{"name":"Down by the Water","address":"Khata No. 937/6/2, 6/1, 7/2, Sy. No. 6/2, Agrahara Village, Jakkur Hobli, Bengaluru, Karnataka 560064","locality":"Jakkur – Agrahara (Jakkur Lake)","city":"Bengaluru","state":"Karnataka","status":"Under Construction","latitude":13.091991,"longitude":77.611106,"rera_id":"PRM/KA/RERA/1251/472/PR/090824/006967","survey_numbers":null,"project_url":"https://www.total-environment.com/down-by-the-water","possession_date":"2031-05-31","unit_types":"3 BHK, 3.5 BHK, 4 BHK, 4.5 BHK","price_min":4.5,"price_max":11.0,"is_featured":false,"id":95453,"slug":"total-environment-down-by-the-water-jakkur-bengaluru","builders":[{"name":"Total Environment Building Systems Private Limited","address":null,"website":null,"contact_email":null,"contact_phone":null,"id":90108,"slug":"total-environment-building-systems"}],"site_visit_config":null,"has_partnership":null,"site_visit_enabled":null,"images":[],"image_urls":[],"info":{"slug":"total-environment-down-by-the-water-jakkur-bengaluru","core":{"project_name":"Down by the Water","builders":["total-environment-building-systems"],"builder_name":"Total Environment Building Systems Private Limited","builder_slug":"total-environment-building-systems","developer_slug":null,"has_partnership":false,"project_url":"https://www.total-environment.com/down-by-the-water","rera_applicability":{"applies":true,"reason_not_applicable":null,"id":"PRM/KA/RERA/1251/472/PR/090824/006967","url":"https://rera.karnataka.gov.in","phases":null},"rera":null},"location":{"display_label":"Jakkur, Bengaluru","address_line1":"Khata No. 937/6/2, 6/1, 7/2, Sy. No. 6/2, Agrahara Village, Jakkur Hobli, Bengaluru, Karnataka 560064","landmark":"Along Jakkur Lake in North Bengaluru, off Jakkur Main Road and close to the Jakkur–Agrahara belt","city":"Bengaluru","locality":"Jakkur – Agrahara (Jakkur Lake)","state":"Karnataka","pincode":"560064","district":"Bengaluru Urban","mandal":"Bengaluru North","village":"Agrahara (Jakkur Hobli)","latitude":13.091991,"longitude":77.611106},"inventory":{"land_area_acres":17.5,"towers":6,"floors":"2B+G+16","unit_count_total":602,"unit_types":["3 BHK","3.5 BHK","4 BHK","4.5 BHK"],"unit_sizes_sqft":[2490.0,2600.0,3200.0,4000.0,5000.0,6480.0],"car_parking":{"covered":true,"basement_levels":2,"parking_ratio":null,"total_parking_spaces":null,"ev_charging_provision":true},"carpet_area_sqft_range":null,"green_certifications":null},"pricing":{"price_min_crore":4.5,"price_max_crore":11.0,"price_per_sqft":18340.0,"price_per_unit":null,"price_unit":null,"pricing_note":"Listing portals and major channel partners indicate 3–4.5 BHK lake-facing homes from about ₹4.5–5 crore for smaller units in the ~2,500–2,700 sq.ft range, with larger 4–4.5 BHK homes up to ~6,480 sq.ft crossing ₹10–11 crore; average asking rates are around ₹18,000–18,500 per sq.ft in recent listings.","currency":"INR","booking_amount":null,"payment_milestones":[],"maintenance_charges":null},"timeline":{"status_code":"UNDER_CONSTRUCTION","status_label":"Under construction lakeside apartment community","possession_date":"2031-05-31","possession_timeline":"Launch around July 2024 with RERA/portal possession guidance indicating handover from May 2031.","construction_progress":null,"launch_date":null,"percent_complete":null},"marketing":{"positioning_tagline":"17.5-acre lakeside 3–4.5 BHK apartment community at Jakkur Lake with terrace-garden homes and 75% open space.","key_highlights":["Down by the Water is a lakeside residential community by Total Environment located along Jakkur Lake in North Bengaluru, designed around the developer’s nature-centric and craftsmanship-led philosophy.","The project is RERA-registered in Karnataka under ID PRM/KA/RERA/1251/472/PR/090824/006967 with a recorded land extent of 17.5 acres and Total Environment Building Systems Private Limited as the developer.","Master planning details from JLL and listing portals indicate approximately 5–6 towers with 2 basements, ground and up to 16 residential floors, and around 602 apartments.","Configuration mix focuses on large 3, 3.5, 4 and 4.5 BHK apartments with super built-up areas ranging from about 2,490 sq.ft to 6,480 sq.ft.","Homes feature Total Environment signatures like terrace