Pre-Launch Project
Ashwin Sheth The Blue Pre-Launch on Bannerghatta Road, Arekere
Ashwin Sheth Group's first Bengaluru project, working name Codename Blue and listed in some places as Ashwin Sheth The Blue, was still at pre-launch on Bannerghatta Road in Arekere as of 28 October 2026. The plan is a 29-floor residential tower of 230 homes and a separate six-floor commercial block opposite Arekere Lake.
| Status (as of 28 Oct 2026) | Pre-launch. Statutory approvals are awaited and the project is not yet registered with Karnataka RERA. |
|---|---|
| Developer | Ashwin Sheth Group, headquartered in Mumbai |
| Location | Opposite Arekere Lake, Bannerghatta Road, South Bengaluru, Karnataka |
| Land area | 5.23 acres |
| Product and towers | One 29-floor residential tower (G+29, 99.5 m) with 230 homes, and one commercial tower (2B+G+6, 26 m) |
| Configurations | 3 BHK (2 toilets) from 1,351 sq ft; 3 BHK (3 toilets) at 1,747 sq ft; 4 BHK at 2,272 sq ft |
| Indicative price band (pre-launch) | About ₹2.40 Cr to ₹4.10 Cr all-inclusive, ₹15,750 to ₹16,750 per sq ft (pre-launch price sheets reviewed June 2026) |
| Payment plan | Construction-linked plan with 5% initial down payment |
| Possession (developer indication) | December 2030, tentative |
Current status
As of 28 October 2026, the project is listed as pre-launch. Pre-launch listings reviewed in June 2026 expected a formal launch around July 2026. The project's information material says it is not a sales document and that it is awaiting approvals and finalisation from the relevant authorities.
Expression-of-interest (EOI) bookings were reported as open on a first-come, first-served basis in June 2026. An EOI amount of ₹5 lakh was quoted in pre-launch listings. An EOI is a refundable-in-terms-of-the-developer's-process commitment that reserves a place in the allocation queue; buyers should check the final booking terms before paying.
The working name, Codename Blue, is used in the developer's own material. The final project name and RERA registration number have not been announced.
What is planned on the site
The project is a mixed-use development on about 5.23 acres. It has two towers: a 29-floor residential tower with 230 homes, and a separate commercial block of six floors above a basement and ground level. The commercial component is planned within the podium and would add retail and services on the site.
- Residential tower: G+29 floors, 99.5 m high
- Commercial tower: 2B+G+6 floors, 26 m high
- Residential units: 230, in 3 BHK and 4 BHK configurations
- Open space: one secondary listing gives 85% open space
- Amenities: more than 54, spread across the ground floor, an 8th-floor deck and a 29th-floor rooftop
Listed amenities include an infinity swimming pool, a gym, tennis and sports courts, a jogging and cycling track, a children's play arena, yoga and meditation zones, a mini theatre, a party hall, a co-working lounge, an EV charging station, and a sky gym and observatory deck on the 29th floor.
Specifications named in listings include three-phase power supply to each home, aluminium-glazed windows, four lifts in each block, 100% power backup for lifts and common areas, and rainwater harvesting drains. Structure, flooring and kitchen specifications have not been published.
Configurations and pre-launch prices
The table below uses the pre-launch price sheets reviewed in June 2026. Prices are all-inclusive, as stated in those sheets, and are subject to the final price list.
| Configuration | Area | All-inclusive price | Base price | Rate per sq ft |
|---|---|---|---|---|
| 3 BHK, 2 toilets | 1,351 sq ft (super built-up) | ₹2.40 Cr | ₹2.18 Cr | ₹15,750 |
| 3 BHK, 3 toilets | 1,747 sq ft | ₹3.10 Cr | ₹2.82 Cr | ₹16,500 |
| 4 BHK | 2,272 sq ft | ₹4.10 Cr | ₹3.60 Cr | ₹16,750 |
The all-inclusive figure is said to cover the basic price, car parking, legal charges, clubhouse charges, maintenance deposit, and BWSSB and BESCOM connection charges. The amount for each of these items is not broken out in the listings.
Payment plan and buyer terms
- Payment: construction-linked plan with 5% paid at booking, and the balance in instalments tied to construction progress
- Early EOI buyers were offered waivers of floor-rise and premium-location charges, and 2 to 3 covered car parks with each unit, allocated first come, first served
- Maintenance: a 12-month advance maintenance deposit is listed
These are pre-launch terms from listings, not final contract terms. Buyers should read the agreement and the RERA-registered terms once they are published.
Approvals and RERA status
The project is not yet registered with Karnataka RERA (K-RERA). A June 9, 2026 review confirmed that no K-RERA filing had been made as of that date. Pre-launch listings from June 2026 describe the project as awaiting statutory approvals.
