Adarsh Tropica Phase 2, Off Sarjapur Road

Adarsh Tropica Phase 2 offers 2.5 and 3 BHK flats off Sarjapur Road, from 1,385 to 1,610 sq ft, per Adarsh Developers. Adarsh has not published a price or hand-over date yet.

Adarsh lists Tropica in two phases, each with its own K-RERA number. Construction photos of a Phase 2 block date from June 2026. Ask the sales desk for the exact street address.

The project suits you if:

• You work at the offices along Sarjapur Road
• You want a gated campus with 30-plus amenities
• You can wait for a flat that is still under construction

It does not suit you if you need to move in soon. Browse our list of Adarsh flats in Bangalore for other options.

For our view on value and risks, read the Adarsh Tropica Phase 2 review. This page covers the facts, costs and checks.

Adarsh Developers has not published a Phase 2 price. Third-party sites quote figures that do not agree. So ask the Adarsh sales desk for a signed cost sheet.

Extra costs

Taxes add a fixed share on top of the price you agree:

• GST: 5% on an under-construction flat, with no input tax credit, per PIB
• Stamp duty: 5%, per Deccan Herald
• Registration fee: 2%, up from 1% on 31 August 2025, per Deccan Herald
• Other duties and cess: about 0.6%

Together, that is about ₹12.6 lakh for every ₹1 Cr of agreement value. Car park, club and power charges often sit outside the base price.

Our Tropica review walks through these costs in more detail.

*Status as of September 2026. Get a signed cost sheet before you pay.

Adarsh has posted a master plan for Tropica. It has not published the land area, tower count or unit count for Phase 2.

Third-party pages give clashing figures. Ask the sales team for the Phase 2 numbers, then match them to the K-RERA page.

Unit layouts

The 2.5 BHK measures 1,385–1,395 sq ft super built-up, per Adarsh. The half room fits a home office.

The 3 BHK measures 1,600–1,610 sq ft super built-up. Adarsh has not published carpet areas. Read them on K-RERA and check them in the sale deed draft. Compare them with the larger plans at Adarsh Parkland Phase 2.

Adarsh lists more than 30 amenities. We sort the named ones below.

• Sports: a tennis court, badminton courts, a multiplay court and a swimming pool
• Leisure: party halls, an amphitheatre and a seating alcove
• Kids: a kids' play area and a play lawn
• Wellness: meditation pods, a yoga lawn, aerobics, a jogging track and a health club
• Convenience: a grocery store
• Safety: two ELCBs in each flat and individual meters

Adarsh has not published the clubhouse size. Ask the sales desk to show it on the plan.

What to check on your visit

• Which amenities sit in Phase 1 and which in Phase 2
• When each amenity opens for use
• How many flats share the pool and the gym
• Where the visitor parking sits

A big amenity list means little if half of it opens after you move in. Ask for dates on paper. Our Tropica amenities review lists more questions.

Adarsh places Tropica off Sarjapur Road. We found no official or news source for distances to nearby schools or offices. So test each drive yourself at peak hour.

What we can confirm:

The Sarjapur–Hebbal line then went to the Union cabinet, per Deccan Herald. Building would take about five and a half years after approval. Do not buy for the metro alone.

Deccan Herald reported trials on the Silk Board–KR Puram line from October 2026. It also put Bengaluru's average speed at 16.6 km/h in 2025.

Our Sarjapur Road area guide covers schools, offices and roads in more detail. If you work near the ORR, see the Bellandur area guide.

Adarsh publishes this spec list for Tropica:

• Structure: seismic zone II compliant RCC frame
• Flooring: laminated wood in the master bedroom only, vitrified tiles in living areas, ceramic tiles in toilets
• Doors: engineered frames with veneer or laminate finish; UPVC sliding doors to balconies
• Windows: UPVC sliding windows with mosquito mesh
• Kitchen: granite counter, stainless steel sink, ceramic tile dado
• Electrical: TV, phone and network points, 2 ELCBs per flat, individual meters
• Plumbing: dual pipes for fresh water and treated water for flushing
• Backup: 100% power backup for lifts, pumps and common-area lights

Adarsh does not name the brands for taps, switches or wires. Ask for them in writing.

Adarsh has not published a payment plan for Phase 2. Most flats under work follow a plan linked to building stages. Ask for the booking amount and each stage in writing.

Before you book, get a loan sanction from your bank. Ask the bank if it has approved the project. Banks often speed up loans for projects they have cleared.

We will add the list of approved banks once Adarsh confirms it. Our plot loan vs home loan guide explains stage-wise payouts.

Questions to ask the sales desk

• What is the booking amount, and is it refundable?
• How many stages are in the payment plan?
• Does the price include GST, car park and club fees?
• What is the penalty if the hand-over runs late?

Get every answer on paper. A verbal promise does not bind the builder.

Adarsh lists a K-RERA number for Phase 2: PRM/KA/RERA/1251/446/PR/010325/007535. Phase 1 uses PRM/KA/RERA/1251/446/PR/111022/005309. Search both on the K-RERA portal.

Other numbers appear on some third-party pages. Make sure your sale deal cites the Phase 2 number.

Check these items before you pay:

1. The completion date filed with RERA
2. The approved plan and carpet areas
3. The khata type and title chain
4. The encumbrance record

Our guide to A-khata vs B-khata vs E-khata explains the khata types.

Pros

• Adarsh publishes specs, including wood floors and dual plumbing.
• 30+ amenities, including a tennis court and a pool.
• Phase 2 has its own RERA number.
• A short run to Sarjapur Road offices.

Cons

• No published price or hand-over date.
• Towers, units and carpet areas are not on the Adarsh page.
• Bengaluru traffic is among the worst in the world.
• The Sarjapur metro still needed Union cabinet approval.

Tropica suits end users first. We have no rent data for it, and no published price. So we cannot give a yield or a rate per sq ft.

City data from Business Standard for Q2 2026:

• About 15,285 homes sold in Bengaluru, up 1% a year.
• About 21,670 homes launched, up 41% a year.
• About 79,180 homes unsold, up 34% a year.
• Average prices up 8% a year.

Launches are outpacing sales. That can slow price gains near hand-over. The metro could lift values later, but not soon.

The main risk

You pay in stages for years before you move in. You earn no rent in that time. We will add a rental yield once we find an official or news source for this stretch.

Weighing a flat against land? Read plot vs apartment in Bangalore.

Here is Tropica Phase 2 next to two other Adarsh projects in East Bengaluru. Sizes come from Adarsh Developers.

Tropica has the smallest flats of the three. Adarsh Welkin Park is the closest sibling on the same road. Confirm each completion date on K-RERA.

*Confirm prices with the Adarsh sales desk.

Want to walk the site? Book a free site visit and we will arrange it with Adarsh.