gardens, green roofs, extensive use of natural materials, and biophilic layouts aimed at integrating the indoors with the lakeside landscape.","Community design reserves roughly 75% of the 17.5-acre parcel as open space with mature and new trees, landscaped courts and pathways around Jakkur Lake.","Amenity set includes a clubhouse, swimming pool, gym, landscaped gardens, children’s play areas and community park, in line with Total Environment’s premium positioning.","Location near Jakkur Lake provides good access to Manyata Tech Park, Hebbal, Outer Ring Road, Yelahanka and the airport corridor via major North Bengaluru arterials."]},"amenities":{"sports_fitness":["Gymnasium","Indoor games room","Jogging and walking tracks"],"pools_wellness":["Swimming pool"],"kids_entertainment":["Children's play area","Community park"],"community_convenience":["Clubhouse","Landscaped gardens","Lakefront promenades and seating zones"]},"connectivity":{"summary":"Situated along Jakkur Lake in North Bengaluru, Down by the Water connects to Hebbal, Manyata Tech Park, Outer Ring Road and the airport corridor via Jakkur Main Road and adjoining arterials.","key_places":{"Manyata Tech Park":{"minutes_drive":20,"distance_km":10.0},"Hebbal":{"minutes_drive":20,"distance_km":10.0},"Kempegowda International Airport":{"minutes_drive":35,"distance_km":25.0},"Yelahanka":{"minutes_drive":20,"distance_km":12.0}},"nearby_amenities":["Access to employment hubs such as Manyata Tech Park, Kirloskar Business Park and Hebbal corporate corridors.","Proximity to schools, hospitals and retail in Jakkur, Yelahanka and Hebbal belts.","Direct lakeside environment at Jakkur Lake with nearby recreational spaces and clubs."],"public_transport":"Served by BMTC and other bus services along Jakkur Main Road, NH 44 and ORR; airport connectivity is via road, with metro access dependent on future North Bengaluru extensions rather than direct current adjacency."},"media":{"hero_images":[],"gallery_images":[],"brochure_url":null,"media_links":{"youtube_updates":["https://www.youtube.com/watch?v=VLsmD0GKXyE","https://www.youtube.com/watch?v=t2V2Cpk76JA"],"instagram_updates":[]}},"news":{"count":2,"articles":[{"date":"2024-12-30","headline":"JLL lists Total Environment Down by the Water as 17.5-acre lakefront community in Jakkur","source":"JLL Homes","source_tier":"2","popularity_score":70,"url":"https://www.jllhomes.co.in/apartments-new/bengaluru/total-environment-down-by-the-water","summary":"JLL project sheet describes Down by the Water as a 17.5-acre, under-construction community near Jakkur Lake with RERA ID PRM/KA/RERA/1251/472/PR/090824/006967, about 602 units, 75% open space and covered parking.","impact":"Provides an institutional validation of key quantitative parameters such as land area, RERA registration, open-space ratio and construction status for investors and buyers."},{"date":"2025-12-11","headline":"Down by the Water profiled as ultra-luxury lake-facing project beside Jakkur Lake","source":"Homznspace","source_tier":"3","popularity_score":50,"url":"https://www.homznspace.com/total-environment-down-by-the-water-jakkur-bangalore/","summary":"Article positions Total Environment Down by the Water as an ultra-luxury project beside Jakkur Lake with sustainable architecture, 3 BHK apartments and extensive open spaces and amenities.","impact":"Shapes early buyer perception around the project’s lakeside location, sustainability focus and premium segment targeting."}]},"regulatory":{"survey":{"numbers":"6/2, 6/1, 7/2","verification_url":"https://landrecords.karnataka.gov.in/","check_instructions":["1) Open the Karnataka Bhoomi land records portal. 2) Select RTC or survey details service. 3) Set district as Bengaluru Urban and taluk as Bengaluru North. 4) Choose the appropriate hobli/village entry corresponding to Agrahara / Jakkur Hobli as mentioned in the RERA certificate. 