Adarsh Tropica Phase 2 is an apartment project by Adarsh Group, developed through its project entity Orchids Apartments Pvt Ltd, in Chikkanayakanahalli village, off Sarjapur Road on Bangalore’s east side — a second, separately RERA-registered phase built on land adjoining the earlier Adarsh Tropica Phase 1.
Location & Connectivity
The site sits in Chikkanayakanahalli village, Varthur Hobli, right at the point where Chikkanayakanahalli, Choodasandra, Carmelaram and Hadosiddapura meet, just off Sarjapur Road. It’s a well-established residential pocket rather than a frontier location — Primus Public School, Centro Mall and Amrita Vishwa Vidyapeetham are among the nearby landmarks, and a metro station on one of the upcoming lines is reportedly planned about 2.5 km away, though buyers shouldn’t treat that as a firm delivery date. The broader Sarjapur Road-Varthur-Gunjur belt this sits in has some of the city’s densest IT-corridor traffic, so factor peak-hour commute times into any decision rather than going by straight-line distance to Sarjapur Road or the Outer Ring Road.
Project Specifications
Phase 2 covers about 13 acres across 6 towers, with a total of 694 apartments in 2.5 BHK and 3 BHK configurations. It’s registered under RERA number PRM/KA/RERA/1251/446/PR/010325/007535, granted 1 March 2025 — a separate registration from the earlier Adarsh Tropica Phase 1 next door (RERA PRM/KA/RERA/1251/446/PR/111022/005309, from October 2022), so make sure any brochure or price list you’re looking at is actually quoting Phase 2 figures and not the older phase. One listing attributes a smaller 312-unit, 2-tower count specifically to this same RERA number, against the 694-unit, 6-tower figure most other sources give — the 694-unit version is the one that shows up consistently across multiple independent listings, but it’s worth asking Adarsh directly to confirm the final tower and unit count for your block. Unit sizes are also quoted two ways: as carpet area (2.5 BHK around 891 sq ft, 3 BHK around 1,050 sq ft) on some listings, and as built-up or super-built-up area (2.5 BHK 1,385-1,395 sq ft, 3 BHK 1,585-1,610 sq ft) on others — likely the same units described under different area conventions rather than a real conflict, but confirm which figure applies before comparing per-sqft rates. Possession is targeted for July 2029.
Pricing
Quoted starting prices range from about Rs 1.24 crore to Rs 1.53 crore for the entry 2.5 BHK depending on the listing, and from roughly Rs 1.90 crore for a 3 BHK, working out to a base rate in the neighbourhood of Rs 11,000 per sq ft. As with the unit-size figures above, get a written price list tied to the specific carpet or super-built-up figure being quoted.
Amenities
The clubhouse is roughly 35,000 sq ft, with a swimming pool, gym, recreation rooms, landscaped gardens, a picnic terrace, a children’s play area, outdoor sports courts and a party hall. A creche/day-care facility for residents is also advertised as part of the amenity package, which isn’t something every project in this price band offers.
RERA & Compliance
The RERA number checks out directly against the Karnataka RERA registry — the certificate confirms “Adarsh Tropica (Phase-2)” by name, lists the Chikkanayakanahalli survey numbers, and names Orchids Apartments Pvt Ltd (registered office on Langford Road) as the promoter, approved 1 March 2025 and valid through 31 July 2029. That resolves the bigger worry going in — that Phase 1 and Phase 2 figures were being mixed up online — since the two phases turn out to be genuinely separate, correctly-registered projects on adjoining land, not a case of one project double-counted under two names. The unit-count and area-convention points flagged above are the only things still worth double-checking with the sales office.
A Few Honest Notes
Adarsh Group has been building in and around this Sarjapur Road-Varthur belt for a while, including the earlier Phase 1 next door, so there’s a track record to look at directly rather than taking marketing claims on faith. The area is convenient but also congested at peak hours, which is the trade-off for this level of IT-corridor proximity. Given the unit-count discrepancy noted above, it’s worth asking to see the specific tower and unit numbers you’re being offered against the RERA-filed plan before booking.
Verdict
Tropica Phase 2 is a reasonable pick for a buyer who wants an established Sarjapur Road-adjacent location with a builder that already has a finished or fast-progressing phase next door to inspect in person. Because the unit-count and sizing figures vary across listings more than usual, this is one where a site visit and a written, RERA-matched price sheet matter more than most.
Nearby comparables
Other Sarjapur Road-belt launches already covered here are worth stacking this up against: Nambiar District 25 Phase 3 in Dommasandra, Mana Verdant Terraces on Sarjapur Road itself, Prestige Lavender Fields on the Varthur/Whitefield side, and Sobha Neopolis on Panathur Road.
