The Developer

SNN Raj Corp: Developer Profile, Projects and Track Record

SNN Raj Corp is the Bengaluru developer behind SNN Sarjapur Road. Buyers researching SNN Raj Corp projects or reading SNN Raj Corp reviews run into the same three obstacles: the developer's own delivered-footprint numbers do not agree with each other, the public review record is sharply split, and one completed building is being demolished and rebuilt. This page works through all three with the figures attached. At pre-launch, where there is no show flat, no RERA number and no sanctioned price, the developer's record is most of what you are actually underwriting.

SNN Raj Corp at a glance

FieldValue
BrandSNN Raj Corp
Legal entity for this projectSNN Properties LLP
LLPINAAA-8330
Entity incorporated2012
Brand heritage claimedBuilding in Bengaluru since 1994
Registered office4/A, 2nd Floor, Elephant Rock Road, Jayanagar 3rd Block, Bengaluru 560011
Stated team size~300
Delivered projects claimed40
Delivered area claimed12 million sq ft (about-us page)
Delivered area, alternate claim20 million sq ft (homepage counter, "2 Cr sq ft")
Awards listed32 dated entries, 2012–2023

What 1994 actually refers to

The developer's own material dates the business to 1994. That date is accurate as brand heritage but it is not the age of the company you would contract with. SNN Properties LLP — the entity named as promoter of record for SNN Raj Etternia under K-RERA registration PRM/KA/RERA/1251/310/PR/170920/000655 — was incorporated in 2012. Both statements are true and they are not in conflict: the SNN name has been building in Bengaluru for three decades, and the specific limited liability partnership you would sign with was registered in 2012. The distinction matters only in one practical respect, which is that a track record attaches to people and to buildings rather than to a registration certificate. Go and look at the buildings.

The founding year belongs to the brand's lineage; the corporate vehicle you sign with was registered eighteen years later. Treat 1994 as lineage and 2012 as entity age, and do not let the earlier date do work that only a balance sheet can do.

A second structural point about how this developer contracts: SNN Raj Corp registers each project under a different special-purpose vehicle. Etternia and High Gardens sit under SNN Properties LLP, Greenbay under SNN Homes LLP, Viviente under SNN Abode LLP and Bay Vista under SNN Arjun Builders LLP. This is ordinary practice in Indian residential development, but it has a practical consequence for buyers: the delivery record of one SPV is not automatically the balance sheet standing behind another. When SNN Sarjapur Road receives its RERA registration, read the promoter name on the certificate and check that specific entity, not the brand.

No public financial data of any kind exists for SNN Properties LLP itself. That is a gap to close through your own document review, not a negative finding.

The footprint claim, and why three numbers disagree

SourceDelivered areaProject count
SNN Raj Corp about-us page12 million sq ft40
SNN Raj Corp homepage counter2 Cr sq ft (20 million sq ft)40

The company states 12 million sq ft in its about-us copy while its own homepage counter reads 2 Cr sq ft, which is 20 million — a spread of nearly 1.7× between two pages of the same website.

Some of that gap is definitional rather than careless. "Delivered area" can mean total built-up area including parking, services and common areas, or it can mean only what was sold, and the two measures differ substantially on a portfolio of this size. An animated homepage counter is also the kind of asset that gets set once and rarely revisited. Neither figure is implausible on its own; they simply are not measuring the same thing, and nothing on the site says which is which.

The project count of 40 is the one stable value across every source, and it is the number to use where you need a single figure for this developer's delivery record. On area, the conservative reading is 12 million sq ft, which is the figure the company states in prose rather than in a counter graphic.

The practical takeaway is not that the developer is overstating — it is that self-published portfolio arithmetic is marketing, not audited disclosure, from any developer. At pre-launch, the numbers that bind are the ones in the RERA registration and the sale agreement. Check those line by line, and treat brochure totals as context.

Leadership

NameRole
Shah SanjayFounder & Managing Director
Shivashankar BhatFounder & Director
Neelu JainDirector, Sales & Marketing
Ashish BhandariDirector
Anuj Sanjay JainDirector
Shah AkshatDirector

Two founders remain on the board, which is a continuity signal worth noting in a market where promoter turnover is common. The board also shows a second-generation presence alongside the founders, which is typical of a family-held Bengaluru developer at this stage and generally reads as succession planning rather than churn.

