Flats in Yelahanka start at ₹2.18 Cr for a 3 BHK among the projects we sell, and go past ₹2.9 Cr for a larger 3 or 4 BHK. Both are Assetz projects approved by the BDA: Miru & Miyo in Yelahanka near the RTO, and Zen & Sato at Sathnur near REVA University. What draws buyers here is the north side of the city: the airport road, Manyata Tech Park and Hebbal. What they give up is the metro. Here is how the two compare, and what sits around each.
Why buyers look at Yelahanka
Yelahanka is on the airport side of Bengaluru, between Hebbal and Devanahalli. For anyone who flies often or works at Manyata Tech Park or around Hebbal, it keeps the daily drive in the north instead of across the city. It is also an established town rather than a new layout, with schools, hospitals and shops already running. That matters when possession is years away: you are not betting on the neighbourhood being built. For the other projects in the north, from Devanahalli plots to Hennur villaments, see our North Bengaluru launches compared.
Flats in Yelahanka we sell, side by side
| Miru & Miyo | Zen & Sato | |
|---|---|---|
| Where | Yelahanka, near the RTO | Sathnur, Yelahanka, near REVA University |
| Homes | 3 BHK | 3 & 4 BHK |
| Sizes | 1,774 to 1,841 sq.ft. | 2,159 to 2,955 sq.ft. |
| From | ₹2.18 Cr* | ₹2.91 Cr* |
| Homes and land | 350 on 6 acres | 412 on 7 acres |
| Stand out feature | About 23,000 sq.ft. clubhouse, 30+ amenities | About 13' × 16' terrace balconies, about 74% open space |
| Approval | BDA | BDA |
| Possession | 2031 | 2030 |
* Developer's starting figures, before stamp duty and registration.
Both have roughly 58 to 59 homes an acre, so neither is more crowded. The real difference is size. Even Zen & Sato's smallest home is over 300 sq.ft. larger than Miru & Miyo's largest. We go through the trade off in detail in Zen & Sato vs Miru & Miyo, compared line by line.
Schools and daily needs near each
These come from our project maps, which use OpenStreetMap data. Distances are straight line figures from each project's locality pin, not from the gate, and not drive times.
| Near Miru & Miyo | Near Zen & Sato | |
|---|---|---|
| Schools | New Town Public School (about 0.1 km), National Public School Yelahanka (about 0.4 km), Seshadripuram High School (about 0.4 km), SJV World School (about 0.5 km) | Delhi Public School Bangalore North (about 1.2 km), Poorna Learning Centre (about 1.5 km), Vidyashilp School (about 2.0 km) |
| Colleges | Jyothi College (about 0.5 km) | CMR University Lakeside campus (about 1.7 km), REVA University (about 1.8 km) |
| Hospitals | Omega Multispeciality Hospital and NDR Hospital (about 0.3 km) | Reva Health Centre (about 1.8 km), Saralaya Hospital and Apex Hospital (about 2.0 km) |
| Shopping | Centro Mall (about 0.3 km), DMart (about 0.6 km) | More (about 2.3 km) |
| Parks | Sir M Vishvesvaraya Park (about 0.2 km) | Kattigenahalli Lake Park (about 2.5 km) |
The pattern is clear. Miru & Miyo sits inside the established town, with schools, hospitals and a mall within a short walk. Zen & Sato sits on the edge, in the university belt near REVA, with more space in every home and more of a drive for daily errands.
Getting to the airport and to work
The documents we hold for these two projects do not give drive times, and we will not invent them. Yelahanka's position on the airport road is its main advantage, and Manyata Tech Park and Hebbal are the job anchors for the north. Our map finds no metro station within 7 km of either project, so every commute starts by road. Before you book, drive to the airport and to your office from the actual gate at a normal weekday hour.
If you fly often, count your airport trips in a month. The difference adds up: from Kudlu in the south east, for comparison, the airport is about 90 minutes away. Living on the airport side is the reason many buyers choose Yelahanka in the first place.
Which one suits you
- Miru & Miyo if a 3 BHK is enough, you want schools, hospitals and a mall within walking distance, and 2031 possession works for you.
- Zen & Sato if you want a 4 BHK or a larger 3 BHK, a terrace balcony you can actually use, and possession a year sooner.
What to check before booking in Yelahanka
- Possession against rent. 2030 for Zen & Sato, 2031 for Miru & Miyo. That is four to five years of rent for many buyers.
- The RERA completion date, not the brochure's. Screenshot it before you book.
- The all inclusive price. Starting figures are before stamp duty and registration, which add roughly 6.6% in Karnataka.
- The exact unit size and carpet area of the home you are offered, and whether the carpet figure includes the balcony.
- What the terrace balcony faces, at Zen & Sato especially. It is the feature you are paying for.
