a Bellandur price for a short trip to work

It does not suit you if you want a big campus with a large club. Compare other Adarsh flats in Bangalore for that.

Our Adarsh Rosewood Bellandur review gives our full view. This page covers the facts, costs and risks.

Adarsh Developers has not published a price list or a rate per sq ft for Rosewood. Ask the Adarsh sales desk for a signed cost sheet. Prices are on request as of September 2026.

Adarsh does publish the unit sizes.

Adarsh lists the full size bands as 1,340–1,360 sq ft and 1,840–1,900 sq ft. Carpet is about 66–69% of super built-up, on our math. Our Rosewood review shows how to turn a quoted rate into a carpet rate.

Extra costs

Deccan Herald reports 5% stamp duty, a 2% registration fee and about 0.6% in cess in Karnataka. The registration fee rose from 1% on 31 August 2025. GST on an under-construction flat is 5% without input tax credit, per PIB. Together, that is about ₹12.6 lakh per ₹1 Cr of agreement value.

Ask the sales desk about car park, club, deposit and maintenance charges too.

Adarsh's brochure and site give these facts. Adarsh does not publish the land area.

The landscape plan shows a car gate, a walk-in gate, an entry plaza and a focal sculpture. It also shows a lap pool, a kids' pool, a pavilion and a party lawn.

Unit layouts

The 2 BHK has a 21'6" × 11'0" living room and a 17'2" × 11'4" master bedroom. It has two toilets and one balcony.

The 3 BHK has a 21'10" × 12'0" living room and a 14'0" × 11'0" master bedroom. It has three toilets and two balconies. Check the carpet areas in the RERA filing. The layout section of our review lists every room.

A small project means a shorter list. Adarsh names these:

• 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
• Safety: CCTV and smart water meters for each flat

Adarsh does not state the clubhouse size. With 118 flats, you share each facility with fewer people. For bigger clubs, see Adarsh Parkland Phase 2.

What to check on your visit

• The size of the pool and the gym
• Where the party lawn and pavilion sit on the plot
• How many car spaces each flat gets
• The gap between your block and the next one

Small sites can feel tight. Walk the full plot before you book. Look at the view from the floor you plan to buy.

Adarsh's website places Rosewood next to RMZ Ecospace. Its brochure says the project is next door to Ecoworld, and lists these approximate distances.

The two Adarsh sources differ on Ecospace. Map the route from the gate to your office.

Bellandur has a station on the ORR Phase 2A metro line. Deccan Herald reported in August 2026 that trials start in October and the line may open by March 2027. Adarsh gives no walking distance to it.

Traffic on the ORR at Bellandur is heavy at peak hours. Living close to work is the best fix. See our Bellandur area guide for more.

Adarsh lists these specs for Rosewood:

• Structure: RCC frame for seismic zone II
• Flooring: vitrified tiles in living, dining and kitchen, engineered wood in the master bedroom, ceramic tiles in toilets and balconies
• Stairs: granite
• Kitchen: 2 ft ceramic tile dado above the platform, water purifier point
• Doors and windows: UPVC sliding units with mosquito mesh
• Plumbing: dual pipes, with treated water for flushing
• Tech: fibre to the home and smart water meters
• Backup: power backup at a 0.4 diversity factor

Adarsh does not name the fitting brands. Ask for a brand list before you sign. The spec notes in our Rosewood review explain the backup factor.

Adarsh has not published a payment plan or a list of approved banks. Ask the sales desk for the booking amount, each stage and the bank list.

Get a loan sanction before you book. At Bellandur prices, your bank will ask for proof of income and a large down payment. Our home loan vs plot loan guide explains how lenders fund a flat.

Plan your cash

Banks lend only part of the home's value. You fund the rest yourself. For every ₹1 Cr of agreement value, add about ₹12.6 lakh for GST, stamp duty, registration and cess.

Construction-linked stage payments can come fast on a low-rise block. Keep your down payment ready before you sign.

Adarsh lists the K-RERA number as PRM/KA/RERA/1251/446/PR/311224/007335. Look it up on the K-RERA portal.

Check these items on the portal:

1. The completion date filed with RERA
2. The land area, units and blocks
3. The approved plan and carpet areas
4. Any complaints

What RERA gives you

The RERA Act makes the builder keep 70% of buyer money in a separate bank account. That money can go only to land and building costs for this project. So note the RERA date, not the brochure date.

We have not checked court records. Ask for the title deed, the khata and the encumbrance record. Our guide to A-khata vs B-khata vs E-khata explains why the khata matters for resale and loans.

Pros

• Ecoworld 1.3 km and Embassy Tech Village 2 km away, per Adarsh.
• Low-rise G + 4 format with 118 flats.
• One RERA number, published by Adarsh.
• Detailed specs, including engineered wood and smart water meters.

Cons

• No published price or rate per sq ft.
• No published handover date or land area.
• Small site means fewer amenities and no big club.
• Adarsh's website and brochure differ on the distance to Ecospace.
• ORR white-topping from October 2026 to January 2027 may slow drives, per Deccan Herald.

Read the full list in our honest Rosewood review.

Bellandur is a mature job hub. The ORR tech parks keep demand for homes high. That demand tends to hold rents up.

Key numbers:

• Rosewood rate: on request from the Adarsh sales desk
• Bengaluru unsold homes, Q2 2026: 79,180, up 34% a year (Business Standard)
• Bengaluru average prices, Q2 2026: up 8% a year (Business Standard)
• Metro: ORR line due by March 2027 (Deccan Herald)

You can't judge value until you see a price. Compare it with other Bellandur homes first.

The risks

Build progress is the main one. Adarsh's June 2026 update shows slab work. Watch the RERA quarterly updates.

We have not found a rental yield for Bellandur from a source we can cite. For the bigger picture, read plot vs apartment in Bangalore.

Here is Rosewood next to two Adarsh launches in the same belt. Sizes come from Adarsh. Prices are on request for all three.

Rosewood is the only one with a 2 BHK. Parkland and Tropica offer bigger campuses. Read our Adarsh Tropica Phase 2 review and our Adarsh Parkland Phase 2 review.

Want to see it? Book a free site visit and we will set up a tour.