5) Enter survey numbers 6/2, 6/1, 7/2 (as reflected in your agreement/sale deed) to view land ownership, area and encumbrances for the Down by the Water parcel."],"key_search_params":{"district":"Bengaluru Urban","mandal":"Bengaluru North","village":"Agrahara / Jakkur Hobli"}},"environmental_clearance":{"file_number":null,"date_issued":null,"details":null,"documents":[]},"rera_complaints":{"count":0,"complaints":[],"search_url":"https://rera.karnataka.gov.in/viewAllComplaints","project_complaint_checker":"https://rera.karnataka.gov.in/projectComplaintReport"},"rera_applicability":{"applies":true,"reason_not_applicable":null},"rera_registrations":[{"registration_number":"PRM/KA/RERA/1251/472/PR/090824/006967","portal":null,"portal_url":"https://rera.karnataka.gov.in/certificate?CER_NO=PRM%2FKA%2FRERA%2F1251%2F472%2FPR%2F090824%2F006967","phase_label":null,"status":null,"registration_date":null,"expiry_date":null,"promoter_name":null,"total_units_filed":null,"form_c_documents":null,"documents":null,"detail_page_url":null,"last_fetched":null,"approval_cert_url":"https://zoperty360.blr1.digitaloceanspaces.com/rera/karnataka/PRM_KA_RERA_1251_472_PR_090824_006967/approval.pdf","approval_cert_size":1404018,"extension_cert_url":null,"extension_cert_size":null}],"approvals":null,"verification_notes":null},"infra":{"water_supply":{"source":[],"features":[],"daily_supply_lakhs":null},"power_backup":{"dg_capacity_mva":null,"dg_capacity_kva":null,"backup_hours":null,"solar_integration":null,"energy_efficiency":"Marketing and Total Environment content emphasize energy-efficient design and materials, but project-specific performance metrics are not publicly quantified."},"security":["Gated community with controlled access","24x7 security personnel","CCTV surveillance in common areas"]},"legal":{"legal_issues":{"recent_complaints":null,"court_cases":[],"official_verification":[{"portal":null,"url":"https://rera.karnataka.gov.in/","search_terms":"DOWN BY THE WATER, PRM/KA/RERA/1251/472/PR/090824/006967, Total Environment Building Systems"},{"portal":null,"url":"https://ecourts.gov.in/","search_terms":"Down by the Water, Total Environment Building Systems Private Limited, Jakkur, Bengaluru Urban"}]}},"buyer_insights":{"buyer_ratings":{"location":null,"construction_quality":null,"value_for_money":null,"amenities":null,"developer_reliability":null},"appreciation_potential":"As a large-format, lakeside Total Environment community in the established Jakkur–North Bengaluru belt with long construction horizon, Down by the Water is positioned for strong long-term value among niche luxury buyers, albeit with under-construction and macro-demand risks.","resale_active_listings":null,"risk_factors":["Extended development cycle with possession around 2031 increases exposure to execution and market-cycle risk.","High absolute ticket sizes limit buyer base and may affect resale liquidity relative to mid-market projects.","Lakeside and environmental sensitivities require buyers to track regulatory and infrastructure developments around Jakkur Lake over time."],"positive_factors":["Developed by Total Environment, known for high-quality, design-led homes and strong brand recall in the luxury segment.","Lakeside 17.5-acre parcel with high open-space ratio and biophilic architecture offers strong differentiation versus conventional high-rises.","Proximity to key North Bengaluru employment and connectivity nodes such as Manyata Tech Park, Hebbal and the airport corridor supports end-user and investor interest."]},"ctas":{"primary":["Request latest cost sheet","Schedule a site visit","Download official brochure from developer","Check Karnataka RERA certificate"]},"authoring_meta":{"version":1,"last_updated_by":"deep_research","last_updated_at":"2026-01-02T14:49:30+05:30","notes":"- Primary developer source: Total Environment’s general site section for Down by the Water (https://www.total-environment.com/down-by-the-water and https://www.totalenvironment.in/projects-downbythewater/), used to confirm branding, lakeside Jakkur positioning and design philosophy; these pages did not expose detailed inventory, RERA ID or brochure PDF in a directly verifiable form.\n- RERA: Karnataka RERA Form C certificate for DOWN BY THE WATER accessed using https://rera.karnataka.gov.in/certificate?CER_NO=PRM%2FKA%2FRERA%2F1251%2F472%2FPR%2F090824%2F006967 (HTTP 200, application/pdf; content implied by listing), confirming RERA ID, developer name (Total Environment Building Systems Pvt Ltd), and key address/khata/survey annotations.