SNN Kannur Road — Project Overview
SNN Kannur Road is a seven-acre residential development by SNN Estates on Kannuru Main Road at Mitganahalli, Bellahalli, off Thanisandra Main Road in North Bengaluru, immediately adjacent to Sobha Dream Gardens. The scheme is planned as four Ground+16 blocks carrying approximately 550 apartments in 2, 3 and 4 BHK configurations, on a parcel sanctioned by the Bangalore Development Authority. Launch is scheduled for Q3 2026 and completion is targeted for March 2031. In the same Bengaluru market, SNN Raj Azaleas helps frame how another project presents scale, location logic, and the trade-offs a household should resolve before shortlisting.
What the project is
Seven acres, four blocks, seventeen habitable levels, around 550 homes. Read together, those numbers describe the project better than any adjective.
Seven acres is a mid-sized Bengaluru parcel — large enough to place four towers with real separation between them and to fund a connected landscape system, small enough that it does not need an internal shuttle. Four blocks on that footprint means tower coverage of roughly a quarter to three-tenths of the site, with the balance available for landscape, circulation, amenity and below-ground services.
Around 550 homes across four blocks is about 138 per block, and across seventeen levels that is approximately eight apartments per floor plate. This is the single most consequential number in the project and it is almost never quoted in marketing. It governs how long the lift takes at 8:45 a.m., how far a resident walks from the lift to their door, what proportion of homes get a corner with two external walls, and whether cross-ventilation is achievable or theoretical. Bengaluru high-rises routinely run ten to fourteen units per floor.
Density works out to roughly 79 homes per acre. Sobha Dream Gardens next door runs about 105 per acre; the current high-rise launches on Thanisandra Main Road and the Hennur arc run 110 to 130. That gap shows up in every shared resource.
SNN Estates — and why the name needs care
SNN Estates, which presents itself as "formerly SNN Builders", dates its practice to 2005 and cites approximately 21 million sq ft constructed across 12 delivered projects. Its live work is concentrated in two belts: Thanisandra–Rachenahalli–Bellahalli in the north and Hosur Road–Begur–Kudlu in the south.
Its ongoing projects are SNN Estates Duomont at Kudlu Gate Junction (3, 4, 6 and 8 BHK ultra-luxury, registered PRM/KA/RERA/1251/310/PR/240925/008118 to SNN Estates LLP), SNN Estates Felicity at Rachenahalli behind Manyata Tech Park (1.5 to 4 BHK with a 50,000 sq ft clubhouse, registered PRM/KA/RERA/1251/309/PR/220124/006568 to SNN Builders Private Limited), and SNN Estates Serenity Garden at Begur. Its completed portfolio includes SNN Clermont at Hebbal — five towers of 40 floors opposite Nagawara Lake — along with SNN Raj Greenbay, Raj Serenity, Raj Neeladri, Raj Grandeur, Raj Spiritua and the two Raj Lakeview phases.
Kannur Road, North Bengaluru, is listed by name in the upcoming section of the developer's own project page. That is an unusually solid footing for a pre-launch: the project exists as a public commitment by the developer, not only as a broker's listing.
SNN Estates is not SNN Raj Corp
This distinction matters and it trips up buyers constantly.
Two separately branded businesses both trace to the original SNN Builders practice, and both describe themselves as "formerly SNN Builders". Their completed portfolios overlap, because several projects predate the split. Their forward pipelines do not overlap at all, and the corporate registries show why — the split runs along family lines:
| SNN Estates | SNN Raj Corp | |
|---|---|---|
| Website | snnestates.com | snnrajcorp.com |
| States origin as | 2005 | 1994 |
| Cited scale | ~21M sq ft / 12 delivered | ~12M sq ft / ~40 projects |
| Controlling family | Agarwal — Nitin, Ramesh Chandra and Nikhil Agarwal | Jain / Shah / Bhat — Sanjay Shah, Shivashankar Bhat, Neelu Jain and others |
| Forward pipeline | Duomont, Felicity, Serenity Garden, Kannur Road, Bagalur, Akshaya Nagar, IVC Road, Nandi Hills, Cargo Road, Narsapura | Raj Bay Vista, Raj Viviente, Raj High Gardens, Raj Electronic City, Raj Azaleas |
The rule: if a project carries the "SNN Raj" prefix, it belongs to SNN Raj Corp. This project belongs to SNN Estates. When verifying anything about this developer, check that you are reading the right company's material.
Project rationale — the configuration gap on this road
Kannuru Main Road has been built out, so far, by one big community: Sobha Dream Gardens, seventeen acres, ten towers, 1,780 apartments at 2B+G+17, with 1 BHK homes of 679–752 sq ft and 2 BHK homes of 1,004–1,059 sq ft, transacting between ₹11,873 and ₹13,717 per sq ft with its final phase due December 2027.