SNN Raj Corp projects: the full portfolio

StageProjectDetail
UpcomingRaj Electronic CityListed on the developer's own upcoming block
UpcomingRaj AzaleasListed on the developer's own upcoming block
OngoingRaj Bay Vista—
OngoingRaj Viviente64 four-bedroom villas of 3,891 sq ft each, off Bannerghatta Road; positioned by the developer as ultra-luxury
OngoingRaj High Gardens9 acres, Hosur Road past Chandapura Circle
CompletedSNN Raj Etternia~15 acres, 15 towers, 18 floors, Haralur Road
CompletedSNN ClermontHebbal, 40 floors
CompletedSNN Raj Grandeur—
CompletedSNN Raj GreenbayElectronic City Phase 2, ~16 acres
CompletedSNN Raj Spiritua—
CompletedSNN Raj Serenity—
CompletedSNN Raj Neeladri—
CompletedSNN Raj Lakeview—

Three things are readable from this list. First, the developer works at genuine scale in the south-east quadrant: Etternia at ~15 acres and Greenbay at ~16 acres are large-format apartment projects, and Clermont at 40 floors is a high-rise of a height very few Bengaluru developers have completed. Second, the format range is wide — 40-storey towers, 18-storey blocks and 3,891 sq ft villas are three different construction disciplines. Third, and most relevant to a 30-acre, 2,000-plus-unit pre-launch, nothing already delivered is quite this large. SNN Sarjapur Road would be the biggest single site this developer has taken on.

For readers cross-checking the ongoing pipeline in this corridor, the developer's Electronic City work is the closest comparable in scale and buyer profile . Note also that Raj Azaleas is a separate SNN Raj Corp project at Haralur / HSR Extension under PIN 560102, roughly 2.3 km from the Kudlu site — it is not this project and not a phase of it .

SNN Raj Corp: confirming the entity on your paperwork

Buyers in this corridor encounter the SNN mark on more than one hoarding, and the name on a brochure is not the thing you contract with. Three checks settle it, and all three are worth running before any payment.

  1. The legal entity. SNN Raj Corp's vehicle is SNN Properties LLP, LLPIN AAA-8330. That is the name that should appear on the allotment letter, the agreement to sell and the receipts. A project marketed under one brand and invoiced by an unfamiliar entity is not automatically a problem — developers routinely use project-specific vehicles — but you should be told which vehicle holds this project and why, in writing.
  2. The registered office. SNN Raj Corp operates from 4/A, 2nd Floor, Elephant Rock Road, Jayanagar 3rd Block, Bengaluru 560011. The office on the paperwork is the company you are dealing with.
  3. The developer's own current pipeline. SNN Raj Corp's published upcoming block carries Raj Electronic City and Raj Azaleas; its ongoing list carries Raj Bay Vista, Raj Viviente and Raj High Gardens. A project that appears on the company's own forward pipeline is unambiguously theirs.

Applied to this project, the tests agree. SNN Sarjapur Road sits behind SNN Raj Etternia, whose K-RERA promoter of record is SNN Properties LLP, registered at Jayanagar 3rd Block. This is an SNN Raj Corp project.

One structural detail worth knowing, because it surprises buyers who go looking. SNN Raj Corp registers projects under project-specific vehicles rather than a single company name — Etternia and High Gardens under SNN Properties LLP, Greenbay under SNN Homes LLP, Viviente under SNN Abode LLP, Bay Vista under SNN Arjun Builders LLP. This is standard practice in Indian real estate: it ring-fences each project's liabilities. What it means for you is practical rather than alarming — the promoter name on the K-RERA entry for your specific project is the counterparty, so read that entry rather than assuming the brand name carries across. Ask which vehicle holds SNN Sarjapur Road, and get the answer before the registration is granted rather than after.

Awards: 32 entries, and where they stop

The developer lists 32 dated award entries spanning 2012 to 2023. There is nothing after 2023.

Two qualifications belong on that number. Most pre-2019 entries are credited to the company's earlier trading name, so they are group heritage rather than achievements of the company in its present form. Separately, Indian real-estate awards are frequently pay-to-enter, so treat the count as a marketing-activity signal rather than as independent quality verification.

