Sumadhura Group has announced their upcoming residential project "Codename Tea & Twilight" on HAL Old Airport Road in Whitefield, Bangalore. This analysis covers project specifications, pricing, location advantages and key considerations for homebuyers and investors evaluating apartments in Whitefield.
Project Overview: Sumadhura Codename Tea & Twilight
Sumadhura Tea & Twilight is a large-scale residential development planned in the Siddapura area of Whitefield, one of Bangalore's established IT corridors.
Here are the core specifications:
- Location: HAL Old Airport Road, Siddapura, Whitefield
- Total Land Area: Approximately 20 acres
- Total Units: Around 1,650 apartments
- Unit Configurations: 2 BHK, 3 BHK, and 4 BHK
- Clubhouse Facility: 68,000+ sq.ft
- Project Density: Approximately 83 units per acre
- Expected Launch: December 2025
- RERA Status: Awaited
Unit Configurations & Carpet Area
The project offers three apartment types to meet the requirements of different family sizes:
These are carpet area measurements. Built-up and super built-up areas will be proportionally higher as per standard real estate calculations.
Pricing: Sumadhura Tea & Twilight Whitefield
Understanding the pricing structure requires looking at both base rates and all-inclusive costs:
Price Breakdown
Base Price: ₹13,000 per sq.ft
All-Inclusive Price Range: ₹14,000 – ₹14,500 per sq.ft
Initial Booking Amount: ₹5,25,000
The difference between base price and all-inclusive pricing typically accounts for:
- Registration charges
- GST (Goods and Services Tax)
- Club membership fees
- Parking charges
- Power backup and maintenance corpus
- Other statutory charges
Whitefield Property Market Context (2025)
To evaluate whether Tea & Twilight offers competitive pricing, here's the current Whitefield real estate landscape:
Current Market Averages:
- Average Property Rate: ₹12,550 per sq.ft
- Price Range: ₹10,000 – ₹17,000 per sq.ft
- Market Variation: Based on exact location, builder brand, project stage, and amenities
Recent Appreciation:
- 5-year growth: 52.5%
- 3-year growth: 85.9%
- Expert projections for 2025-2030: 25-30% appreciation
Whitefield has over 1,465 residential projects ranging from affordable to premium segments, which is making it one of Bangalore's most developed micro-markets.
Location Analysis of Sumadhura Tea & Twilight Whitefield
The project's location on HAL Old Airport Road in Siddapura offers specific connectivity and infrastructure advantages.
Metro Connectivity
Nearest Station: Nallurahalli Metro Station (Purple Line)
Distance: Accessible distance from project location
Metro Operations: Functional since March 2023
The Purple Line connects Whitefield to central Bangalore areas including:
- Indiranagar
- MG Road
- Cubbon Park
- Majestic
- Yeshwantpur
Commute Times via Metro:
- Whitefield to MG Road: Approximately 30-35 minutes
- Whitefield to Indiranagar: Approximately 20-25 minutes
This metro connectivity significantly reduces reliance on road transport during peak traffic hours.
Road Connectivity
Major Roads Accessible:
- HAL Old Airport Road (project frontage)
- Outer Ring Road (ORR) – Major arterial road
- Whitefield-Hoskote Road
- Upcoming Peripheral Ring Road (PRR) – Under development
Distance to Key Areas:
- IT Parks (ITPL, EPIP Zone, Bagmane Tech Park): 10-15 minutes
- Shopping Malls: 13-15 minutes
- Hospitals: 15-18 minutes
- Schools: 13-14 minutes
These are approximate travel times during non-peak hours. Peak hour traffic in Whitefield can extend commute times significantly, which is where metro connectivity provides an alternative.
Social Infrastructure Near HAL Old Airport Road
Retail & Entertainment:
- Forum Shantiniketan Mall (4.5 km)
- Phoenix Marketcity (6.2 km)
- Nexus Whitefield (5.8 km)
- Park Square Mall (3.2 km)
Healthcare Facilities:
- Vydehi Institute of Medical Sciences (4 km)
- Manipal Hospital Whitefield (5.5 km)
- Sakra World Hospital (7 km)
- Columbia Asia Hospital (5 km)
Educational Institutions:
- Delhi Public School Whitefield (3.5 km)
- Greenwood High International School (4 km)
- Inventure Academy (6 km)
- Ryan International School (4.5 km)
- Chrysalis High (5 km)
Employment Hubs:
- International Tech Park Bangalore (ITPL) – 5 km
- EPIP Zone – 6 km
- Bagmane Tech Park – 7 km
- Brigade Metropolis – 8 km
The concentration of IT parks in Whitefield makes it a preferred residential location for tech professionals working in these zones.
