Skip to content
avacasa

Saptashwa Lara Farms

- AVA001136

Koothanuru, Gundlupete, Chamarajanagar District, Karnataka 571111

Price: Price on requestSq. Ft.: 6,000
Property image
MANAGED FARMLANDListed by Avacasa
Street View

Saptashwa Lara Farms is a 25-acre elite plantation community developed by Saptashwa Developers in Gundlupete (Koothanuru), Chamarajanagar district, Karnataka - the 'Flower Pot of Karnataka' and the gateway to the Nilgiris. Set amid fertile soil, an abundant year-round water table and the majestic Western Ghats, the estate offers premium clear-title plantation units starting from 6,000 sq.ft for buyers seeking peace, privacy and prosperity. Each unit includes 24/7 water connection and drip irrigation, exotic plantations with professional bio-fencing that promotes biodiversity, and a dedicated private bonfire area and barbecue pit; smooth 20-ft to 30-ft wide internal pathways run throughout the estate, and the land is cared for by an on-site team of farmers and agronomists. Security is 24/7 gated with CCTV surveillance. At its heart, a 1-acre grand resort delivers exclusive club facilities including a multi-cuisine restaurant, a swimming pool and indoor and outdoor game areas for all ages. The location is exceptional for nature lovers: Bandipur National Park - famed for tiger, leopard and sloth-bear sightings - is roughly 20 minutes away, Himavad Gopalaswamy Betta (a mist-covered hill with an ancient hilltop temple) about 25 minutes, the Nagarhole/Kabini backwaters around 1.5 hours, and Ooty, the 'Queen of Hill Stations', reachable in about 90 minutes to two hours. Prices are quoted in Indian Rupees and are available on request.

Property Details

Micro-market
Gundlupete
Configuration
Farm Plot
Plot Area
6,000 sq ft
Property Type
Managed Farmland
Built-up Area
6,000 sq ft
Status
Available

Project Timeline

Key milestones for this project, updated as the developer confirms them.

Project announcement

Booking Started

Development Started

Completion

Available Properties

Project variants for under-construction developments - unit types, sizes, starting prices and possession dates.

Inventory Type

VariantSizeStarting PricePossessionCTA
Managed plantation farm unit from 6,000 sq.ft (bonfire area, barbecue pit, drip irrigation, bio-fencing; estate managed by on-site farmers & agronomists)6,000 sq ftPrice on requestAvailable

Property Information

  • Community: Koothanuru, Gundlupete, Chamarajanagar, Karnataka
  • Project Name: Saptashwa Lara Farms

  • Listing Price: Price on request
  • List Date: Sep 17, 2026
  • Listing ID: AVA001136
  • Status: Available

  • Construction Type: Gated managed-plantation farmland community (25 acres) of clear-title units from 6,000 sq.ft with 1-acre grand resort, Gundlupete
  • Security: 24/7 gated security with CCTV
  • Fence: Bio-fencing / compound wall

  • Fence: Bio-fencing
  • Parking: Gated community with 20-30 ft wide internal pathways
  • Pool: Swimming pool (1-acre grand resort)

Can you own this, and how?

Ownership rights depend on three things: the type of asset, where it sits, and who you are as a buyer. Here is the framework for this property, before you speak to a lawyer.

I am buying as:

Status
  • Permitted, no agriculturist test
What you actually hold
  • You hold freehold agricultural title recorded in the record of rights and the pahani.
Key rules and restrictions
  • Karnataka repealed sections 79A and 79B in 2020, so a non-agriculturist may now buy agricultural land in the state.
  • Ceiling limits still apply and were raised to 20 units for a family or an individual.
  • Inam land, grant land and land allotted to a scheduled caste or scheduled tribe grantee carry alienation bars that survive the 2020 amendment.
  • Building on the land needs a conversion order under the Karnataka Land Revenue Act.
  • Sales that breached the old sections 79A and 79B before 2020 were not all cured, so an old defect can still sit in the chain.
Funds and process
  • Domestic funds. Cash consideration of Rs 20,000 or more is barred under section 269SS. The buyer deducts 1% TDS under section 194-IA where the consideration is Rs 50 lakh or more.
Taxes
  • Stamp duty in Karnataka is 5% above Rs 45 lakh, 3% between Rs 21 lakh and Rs 45 lakh and 2% below Rs 20 lakh, plus 1% registration fee and a cess. Agricultural land beyond the notified distance from a municipality is not a capital asset, so a sale can fall outside capital gains tax.
Verify before you buy
  • Read the RTC or pahani for the last 30 years and match every mutation entry.
  • Run a check for inam, grant and Bhoodan tenure in the village record.
  • Confirm the ceiling position for the whole family, not just the buyer.
  • Check whether the land falls inside a green belt or an approved planning authority zone.
-Karnataka Land Reforms Act 1961 on India Code
-PRS note on the Karnataka Land Reforms Amendment 2020

Buyer orientation, not legal advice. Ownership rules change and turn on specifics. Confirm with a qualified lawyer in India before you commit.

Investment Information

  • Type: Managed plantation farmland (Gundlupete, gateway to the Nilgiris). Units from 6,000 sq.ft; NO price published -> Price on Request. Clear-title, on-site farmers & agronomists, exotic plantations. Near Bandipur (20min), Kabini (1.5hr), Ooty (~90min).

  • Capital Appreciation: 8%
  • Property Tax Jurisdiction: India

  • Model: Managed farmland - on-site farming team / agronomist

Location

Koothanuru, Gundlupete, Chamarajanagar District, Karnataka 571111