The three-year gap since the last entry is worth noting without over-reading. It is consistent with a developer between major launches, and it is equally consistent with reduced awards spending. It is not, on its own, evidence of anything.

SNN Raj Corp reviews: a bifurcated record

PlatformRatingSample
Justdial3.9 / 5555 ratings
99acres (SNN Raj Etternia)4.0 / 58 reviews
MouthShut1.76 / 5—

These do not average into a useful number, and presenting them as if they did would be dishonest. A 3.9 across 555 ratings and a 1.76 on a second platform describe two different customer experiences, and the correct reading is that outcomes vary sharply by project and by phase. The 99acres 4.0 is real but rests on eight reviews — too thin a sample to carry weight.

The recurring themes in the negative corpus are specific and checkable, which makes them more useful than the score:

  • Carpet area delivered short of the agreement. Verify carpet area in writing, in sq ft, in the agreement to sell, and re-measure at handover.
  • Sale agreements weighted toward the builder. Have the agreement read by your own lawyer, not the developer's empanelled one, with particular attention to delay compensation and exit terms.
  • Electricity-bill demands raised before registration. Establish in writing which charges are payable at which milestone.
  • Construction and utility quality complaints. Inspect a completed SNN building, not a show flat, and speak to its owners' association.

One caveat applies to the whole review corpus: both the Justdial and MouthShut listings are filed under the company's earlier trading name, and the reviews on them span buildings delivered across many years. Read them as commentary on the older delivered stock rather than as a verdict on the company's current work — and weight what you see with your own eyes at a completed project far above either score.

The Etternia block: what the response shows

SNN Raj Etternia is the completed SNN Raj Corp project this site sits behind, and it is the reason "SNN Raj Corp news" is an active search. The outcome, stated plainly:

  • A structural issue was identified in Block E-3 — 18 storeys, 49 flats — during final checks before handover.
  • The block was never occupied. No buyer had taken possession.
  • The occupancy certificate was withdrawn by the Greater Bengaluru Authority.
  • SNN informed K-RERA of its own accord.
  • Edifice Engineering, the firm that brought down the Supertech Twin Towers in 2022, was appointed. The method is diamond wire rope cutting: 5–6 months to demolish, followed by roughly 18 months to rebuild.
  • The cost, approximately ₹20 Cr, is being borne entirely by the developer.
  • All 49 buyers are receiving EMI plus rent support for the duration.
  • The other 14 towers and the 822 homes already handed over are unaffected.

The show-cause notice that followed went to the empanelled structural engineer. There is no penalty, prosecution or adverse K-RERA finding against SNN on record. SNN Sarjapur Road is a separate project on a separate site; it is not a phase of Etternia.

What is worth weighing is the shape of the response rather than the event. Faced with a single block, never occupied, the company had cheaper options than the one it took. It chose full demolition and reconstruction over remediation, funded it from its own balance sheet rather than contesting the cost first, disclosed to the regulator without being compelled to, and put the 49 affected buyers back to neutral by covering both their loan servicing and their rent. That is an expensive way to behave, and it is the behaviour a buyer at pre-launch is trying to predict: not whether a developer ever has a problem, but what it does when it has one.

What to verify before buying at pre-launch

Applies to this developer and to every other one.

  1. The RERA registration, once granted — read the promoter entity name on the certificate and confirm it matches the party on your agreement. Never accept an agent registration number in place of a project number.
  2. The land title and encumbrance certificate, for the full survey extent, from your own advocate.
  3. The approval chain — in this case the environmental clearance and the sanctioned plan, both still under examination.
  4. Carpet area in the agreement, in sq ft, alongside super built-up, with the loading percentage stated.
  5. The full cost sheet — base rate, floor rise, amenity charges, parking, GST at 5% without input tax credit, and Karnataka statutory outlay of about 7.5–7.6% (5% stamp duty above ₹45 lakh, 2% registration since 31 August 2025).
  6. The payment schedule tied to construction milestones, not to calendar dates.
  7. Delay compensation and exit clauses, in numbers, both ways.
  8. A completed building by the same developer — visit one, and talk to the residents' association rather than the sales team.

