Tirtha Living
- AVA000980Sompura, Belur–Sakleshpur, Hassan District
Tirtha Living
- AVA000980Sompura, Belur–Sakleshpur, Hassan District
Tirtha Living (Thirtha Living) by HiLiving Estates is a holistic managed-farmland community set on a 10-acre high-yield Coffee & Pepper estate near Belur and Sakleshpur, in the misty Western Ghats of Hassan district, Karnataka, at an altitude of around 950 m. The name 'Thirtha', meaning sacred waters, runs through the design: a 1-acre private lake, natural streams and water features thread the estate alongside organic spice gardens, coffee and pepper walks and a meditation space. Ownership is a clear-title farm plot of 6,000, 8,000 or 10,000 sq.ft. (5.51 / 7.35 / 9.18 guntas) with an individual 11E Khata for full title security, and an optional villa in one of three architectural styles that sit in harmony with the Ghats: the traditional 'Thotti Mane' with internal courtyards, teakwood pillars, terracotta flooring and high clay roofs; a modern Zen Loft with floor-to-ceiling glass and sunrise decks; and a local-stone home with wrap-around verandahs framing 360-degree estate views. HiLiving Estates, a developer with over a decade of experience across 8+ luxury managed-farmland projects and 400+ families, manages the coffee and pepper cultivation professionally, positioning the land as a hassle-free, income-producing wealth asset. Residents enjoy 20+ amenities including a lakeside gazebo, swimming pool, yoga deck, fishing and kayaking, a clubhouse, amphitheatre, barbecue and bonfire lawns, nature and coffee trails, work-from-farm Wi-Fi and 24-hour CCTV security. Roughly 15 minutes from Belur's UNESCO-listed Chennakeshava Temple and about 25 minutes from Sakleshpur town, and set near the Hemavathy backwater belt, it is marketed as a serene second-home and managed agri-investment in the heart of the Western Ghats.
Property Details
- Micro-market
- Sompura, Belur-Sakleshpur (Hassan)
- Configuration
- Managed Farmland
- 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
| Variant | Size | Starting Price | Possession | CTA |
|---|---|---|---|---|
| Farm plot 5.51 guntas (6,000 sq.ft.) @ Rs 450/sq.ft.; villa +Rs 22,00,000 optional | 6,000 sq ft | ₹27 L | Available | |
| Farm plot 7.35 guntas (8,000 sq.ft.) @ Rs 400/sq.ft.; villa +Rs 22,00,000 optional | 8,000 sq ft | ₹32 L | Available | |
| Farm plot 9.18 guntas (10,000 sq.ft.) @ Rs 350/sq.ft.; villa +Rs 22,00,000 optional | 10,000 sq ft | ₹35 L | Available |
Amenities
Indoor
- Club house
- Work-from-farm Wi-Fi
Outdoor
- 1-acre private lake
- Swimming pool
- Lakeside gazebo
- Yoga deck
- Meditation space
- Fishing deck
- Kayaking
- Amphitheatre
- Multipurpose lawn
- Barbeque & bonfire area
- Badminton court
- Kids play area
- Coffee tours & pepper trails
- Nature trail & view point
- Farm-to-table / farming experience
- Organic spice gardens & orchards
Security
- 24-hour security with CCTV
Property Information
- Community: Sakleshpura, Karnataka
- Project Name: Tirtha Living
- Listing Price: Starting from ₹27 L
- List Date: Jul 28, 2026
- Listing ID: AVA000980
- Status: Available
- Project Area: 10 acres
- Security: 24-hour security with CCTV
Legal Information
Indicative legal & tax information based on available documents; verify with your lawyer before transacting.
- Occupancy Certificate
- No
- Fire NOC
- No
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 farmland - coffee & pepper income + optional villa rental
- Revenue Payout: Passive coffee & pepper income plus optional villa rental (developer estimate)
- Model: Full-service managed estate (professional coffee & pepper cultivation)
About the developer
HiLiving Estates is a Bengaluru company that develops managed farmland and plotted communities in Karnataka. Its projects include managed coffee and pepper estates in Sakleshpur, and mango, timber and plantation farmland near Ramanagara aimed at weekend-home and farm-plot buyers, with the company handling cultivation and maintenance for owners.
Location
Sompura, Belur–Sakleshpur, Hassan District
- Airport: Mangalore International Airport - 140 km
- Railway: Sakleshpur Railway Station - 9 km
- Highway: NH-75 - 7 km
- Bus Stand: Sakleshpur KSRTC Bus Stand - 8 km
- Hospital: Sakleshpur Government Hospital - 6.5 km
- Grocery: Sakleshpur Main Market - 7 km
Nearby Attractions
Fine-grained ratings and travel times for popular spots nearby.
| Rating | Attraction | Type | Best Time to Visit | Distance |
|---|---|---|---|---|
| 8.8 / 10 | Manjarabad Fort | Fort | Post-Monsoon (October–December) | 6 km |
| 8.6 / 10 | Sakaleswara Temple | Temple | February | - |
| 7 / 10 | Manjehalli Waterfalls | Waterfall | Monsoon | 8 km |
| 9.2 / 10 | Bisle View Point | Viewpoint | Post-Monsoon (October to November) | 55 km |
| 9 / 10 | Jenukal Gudda | Trekking | October to March | 40 km |
| 8.6 / 10 | Agni Gudda Hill | Trekking | October to March | 25 km |
Ownership economics
Will this home pay for itself?
1Buy
What you pay to own it.
2Earn
Two streams: the estate payout, plus farm-stay rental if you build.
3Grow
What it could be worth.
Social Infrastructure
Key education, healthcare, and dining amenities near this property.