Project Features: What Makes Tea & Twilight Different?
1. Project Density (83 Units Per Acre)
At approximately 83 units per acre, this is relatively lower density compared to many Whitefield projects:
Density Comparison:
- High-density projects: 120-150 units per acre
- Medium-density projects: 80-100 units per acre
- Low-density projects: 50-70 units per acre
Lower density typically translates to:
- More open space per resident
- Less crowding of common amenities (swimming pool, gym, clubhouse)
- Better privacy and reduced noise levels
- More greenery and landscaping space
However, lower density can also mean higher per-unit costs, which is reflected in the pricing.
2. Clubhouse Facility (68,000+ sq.ft)
The 68,000+ square foot clubhouse is among the larger facilities in this price segment in Whitefield.
3. British-Inspired Architecture
This is primarily an aesthetic choice that differentiates the project visually. British-inspired architecture typically includes:
- Colonial-era design elements
- Distinct facade treatment
- Architectural detailing that evokes heritage aesthetics
- Premium visual appeal
4. Vastu-Compliant Layouts
All units in Tea & Twilight follow Vastu Shastra principles. This is significant for buyers who prioritize traditional architectural guidelines.
Investment Analysis: Apartments in Whitefield
Appreciation Potential
Historical Performance: Whitefield has demonstrated consistent appreciation over the past decade, driven by:
- Concentration of IT employment (stable demand)
- Infrastructure improvements (metro, roads)
- Established social infrastructure (schools, hospitals, retail)
- Continued development activity
Future Growth Factors:
- Metro Phase 2 expansion plans
- Peripheral Ring Road development (reducing travel time to other parts of Bangalore)
- Continued IT sector expansion in the corridor
- Ongoing road infrastructure improvements
Rental Yield Considerations
Whitefield typically offers rental yields around 3.5-4%, which is competitive compared to other Bangalore localities:
Investment Timeline
Pre-Launch to Possession:
- Expected launch: December 2025
- Typical construction timeline: 4-5 years
- Expected possession: 2029-2030 (estimated)
Recommended Holding Period:
- Minimum: 5-8 years post-possession
- Total investment timeline: 10-12 years for optimal appreciation
Pre-launch properties require longer investment horizons but may offer better entry pricing compared to ready-to-move alternatives.
Who Should Consider Sumadhura Tea & Twilight?
Suitable Buyer Profiles
IT Professionals Working in Whitefield:
- Daily commute to ITPL, EPIP, or Bagmane Tech Park under 15 minutes
- Metro connectivity for travel to other parts of Bangalore
- Established social infrastructure for family needs
- Strong rental demand if relocation occurs
Families Seeking Spacious Apartments in Whitefield:
- Unit sizes up to 2,295 sq.ft (4 BHK) offer genuine space
- Good schools within 3-5 km radius
- Comprehensive clubhouse amenities for family recreation
- Vastu-compliant layouts for traditional preferences
Long-Term Investors:
- 10-12 year investment horizon
- Belief in Whitefield's continued appreciation
- Comfortable with pre-launch project risks
- Seeking metro-connected properties for future value
NRIs with Bangalore Employment History:
- Familiar with Whitefield as work location
- Looking for investment property with rental income potential
- Prefer established developer with track record
- Can manage 4-5 year construction timeline
Why book Sumadhura Tea & Twilight Through Propsoch?
- Legal title verification by independent lawyers
- RERA and approval documentation check
- Builder credibility assessment based on past projects
- Market price comparison to ensure you're not overpaying
- Neighborhood analysis and risk assessment
Financial Benefits:
- Loyalty rewards: A portion of referral fees is returned to you as a reward when you book through Propsoch.
- Negotiation support: Experienced negotiators for better payment terms
Advisory Support:
- Compare Tea & Twilight with other alternative Whitefield projects
- Investment analysis: Appreciation potential, rental yield calculations
- Documentation assistance: Review sale agreement, payment schedule
The Final Verdict
Sumadhura Tea & Twilight in Whitefield is a well-conceived project in a proven location with competitive specifications. The combination of Whitefield's appreciation track record, metro connectivity and an established developer makes it worthy of serious evaluation.
Register and join Propsoch’s free live webinar on 8th November at 11 AM for an in-depth project walkthrough led by our in-house architects.
