SNN Kannur Road Floor Plans — 2, 3 & 4 BHK

Rates step up with configuration size. That is standard, and it reflects the higher proportion of external wall, corner position and balcony per square foot in the larger units — as well as their scarcity in this micro-market.

Before any individual plan, the number worth understanding is the plate. Around 550 apartments across four blocks and seventeen levels is roughly eight homes per floor. Bengaluru high-rises commonly run ten to fourteen.

That difference determines four things a resident experiences daily.

Lift waiting. An eight-unit plate generates materially less morning peak call volume than a fourteen-unit plate on the same lift bank. The queue at 8:45 a.m. is the most reliable predictor of how a resident feels about their building, and it is decided at planning stage, not later.

Corridor length. Fewer doors per floor means a shorter run from the lift lobby to the front door, and it allows the corridor to be naturally lit and ventilated at both ends rather than being an internal tube.

Corner share. On an eight-unit plate a much higher proportion of apartments occupy a corner with two external walls — light on two aspects, and genuine cross-ventilation.

Cross-ventilation. Cross-ventilation needs openings on opposite or adjacent faces. On a tightly packed plate most units are single-aspect and cannot cross-ventilate at all, regardless of what the brochure says. A lower unit count per floor is the structural precondition.

The core family configuration, spanning a compact three-bedroom at 1,485 sq ft to a generous 1,760 sq ft plan. There is no comparable product on Kannuru Main Road today.

Layout. A larger living and dining volume with the balcony extended along the living edge; a kitchen with separate utility; a master suite with attached bathroom and, in the larger plans, a walk-in wardrobe; two further bedrooms, one attached in the larger plans; and a common bathroom. The upper end of the range accommodates a powder room off the entry — the single most useful addition in a family home, because it keeps guests out of the bedroom wing.

The 1,485 versus 1,760 decision. The compact plan is a true three-bedroom home. The larger plan turns the third bedroom into a flexible room — study, home office, or a nursery that becomes a bedroom — and adds the powder room and a longer balcony. For a two-income household where at least one person works from home two days a week, that flexibility is generally worth the step.

Buyer profile. Families upgrading from a 2 BHK within the Bellahalli–Thanisandra belt; households with children needing separate rooms; and buyers wanting a dedicated work-from-home space without giving up a bedroom.

Every price in the Indian apartment market is quoted against super built-up area. Every RERA registration and sale agreement states carpet area. They are different numbers, and the gap is where most buyer confusion lives.

• Carpet area is the usable floor area inside the apartment walls. RERA defines it precisely and it is the legally binding figure.
• Built-up area adds wall thickness and balcony area.
• Super built-up area adds a proportionate share of common areas — lobbies, corridors, staircases, lift shafts, clubhouse, services.

The carpet-to-super-built-up ratio is the efficiency, typically 60–65% in Bengaluru high-rises. A project with extensive common amenity carries a lower ratio, because there is more common area to apportion.

The comparison rule: convert everything to a rate per square foot of carpet before comparing two projects. ₹11,000 per sq ft at 65% efficiency is ₹16,900 per sq ft of carpet. The same ₹11,000 at 58% efficiency is ₹18,965 — twelve per cent more expensive for the same money, and invisible in the headline rate. This is the single most useful calculation a buyer can run, and it is the right way to compare SNN Kannur Road against Sobha Dream Gardens next door. When the RERA registration is published, its carpet areas are the numbers to use.

Choose the floor before the unit. In a Ground+16 block, floors 4 to 12 are the practical sweet spot — high enough to clear the tree line and the site noise, low enough that lift dependence stays manageable and the walk down in a power cut is survivable. Floors 13 to 16 buy the best sightlines and command a premium.

Prioritise aspect over area. A 1,485 sq ft 3 BHK on a corner with a north–east aspect is a better home than a 1,650 sq ft unit facing due west in the middle of the plate. Bengaluru's west sun makes a west-facing living room unusable from three to six in the afternoon for much of the year, and floor area does not compensate.

Check the balcony depth, not just its presence. A balcony under four feet deep holds a plant. Five to six feet holds two chairs and a table — the difference between a feature and a room.

Look at the utility. In a Bengaluru apartment the utility balcony carries the washing machine, the drying line, dry stores and often the water purifier. A shallow utility pushes all of that back into the kitchen.

The configurations and areas above are indicative, derived from the sanctioned scheme parameters and from planning conventions on comparable projects at this scale. Third-party marketing sites list a wider configuration set for this project, running from 1.5 through 4 BHK; the developer's own project information sheet specifies 2, 3 and 4 BHK, and that is what is followed here.

The published floor plans, exact carpet areas and the final specification sheet are released with the Karnataka RERA registration and at launch. Register your interest to receive them, along with the unit availability chart, as soon as they are issued.