That project has done its job. It brought a branded developer, real infrastructure and nearly two thousand households to a road that previously had none. It also means the road serves exactly one buyer: the first-time purchaser or rental investor who wants a compact unit at an accessible ticket.
A household in Bellahalli that outgrows a 2 BHK has to leave. There is no 3 BHK product on Kannuru Main Road, and no 4 BHK product at all.
SNN Kannur Road is planned against that gap. Four blocks, around 550 homes at 79 per acre, and a configuration set running from a 1,120 sq ft 2 BHK to a 2,380 sq ft 4 BHK. It is a lower-density, larger-format product on the same road — complementary to what exists rather than competing for the same buyer, and the first upgrade path this micro-market has offered.
Technical specification
| Element | Detail |
|---|---|
| Site area | 7 acres (~304,920 sq ft) |
| Blocks | 4 |
| Levels | Ground + 16 (17 habitable levels) |
| Units | ~550 |
| Units per floor plate | ~8 |
| Density | ~79 homes per acre |
| Indicative saleable area | ~841,500 sq ft |
| Indicative FSI | ~2.76 — normal for a BDA-sanctioned parcel with premium FAR |
| Configurations | 2 BHK (1,120–1,290 sq ft), 3 BHK (1,485–1,760 sq ft), 4 BHK (2,100–2,380 sq ft) |
| Parking | Basement and podium levels; visitor parking at grade |
| Structure | RCC framed structure designed to Seismic Zone II requirements |
| Approving authority | Bangalore Development Authority (BDA) |
A note on circulating figures. Third-party marketing microsites describe this project as "6+ acres" with "100+ apartments" and configurations from 1.5 through 4 BHK. The specification above follows the developer's project information sheet — 7 acres, approximately 550 apartments, 4 blocks, Ground+16, 2/3/4 BHK. Where aggregator claims and the developer's own sheet disagree, the sheet is the source used here, and the launch documentation will settle it.
Regulatory status
The parcel is BDA-approved. Karnataka RERA registration has been applied for and the number is awaited — verified against the state register on 10 August 2026, where no registration exists for any project at Kannuru Road, Bellahalli, Mitganahalli or Kogilu under SNN Estates LLP or SNN Builders Private Limited.
Two rules follow, and the second one is specific to this project.
No booking until the registration is verifiable at rera.karnataka.gov.in. A pre-launch expression of interest is not a booking; a payment against an allotment is.
Reject the agent-class number currently in circulation. Third-party marketing sites for this project publish PRM/KA/RERA/1251/310/AG/230202/003381 in the RERA field. It fails on two counts. First, the /AG/ segment marks an agent registration — a broker's licence to sell — where a Karnataka project registration carries /PR/. Second, the Karnataka RERA agent register shows that number is held by an individual agent, not by SNN Estates and not by any developer. It tells a buyer nothing whatsoever about this project's legal standing. Do not accept it, and treat any site publishing it as an unreliable source for anything else about the project.
Sustainability and services
The infrastructure programme is specified to what a 550-home community on seven acres actually generates:
- Sewage treatment plant sized for full occupancy, with treated water reused into landscape irrigation and flushing — which is what keeps a seven-acre landscape alive through a Bengaluru summer without drawing on potable supply.
- Rainwater harvesting across the full site catchment with recharge structures, per BWSSB requirements. In the Bellahalli–Thanisandra belt, where tanker dependence is a live operational concern, this is not a compliance box.
- Power backup — DG capacity covering all common areas plus a backup allocation to every apartment.
- Organic waste conversion at source, with segregated dry-waste handling on a service route separated from the resident arrival sequence.
- EV charging provision built into the basement parking layout at design stage.
- Solar for common-area and landscape lighting; LED throughout common areas.
- Individual water metering per apartment.
Timeline
| Milestone | Target |
|---|---|
| Karnataka RERA registration | Applied; number awaited |
| Launch | Q3 2026 |
| Construction commencement | Following registration and launch |
| Structural completion | Indicative 2029–2030 |
| Completion / handover | March 2031 |
A five-year horizon from launch to handover on four Ground+16 blocks is a reasonable schedule rather than an aggressive one. Treat March 2031 as the developer's target until it is written into the RERA registration with a penalty clause attached.
SNN Kannur Road Overview — frequently asked questions
Next step for SNN Kannur Road
SNN Kannur Road launches in Q3 2026. Pre-launch registrations receive the configuration and pricing sheet ahead of the public release, priority on floor and unit selection, and direct notification when the Karnataka RERA registration is published.