Site Overview
2 acres, 129 residences
The site is a 1.96-acre (7,916 sq m) parcel at Bandapura, near Budigere Cross, with the Old Madras Road / NH-75 highway along its eastern edge and a building plan sanctioned by the Bangalore Development Authority (BDA). At 129 homes, the gross density works out to about 66 homes per acre, delivered as two homes per floor rather than the four to six of a typical tower - the structural basis of the boutique sky-villa positioning that defines ZOLAAH. From a planning angle, Kalyani Kanakapura Road keeps the reference local: internal roads, open-space placement, amenity access, and tower orientation all affect how the address will live after handover.
The deliberate low-density choice has three downstream consequences: more open space per resident, a smaller amenity programme by absolute count (sized for 129 households rather than 1,000+), and a single anchor amenity (a clubhouse of about 19,700 sq ft) rather than distributed amenities.
Land Use
Land use breakdown
| Land use | Area (share of site) | Notes |
|---|---|---|
| Total site | 7,916 sq m (1.96 acres) | Sy No 34/1, Bandapura, Old Madras Road frontage |
| Covered ground (tower plinths) | 1,559 sq m (~20%) | Footprint of Tower A and Tower B at ground level |
| Open ground | 6,357 sq m (~80%) | Everything at ground level not covered by a building |
| Landscaped parks (within open ground) | 2,406 sq m (~30%) | Central courtyard, perimeter landscaping, sit-outs |
| Outdoor sports (within open ground) | 569 sq m (~7%) | Pickleball, basketball and outdoor fitness |
| Driveways, drop-off, pool deck and service yards | Balance of the open ground | Resident drop-off, service drive, STP, transformer yard, refuse area |
Covered, open, park and outdoor-sports areas are the figures registered with Karnataka RERA; the split of the remaining open ground follows the BDA-sanctioned plan.
Building Placement
Twin towers, central courtyard
The two residential towers - Tower A and Tower B - are positioned on opposite ends of the 2-acre site with the central courtyard between them. The placement choice serves several design intents: visual separation (the two towers do not visually overlap from most apartment windows), cross-ventilation across the campus (the open central courtyard creates a natural airflow channel), daylight access (every apartment receives meaningful direct daylight and unobstructed sky exposure), and acoustic separation (horizontal distance between the towers means inter-tower noise transmission is essentially zero).
Tower A holds the larger residences - 31 four-bedroom homes with a maid's room (1,808 sq ft carpet, 2,905 sq ft saleable) on floors 1 to 31, 32 three-bedroom homes with a maid's room (about 1,442 sq ft carpet, 2,510 sq ft saleable) on floors 2 to 32, and a single 5 BHK of 3,233 sq ft carpet that takes the whole 33rd floor. That is 64 homes in all, two to a floor.
Tower B holds 65 three-bedroom residences in two layouts - 32 of 3 BHK Type 1 (1,433 sq ft carpet, 2,210 sq ft saleable) on floors 2 to 33 and 33 of 3 BHK Type 2 (1,239 sq ft carpet, 2,025 sq ft saleable) on floors 1 to 33. Both towers rise 117.4 metres over two basement levels.
The Courtyard
Central landscaped courtyard
The campus's design centerpiece is the central courtyard between Tower A and Tower B. This is where the master plan concentrates the experiential investment: landscape design (trees, ground cover, hedge zones, and seasonal planting layered for visual depth), circulation network (walking paths connecting tower lobbies, clubhouse entries and amenity zones), lighting design (path lights, accent lights on trees, ambient lighting on seating zones - calibrated for evening usability), seating clusters (multiple groupings for couples, small groups and family use), and visual continuity to the towers (the courtyard landscape extends visually into the tower-lobby spaces through ground-floor glazing).
The courtyard is the campus's most visible landscaping investment and is what residents see every time they arrive at, leave from or look out from their apartment.
Circulation
Road and circulation network
The internal road network is structured for two parallel goals: resident-experience priority and service-traffic invisibility. Arrival drop-off zone: covered drop-off at the main lobby of each tower, accessible from the campus gate via a short internal drive. Internal driveway: perimeter driveway connecting the gate, the two tower drop-offs and the basement-parking ramps. Service road: separate service-access route to the campus service yards, refuse-collection zones and FM-office back-door - kept physically and visually distinct from the resident driveway. Basement-parking access: ramps from the internal driveway to the basement level. Pedestrian network: walking paths through the courtyard and around the perimeter - usable for jogging, evening walks and connecting the amenity zones without crossing vehicle routes.
