Terra Hillscape
- AVA000883Madikeri, Karnataka, India
Terra Hillscape
- AVA000883Madikeri, Karnataka, India
Terra Hillscape is a curated farm plot and weekend home estate set at 1,100 metres above sea level in the hills of Coorg (Kodagu), Karnataka — one of India's most sought-after hill destinations, known for its year-round cool climate, coffee and spice plantations, and consistent land appreciation. Located near Neerkoli on Siddapur Road, Madikeri, the project sits 10 minutes from Madikeri town centre yet is fully wrapped in plantation privacy. The estate spans 15+ acres and is offered under two ownership formats: a 3-acre resort cottage project (commercial-use, managed ROI model) and a 9-acre MUDA-approved farm villa estate (private plantation plots with optional villa construction). Each farm plot comes with 300+ naturally growing coffee plants, 24/7 managed farmland with optional profit-sharing, and lifetime access to Hillscape Resort's amenities.
Amenities
Owners across both formats receive lifetime membership to Hillscape Resorts, featuring an infinity pool with valley views, luxury spa, meditation deck, outdoor yoga area, dining pavilion with open-sky dining, clubhouse and lounge, badminton court, bonfire and culture zone under silver oaks, kids' play area, and a Kalyani (natural pool). Restaurant, reception, and parking are on-site.
Land supply in Kodagu district is tightly regulated, creating a structural scarcity premium. The Madikeri–Siddapur road corridor is established and accessible from Bengaluru (~4.5 hours, ~260 km via NH275), Mysuru (~2.5 hours, ~115 km), and Mangaluru (~3 hours, ~130 km). The tourism economy, homestay and resort demand, and plantation income streams (coffee and cardamom) all contribute to multi-dimensional return potential.
Schools & Colleges Nearby
Madikeri town schools and colleges — within 10 minutes. Virajpet and Kushalnagar educational institutions within 30–45 minutes.
Markets, Malls & Hospitals Nearby
Madikeri town market and commercial area — 10 minutes. Coorg Institute of Dental Sciences, Virajpet (~30 km). Mysuru-based superspecialty hospitals (~2.5 hours). Basic healthcare and pharmacies within Madikeri town (~10 min).
Nearby Attractions
Raja's Seat, Madikeri (~10 min) — iconic sunset viewpoint and gardens. Abbey Falls (~12 km) — picturesque waterfall in coffee estates. Dubare Elephant Camp (~35 km). Bylakuppe Tibetan Settlement & Namdroling Monastery (~40 km). Brahmagiri Wildlife Sanctuary (~30 km). Iruppu Falls (~80 km). Nagarhole National Park (~70 km). Coorg coffee estates and spice plantation trails (on-site and surrounding).
Property Details
- Micro-market
- Neerkoli, Siddapur Road
- Configuration
- Farm Villa
- Plot Area
- 10,000 sq ft
- Property Type
- Managed Farmland
- Built-up Area
- 10,000 sq ft
- Status
- Under Construction
Project Timeline
Key milestones for this project, updated as the developer confirms them.
Project announcement
Booking Started
Development Started
Expected Completion
To be announced soon
Available Properties
Project variants for under-construction developments - unit types, sizes, starting prices and possession dates.
Inventory Type
| Variant | Size | Starting Price | Possession | CTA |
|---|---|---|---|---|
| Farm Villa Plot | 10,000 sq ft | Price on request | - |
Amenities
Outdoor
- Pool: Infinity Pool
Property Information
- Community: Terra Hillscape
- Project Name: Terra Hillscape
- Listing Price: ₹1.5 Cr
- List Date: Mar 11, 2026
- Listing ID: AVA000883
- Status: Under Construction
- Project Area: 15 acres
Legal Information
Indicative legal & tax information based on available documents; verify with your lawyer before transacting.
- Authority
- MUDA
- Building Approval
- Yes
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.
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 ROI Model
- Revenue Payout: Optional Profit-Sharing
About the developer
Terrain Estates is a Bengaluru-based real estate developer working across residential, hospitality and warehousing segments. Its residential portfolio centres on farmland-style products around Bengaluru and Coorg: cottages and estate plots at Terra Hillscape in Madikeri, farm villa plots at Terra Vista near Soukya Road, and Bali-themed villas planned at Terra Verdant in Hoskote. The group also runs Hillscape Resorts, a boutique retreat in Madikeri.
Location
Near Neerkoli, Siddapur Road, Madikeri, Karnataka, 571201
- Airport: Kannur International Airport - 90 km
- Railway: Mysore Junction - 116 km
- Highway: NH-275
- Tourist Hub: Madikeri Town - 10 mins
Nearby Attractions
Fine-grained ratings and travel times for popular spots nearby.
| Rating | Attraction | Type | Best Time to Visit | Distance |
|---|---|---|---|---|
| 8.6 / 10 | Raja's Seat | Viewpoint | Sunrise/Sunset | 3.2 km |
| 8 / 10 | Abbey Falls | Waterfall | Monsoon | 12 km |
| 8.2 / 10 | Dubare Elephant Camp | Elephant Training Center | Morning | 35 km |
| - | Bylakuppe Tibetan Settlement | Monastery | Tibetan New Year (Losar) | 40 km |
| 8.8 / 10 | Brahmagiri Wildlife Sanctuary | Wildlife Sanctuary | October to May | 43 km |
| - | Nagarhole National Park | National Park | Oct-May | 70 km |
Ownership costs
What owning this home costs
1Buying
The price, and how you pay for it.
2Running costs
What it costs to keep, every month.
Social Infrastructure
Key education, healthcare, and dining amenities near this property.