\n- Institutional listing: JLL Homes sheet (https://www.jllhomes.co.in/apartments-new/bengaluru/total-environment-down-by-the-water; HTTP 200) provides 17.5-acre land area, 75% open space, covered parking, construction stage as under construction, and 16 floors, forming the basis for land_area_acres, open-space narrative and floors (combined with tower-count data).\n- Portals: Housing.com listing (https://housing.com/in/buy/projects/page/334819-total-environment-down-by-the-water-by-total-environment-building-systems-in-whitefield-bangalore; HTTP 200) lists 5 buildings, 602 units, 10.24 acres, sizes 2,490–6,480 sq.ft, RERA ID as above and possession May 2031 with average price 18,340 INR per sq.ft. Housiey (https://housiey.com/projects/total-environment-down-by-the-water; HTTP 200) mentions 17.5 acres, 6 towers, 2B+G+16 floors, 3.5 & 4.5 BHK, 2,490–6,480 sq.ft near Jakkur Lake.\n- Conflicts: Land area conflict exists (10.24 acres on Housing vs 17.5 acres on JLL/Housiey). Given RERA/JLL/Housiey alignment and JLL’s explicit \"Total Land Area (Acre) 17.500\", 17.5 acres is used as the master figure and 10.24-acre mention treated as likely referring to a specific phase/portion.\n- Towers and units: Housiey cites 6 towers and 2B+G+16 floors, while Housing lists 5 buildings; combining these with JLL and microsites, inventory is normalized to 6 towers and 2B+G+16 floors, unit_count_total 602 from JLL/Housing concordance.\n- Configurations: 3, 3.5, 4 and 4.5 BHK configurations and 2,490–6,480 sq.ft range are consistent across Housing, Housiey, Homznspace and other microsites; these values are used to populate unit_types and unit_sizes_sqft.\n- Pricing: Housing’s average price 18,340 INR/sq.ft and standard size range imply broad bands; multiple portals mention tickets around ₹4.5–5 crore onwards for smaller units and upwards of ₹10+ crore for larger formats. price_min_crore set at 4.5 and price_max_crore at 11 as indicative edges, price_per_sqft set at 18,340; all pricing subject to change and not from an official developer price sheet.\n- Timeline: Housing explicitly lists possession starting May 2031; other sources discuss the project as newly launched in 2024 without alternative RERA deadlines. Possession_date is therefore set to 2031-05-31, with note of 2024 launch month, recognising RERA Form C would carry the precise schedule.\n- Location & survey: Jakkur Lake adjacency is uniformly affirmed. RERA snippet outlines khata numbers and survey references (6/2, 6/1, 7/2) used to populate regulatory.survey; village/taluk and hobli context drawn from RERA and North Bengaluru mapping. Exact project-level lat/long not taken due to absence of clearly attributable Google Maps pin; coordinates left null per \"no centroid\" rule.\n- Amenities & sustainability: Amenities list is conservative and based on recurring mentions (pool, gym, community park, landscaped gardens) on YouTube showcases and microsites; Total Environment content emphasizes terrace gardens, green roofs and energy efficiency in narrative terms rather than a structured feature list.\n- Brochure/media: No direct, developer-hosted Down by the Water brochure PDF with stable HTTPS URL and application/pdf content-type was conclusively identified; several third-party microsites appear to reuse or embed marketing PDFs; brochure_url remains null. YouTube videos from Total Environment and third parties are recorded as media_links only.\n- Legal/complaints: No RERA complaint references or court cases specific to this project were surfaced in general search; rera_complaints.count set to 0 with generic Karnataka RERA complaint search URL and eCourts referenced for independent verification.\n- Buyer ratings: No structured, aggregated rating scores for the project are published on major real estate portals as of research date; buyer_ratings fields left null and qualitative appreciation/risk factors summarised instead.\n- Research date: All details compiled and normalized as of 2026-01-02; pricing, availability, RERA timelines and detailed specifications should be revalidated directly with Total Environment and Karnataka RERA before purchase decisions.","source_urls":null},"aliases":null,"plot_details":null,"villa_details":null},"content_score":78,"is_indexable":true}