Pedestrian Detail
Pedestrian movement and landscaping
Within the courtyard and across the campus, the pedestrian network is designed for daily use rather than ornamental scale: path widths sized for two residents walking together comfortably; surface materials that hold up to monsoon use (textured stone or designer concrete with slip-resistant finish); shaded zones at lounging and seating clusters using tree canopy and built shade structures; lighting at low foot-traffic intensity in the evening - high enough for safety, low enough to preserve the night-sky visibility for residents looking down from their balconies; and wayfinding at the key intersections - clubhouse entries, lobby entries, amenity-zone access points.
Below Ground
Basement infrastructure
The two basement levels house the parking and the services that the resident experience relies on but does not see:
- Resident parking - 177 covered car parks across the two basements
- Service zones - plant rooms, electrical switch-gear, fire-fighting tanks, water-storage tanks, transformer yards
- STP - sewage treatment plant - on-site treatment, treated water reused for landscaping irrigation and toilet flushing
- Rainwater harvesting - roof and surface-water collection feeding the campus recharge wells
- FM back-of-house - storage, equipment rooms, maintenance staff zones
The below-ground placement of these services is what keeps the ground-floor and residential floors clean of visible service infrastructure.
Sustainability
Sustainability infrastructure
The master plan integrates sustainability through several specific design choices:
- STP-treated water reuse - reduces potable-water draw for landscaping and flushing
- Rainwater harvesting - captures and recharges aquifer levels through the monsoon
- Open ground - about 80% of the site left uncovered, with roughly 26,000 sq ft of landscaped parks
- Renewable energy - included in the project's external-infrastructure scope
- Designer-material longevity - Italian marble, designer tile, premium wiring - extending building service life and reducing renovation cycles
- Building envelope efficiency - French windows with 3.3-metre ceilings designed for daylight depth and natural ventilation
Tower Configuration
Tower configuration summary
| Attribute | Tower A | Tower B |
|---|---|---|
| Residential stack | 2 basements + G + 33 | 2 basements + G + 33 |
| Height | 117.4 m | 117.4 m |
| Total residential floors | 33 | 33 |
| Homes per floor (typical) | 2 | 2 |
| Total homes | 64 | 65 |
| Configurations | 3 BHK and 4 BHK with maid's room; one 5 BHK | 3 BHK Type 1 + Type 2 |
| Lift coverage | KONE / OTIS passenger + service | KONE / OTIS passenger + service |
| Maid's room | Yes (both configurations) | No |
| Balcony + ODU | Yes | Balcony (Type 2), Balcony + ODU (Type 1) |
The 33-floor vertical stack on a 2-acre site is a deliberate density choice - vertical scale with horizontal restraint - and is the structural basis for the project's sky-villa positioning.
Houze of Jindal Zolaah Master Plan FAQs
How much open space does the 2-acre campus have?
About 80% of the 1.96-acre ground is uncovered - 6,357 sq m of open area against 1,559 sq m covered by the towers - with about 2,406 sq m (roughly 26,000 sq ft) set aside as landscaped parks and 569 sq m for outdoor sports.
Who sanctioned the ZOLAAH building plan?
The Bangalore Development Authority (BDA) sanctioned the building plan in June 2026. The project is registered with Karnataka RERA under PRM/KA/RERA/1251/446/PR/270726/008846.
How many units does each tower hold?
Tower A holds 64 homes - 31 four-bedroom and 32 three-bedroom homes with a maid's room, plus a single 5 BHK on the top floor - and Tower B holds 65 three-bedroom homes in two layouts, for 129 in all.
Where is the basement parking accessed from?
Via internal-driveway ramps from the perimeter campus road down to two basement levels, which hold 177 covered car parks along with plant rooms, fire tanks, STP, rainwater harvesting and the FM back-of-house - kept invisible from the resident-experience zones above.
Are there separate vehicle and pedestrian routes through the courtyard?
Yes - the campus's central courtyard is a pedestrian-only zone. Vehicle movement is restricted to the perimeter driveway and the tower drop-offs.
What is the project density at ZOLAAH?
At 129 homes on 1.96 acres, gross density is about 66 homes per acre, built as two homes per floor across two 33-floor towers, with about 80% of the ground left open.