Master Plan
Houze of Jindal Zolaah Master Plan
Houze of Jindal Zolaah master plan organises 130 sky-villa residences across a 2-acre campus into a deliberately low-density twin-tower layout - Tower A (housing the 3.5 BHK and 4.5 BHK signature homes) and Tower B (housing the two 3 BHK configurations), each rising B+G+33 (one basement + ground floor + 33 residential floors) - set around a central landscaped courtyard that anchors the campus's amenity programme and circulation network. The master plan choices reflect the project's positioning: vertical privacy over horizontal sprawl, a single concentrated clubhouse over a scattered amenity grid, and a circulation strategy that protects resident experience from service traffic.
Site Overview
2 acres, 130 residences
The site is a 2-acre parcel at Mahayogi Vemana Road, Aavalahalli, near Budigere Cross - a BBMP-approved residential layout with frontage on the Old Madras Road / NH-75 corridor. At 130 units on 2 acres, the gross density works out to approximately 65 units per acre - substantially lower than the 200-300 units per acre typical of mass-premium Bengaluru projects, and consistent with the boutique sky-villa positioning that defines ZOLAAH. From a planning angle, KNS District 30 keeps the reference local: internal roads, open-space placement, amenity access, and tower orientation all affect how the address will live after handover.
The deliberate low-density choice has three downstream consequences: more open space per resident, a smaller amenity programme by absolute count (sized for 130 households rather than 1,000+), and a single anchor amenity (the 18,000 sqft clubhouse) rather than distributed amenities.
Land Use
Land use breakdown
| Land use | Approx share | Notes |
|---|---|---|
| Built footprint (towers + clubhouse) | ~30 – 35% | Twin towers + central clubhouse |
| Open landscape / courtyard | ~30 – 35% | Central courtyard, perimeter landscaping, sit-outs |
| Driveways, drop-off, internal road | ~15 – 20% | Resident drop-off, service drive, gate area |
| Amenity zones | ~10 – 15% | Pool, pickleball, basketball, yoga deck |
| Service / utility yards | ~5% | STP, transformer yard, water tanks, refuse area |
Indicative based on the marketed campus visuals; final BBMP-sanctioned land-use shares will be in the approved layout documents and the project's RERA filing when registration lands.
Building Placement
Twin towers, central courtyard
The two residential towers - Tower A and Tower B - are positioned on opposite ends of the 2-acre site with the central courtyard between them. The placement choice serves several design intents: visual separation (the two towers do not visually overlap from most apartment windows), cross-ventilation across the campus (the open central courtyard creates a natural airflow channel), daylight access (every apartment receives meaningful direct daylight and unobstructed sky exposure), and acoustic separation (horizontal distance between the towers means inter-tower noise transmission is essentially zero).
Tower A holds the larger residences - 3.5 BHK Type 1 (2,510 sqft, A-202 to 3402, with maid's room) and 4.5 BHK Type 1 (2,905 sqft, A-101 to 3201, with maid's room). Stack: B+G+33; approximately two units per floor across the residential stack (~33 floors × 2 = ~66 units).
Tower B holds the 3 BHK residences - 3 BHK Type 1 (2,210 sqft, B-201 to 3401) and 3 BHK Type 2 (2,025 sqft, B-102 to 3402). Stack: B+G+33; approximately two units per floor (~66 units). Total project unit count of 130 distributes approximately 64 units in Tower A and 66 in Tower B; final tower-wise unit count is confirmed in the project's RERA filing.
The Courtyard
Central landscaped courtyard
The campus's design centerpiece is the central courtyard between Tower A and Tower B. This is where the master plan concentrates the experiential investment: landscape design (trees, ground cover, hedge zones, and seasonal planting layered for visual depth), circulation network (walking paths connecting tower lobbies, clubhouse entries and amenity zones), lighting design (path lights, accent lights on trees, ambient lighting on seating zones - calibrated for evening usability), seating clusters (multiple groupings for couples, small groups and family use), and visual continuity to the towers (the courtyard landscape extends visually into the tower-lobby spaces through ground-floor glazing).
The courtyard is the campus's most visible landscaping investment and is what residents see every time they arrive at, leave from or look out from their apartment.
Circulation
Road and circulation network
The internal road network is structured for two parallel goals: resident-experience priority and service-traffic invisibility. Arrival drop-off zone: covered drop-off at the main lobby of each tower, accessible from the campus gate via a short internal drive. Internal driveway: perimeter driveway connecting the gate, the two tower drop-offs and the basement-parking ramps. Service road: separate service-access route to the campus service yards, refuse-collection zones and FM-office back-door - kept physically and visually distinct from the resident driveway. Basement-parking access: ramps from the internal driveway to the basement level. Pedestrian network: walking paths through the courtyard and around the perimeter - usable for jogging, evening walks and connecting the amenity zones without crossing vehicle routes.