Until registration, no RERA-approved possession date exists. The December 2030 possession date comes from the developer's indication and should be treated as tentative. The developer's own estimate of construction time is about three years. No construction has started on the site as of the latest reviewed material.
Location and connectivity
The site is on Bannerghatta Road (State Highway 87), at the junction with NICE Road and close to the Outer Ring Road connection. The project lies opposite Arekere Lake, and its design identity takes its name from the lake. Pre-launch material describes lake frontage and corner-unit orientation as premium features.
- Electronic City: 6 to 8 km via Hosa Road
- Nearest high-street retail: 2 to 3 km
- Metro: Jayadeva Hospital is the closest Pink Line station that was operating in the latest source reviewed; Jaya Prakash Nagar station is the practical option for JP Nagar and Arekere
- Bannerghatta Road also provides access to IIM Bangalore and Apollo Hospitals on the same corridor
Infrastructure under way
- Namma Metro Pink Line: a 21.25 km line from Kalena Agrahara on Bannerghatta Road to Nagawara on the Outer Ring Road. Phase 1 (elevated, Kalena Agrahara to Tavarekere, via Jayadeva Hospital) was expected to open in August 2026. Phase 2 (underground, Dairy Circle to Nagawara) was expected in December 2026.
- Yellow Line: Arekere station is part of the Namma Metro Phase 2 corridor.
- Bannerghatta Road reopened for two-way traffic in early 2026 after about four years of metro construction.
Metro dates are based on the latest published schedules and may change. Check the current operating status with Namma Metro before relying on these dates.
Local market context
Average prices on Bannerghatta Road were ₹9,650 per sq ft in Q1 2026, with 19.4% year-on-year growth in 2025. The Arekere micro-market is reported at ₹8,500 to ₹11,000 per sq ft. The pre-launch rates of ₹15,750 to ₹16,750 per sq ft are therefore well above the local averages for the area.
Nearby projects are priced as follows, based on figures reviewed in 2026:
- Sobha Magnus: from ₹3.2 Cr for 3 BHK; RERA registered October 2025
- CKPC Heart of Harmony: from ₹2.43 Cr for 3 and 4 BHK; RERA registered March 2026
- Adarsh Stratuss, JP Nagar: from ₹3.24 Cr
- Purva Heritage, Kudlu Junction: from ₹3.1 Cr
- Godrej Vanantara, Bannerghatta Road: from ₹1.58 Cr
About the developer
Ashwin Sheth Group was founded in 1986 by Ashwin Sheth. The group says it has delivered more than 80 million sq ft of real estate and has more than 80 projects across Mumbai and Dubai. Its operating cities include Mumbai, Thane, Bengaluru, Delhi NCR and Dubai. Notable delivered projects named in business press include BeauMonde and Cnergy in Prabhadevi, Montana in Mulund, Viviana Mall in Thane and Iris Bay in Dubai.
Codename Blue is the group's first project in Bengaluru and its first in Karnataka. In 2025, the group acquired an equity stake in a Mumbai luxury project. The group states that it delivers projects on time; this is a self-reported claim.
Timeline
- December 2025: first Bengaluru mixed-use project on Bannerghatta Road reported in trade press
- June 2026: pre-launch listings show EOI bookings open on a first-come basis
- June 9, 2026: no K-RERA filing made as of this date
- July 2026: launch expected around this time in June listings
- 28 October 2026: project still listed as pre-launch
Frequently asked questions
Is Ashwin Sheth The Blue registered with RERA?
No. As of June 9, 2026, no K-RERA filing had been made for the project. The developer has not announced a RERA registration number, and the project is still at pre-launch as of 28 October 2026.
What is the price of homes at Ashwin Sheth The Blue?
Pre-launch price sheets reviewed in June 2026 show about ₹2.40 Cr all-inclusive for a 3 BHK of 1,351 sq ft, ₹3.10 Cr for a 3 BHK of 1,747 sq ft, and ₹4.10 Cr for a 4 BHK of 2,272 sq ft. The rate ranges from ₹15,750 to ₹16,750 per sq ft. These are pre-launch figures and may change.
When is possession expected?
The developer's indicated possession date is December 2030, which is tentative. A RERA-approved possession date will only be available after registration.
Is Codename Blue the same project?
Yes. Codename Blue is the working name used by the developer. Some listings call the project Ashwin Sheth The Blue. The final project name is still to be confirmed.
How is the project connected to the rest of the city?
The site is on Bannerghatta Road, near the NICE Road junction. Electronic City is 6 to 8 km away via Hosa Road. The Pink Line metro runs along the corridor, and Phase 1 was expected to open in August 2026. Arekere station is part of the planned Yellow Line.