Overview
Down by the Water is a luxury apartment project by Total Environment on the edge of Jakkur Lake in North Bangalore. It sits at the higher end of the market even by Total Environment’s own standards — 3 and 4 BHK units only, starting well above Rs 4 crore, spread across 17.5 acres with 602 apartments.
Location & Connectivity
The project is adjacent to Jakkur Lake, one of Bangalore’s larger and better-maintained water bodies, in North Bangalore. Jakkur itself is a reasonably well-established locality with existing social infrastructure, unlike the newer airport-corridor pockets further out in Devanahalli — a point in this project’s favour if immediate liveability matters to you. It’s within driving distance of Hebbal and the ORR tech corridor, and Kempegowda International Airport is accessible via Bellary Road.
Project Specifications
- Configuration: 3 and 4 BHK only, 2,490–6,480 sq ft
- Towers: 5 towers per most listings (one source cites 6 — a minor discrepancy worth confirming for your specific block)
- Total units: 602
- Land area: 17.5 acres
- Height: up to 16 floors
Pricing
Published unit pricing starts around Rs 4.49 crore for a 2,490 sq ft 3 BHK + Study configuration and rises to Rs 11.75 crore for a 6,480 sq ft 3 BHK + Maid’s + Home Office + Study layout. This is squarely a luxury play — among the more expensive new launches covered on this site — so the buyer pool here is narrower than most projects in this corridor.
Amenities
- 24,000 sq ft clubhouse with a green roof, lounges, cafés and co-working spaces
- Open-to-sky swimming pool plus a separate indoor heated pool
- Squash court, yoga decks, jogging tracks
- Lakeside boardwalk and landscaped courtyards
- Children’s play zones
- Biometric entry, 24/7 surveillance, power backup
RERA & Compliance
Registered under PRM/KA/RERA/1251/472/PR/090824/006967, decoding to a 9 August 2024 registration date. Completion is planned for 2031, a longer runway than most new launches, reflecting the scale and finish level Total Environment is targeting here.
A Few Honest Notes
Total Environment’s projects are known for design-led, low-density living, and this one leans into that with a genuinely large per-unit footprint — the smallest configuration here (2,490 sq ft) is larger than most other builders’ top-end 4 BHK units. That comes at a price point that puts this out of reach for the large majority of Bangalore buyers, so it’s really a comparison against other ultra-luxury lakeside or golf-course-adjacent projects, not against the broader new-launch market. The 2031 completion date is a long wait if you need to move in soon.
Verdict
This suits a buyer specifically shopping the Bangalore ultra-luxury segment who wants Jakkur Lake frontage and is comfortable with a Rs 4.5 crore-plus entry point and a 2031 handover. It’s not a fit for anyone comparing against mainstream 2-3 BHK new launches on price — this project isn’t competing in that segment at all. Confirm the tower count (5 vs 6) and current unit availability directly with Total Environment given the minor discrepancy across listings.
Nearby Comparables
Within the broader Total Environment portfolio already covered on this site: Total Environment In That Quiet Earth villa and the ongoing Total Environment New Launch coverage give a sense of the brand’s design language and pricing tier elsewhere in Bangalore, though those are in different micro-markets (Hennur Road and Whitefield respectively) rather than direct Jakkur-area competitors.