Nothing on this page is a substitute for that list. It is a profile of who is building, assembled from what can be verified and honest about what cannot.

SNN Sarjapur Road residential towers rising 2B+G+24 to 79.95 m above landscaped open space at Kudlu, off Sarjapur Road, Bengaluru

Enquire about SNN Sarjapur Road

Request the brochure, the current cost sheet, floor plates and a site visit for SNN Sarjapur Road.

Enquire Now

SNN Sarjapur Road About the Builder - Frequently Asked Questions

SNN Raj Corp's vehicle is SNN Properties LLP, registered at Elephant Rock Road, Jayanagar 3rd Block, Bengaluru 560011 — that is the name on the K-RERA entry for the neighbouring SNN Raj Etternia. Note that SNN Raj Corp registers projects under project-specific vehicles rather than one company name: Greenbay sits under SNN Homes LLP, Viviente under SNN Abode LLP, Bay Vista under SNN Arjun Builders LLP. This is standard practice and ring-fences each project's liabilities, but it means the promoter named on the project's own RERA entry is your counterparty. Ask which vehicle holds SNN Sarjapur Road and get it in writing before you pay anything.

The developer is SNN Raj Corp, operating this project through SNN Properties LLP (LLPIN AAA-8330, incorporated 2012), registered at Elephant Rock Road, Jayanagar 3rd Block. The SNN brand dates to 1994 and the group's own disclosure is 40 delivered projects, a figure that has stayed stable across its published material. Completed Bengaluru projects include SNN Raj Etternia, SNN Clermont, SNN Raj Grandeur, SNN Raj Greenbay, SNN Raj Spiritua, SNN Raj Serenity, SNN Raj Neeladri and SNN Raj Lakeview. Buyer sentiment is genuinely split rather than uniformly good or bad: Justdial carries 3.9/5 across 555 ratings while MouthShut sits at 1.76/5, with recurring complaints about carpet area versus agreement and builder-tilted sale agreement terms.

One block at the completed SNN Raj Etternia project — Block E-3, an 18-storey tower with 49 flats — is being demolished and rebuilt. The Greater Bengaluru Authority withdrew the occupancy certificate for that block, and the developer informed K-RERA of the situation of its own accord. Edifice Engineering, the firm that brought down the Supertech Twin Towers in 2022, has been appointed, using diamond wire rope cutting; the schedule runs to 5–6 months of demolition followed by roughly 18 months of reconstruction. The cost, approximately ₹20 crore, is being borne entirely by the developer, and all 49 buyers are receiving EMI-plus-rent support for the duration. The block was never occupied and no handover was taken; the other 14 towers and the 822 homes already handed over are unaffected. No regulatory penalty or adverse finding against the developer sits on the record.

No payment plan can be published, because none exists — the schedule in the source spreadsheet is generic template boilerplate and does not describe this project's terms. What is fixed regardless of developer is the statutory frame: under RERA a promoter cannot collect more than 10% of the apartment cost before executing a registered agreement for sale. A standard Karnataka construction-linked plan then runs from booking through agreement to slab-linked milestones and a final tranche at handover. Ask for the schedule in writing, tied to named construction milestones rather than calendar dates, before you commit.

Six things, in order. The K-RERA registration number and its published project page; the environmental clearance letter, not the ToR acknowledgement; the sanctioned building plan and commencement certificate; the title documents and encumbrance certificate for the parcel; the structural design details, ideally with an independent peer review; and the sale agreement itself, read for its carpet-area definition, its delay-compensation clause and its cancellation terms. That last one deserves the most attention, because carpet area versus agreement and agreement drafting are the two complaints that recur most often in this group's public review history.

Stamp duty is 5% on properties above ₹45 lakh, and registration charges are 2%, doubled from 1% with effect from 31 August 2025 — the first revision since 2003. Together with cess and incidental charges the total statutory outlay lands at roughly 7.5–7.6% of the agreement value. GST applies at 5% without input tax credit on under-construction purchases and is nil on completed units with an occupancy certificate. On a ₹1.8 crore purchase that is close to ₹13.5 lakh in statutory cost plus GST, which belongs in your budget from the outset rather than as a surprise at registration.