Pedestrian Detail
Pedestrian movement and landscaping
Within the courtyard and across the campus, the pedestrian network is designed for daily use rather than ornamental scale: path widths sized for two residents walking together comfortably; surface materials that hold up to monsoon use (textured stone or designer concrete with slip-resistant finish); shaded zones at lounging and seating clusters using tree canopy and built shade structures; lighting at low foot-traffic intensity in the evening - high enough for safety, low enough to preserve the night-sky visibility for residents looking down from their balconies; and wayfinding at the key intersections - clubhouse entries, lobby entries, amenity-zone access points.
Below Ground
Basement infrastructure
The basement level (the "B" in B+G+33) houses the services that the resident experience relies on but does not see:
- Resident parking - allocated covered parking for residents, plus visitor parking
- Service zones - plant rooms, electrical switch-gear, fire-fighting tanks, water-storage tanks, transformer yards
- STP - sewage treatment plant - on-site treatment, treated water reused for landscaping irrigation and toilet flushing
- Rainwater harvesting - roof and surface-water collection feeding the campus recharge wells
- FM back-of-house - storage, equipment rooms, maintenance staff zones
- VRF central air-conditioning plant - campus VRF refrigerant network plant rooms, supplying the per-unit indoor systems
The below-ground placement of these services is what keeps the ground-floor and residential floors clean of visible service infrastructure.
Sustainability
Sustainability infrastructure
The master plan integrates sustainability through several specific design choices:
- STP-treated water reuse - reduces potable-water draw for landscaping and flushing
- Rainwater harvesting - captures and recharges aquifer levels through the monsoon
- VRF central air-conditioning - substantially more energy-efficient than equivalent split-AC density at the campus scale
- 100% DG backup with optimised load coverage - DG runs only when grid power is unavailable, minimising actual diesel consumption
- Designer-material longevity - Italian marble, designer tile, premium wiring - extending building service life and reducing renovation cycles
- Building envelope efficiency - French windows with 3.3-metre ceilings designed for daylight depth and natural ventilation
Tower Configuration
Tower configuration summary
| Attribute | Tower A | Tower B |
|---|---|---|
| Residential stack | B + G + 33 | B + G + 33 |
| Total residential floors | 33 | 33 |
| Units per floor (typical) | 2 | 2 |
| Total units (approximate) | ~64 | ~66 |
| Configurations | 3.5 BHK + 4.5 BHK, both with maid's room | 3 BHK Type 1 + Type 2 |
| Lift coverage | KONE / OTIS passenger + service | KONE / OTIS passenger + service |
| Maid's room | Yes (both configurations) | No |
| Balcony + ODU | Yes | Balcony (Type 2), Balcony + ODU (Type 1) |
The B+G+33 vertical stack on a 2-acre site is a deliberate density choice - vertical scale with horizontal restraint - and is the structural basis for the project's sky-villa positioning.
Buyer Questions
ZOLAAH Master Plan - FAQ
How much open space does the 2-acre campus have?
Approximately 30-35% of the site is allocated to open landscape - courtyard, perimeter landscaping, sit-out clusters. With another 10-15% in amenity zones (pool, sports courts, decks), close to half the campus footprint is non-built - meaningfully higher open-space ratio than the Bengaluru-premium norm.
Is the master plan BBMP-approved?
Yes - the 2-acre layout is BBMP-approved. Karnataka RERA registration is awaited at the time of writing; once registration lands, the approved master-plan documents will be filed publicly on the Karnataka RERA portal.
How many units does each tower hold?
Approximate distribution is ~64 in Tower A (3.5 BHK + 4.5 BHK with maid's quarters) and ~66 in Tower B (3 BHK Type 1 + Type 2), derived from the marketed unit-range labels. Final tower-wise count will be in the Karnataka RERA filing.
Where is the basement parking accessed from?
Via internal-driveway ramps from the perimeter campus road. The basement also holds plant rooms, fire tanks, STP, rainwater harvesting and the FM back-of-house - kept invisible from the resident-experience zones above.
Are there separate vehicle and pedestrian routes through the courtyard?
Yes - the campus's central courtyard is a pedestrian-only zone. Vehicle movement is restricted to the perimeter driveway and the tower drop-offs.
What is the project density at ZOLAAH?
At 130 units across 2 acres, gross density is approximately 65 units per acre - substantially below the 200-300 units per acre typical of mass-premium Bengaluru projects, consistent with the boutique sky-villa positioning.