Iconhomz (with Modern Spaaces), Gunjur, Varthur–Sarjapur Road
Ivy County review
Also known as Ivy County Gunjur, Ivy County Plots, Ivy County Pristine Villa Plots, Pristine Villa Plots Gunjur, Modern Spaaces Ivy County, Iconhomz Ivy County
- Price
- ₹1.15 Cr – ₹4.11 Cr
- Homes
- Villa plots, 1,200–4,000 sq ft
- Status
- Under construction
- RERA
- Registered, Nov 2024
Researched by Proplisto Research · checked against Karnataka RERA records and developer material · updated · 10 sources.
Our verdict
Ivy County is one of the few ways to own a BDA-approved plot inside the Varthur–Sarjapur school belt, in a large gated layout with a proper clubhouse. That scarcity is what you pay for: at about ₹10,000 per sq ft the land alone costs as much as a good 3 BHK apartment nearby, and you will spend more building the villa.
It suits end-users who want an independent home near Greenwood, TISB and Deens and can wait until 2029–30 to move in. Before booking, confirm the promoter and landowner on the RERA certificate, the khata type, and the exact plot's price, and ask when roads and the clubhouse will be handed over.
Pros and cons
What works
- BDA approval, which is rarer and generally more bankable than the BMRDA/DTCP layouts further out
- Low density: 658 plots on 50 acres with a 50,000 sq ft clubhouse
- Excellent school access — five well-known schools within about 4 km
- Wide range of plot sizes, from 30x40 to 4,000 sq ft
- RERA registered, with home loans from Axis, ICICI and HDFC
- Freedom to design your own villa instead of buying a standard apartment
What to weigh
- High land price: about ₹10,000 per sq ft means ₹1.15 Cr+ before stamp duty and before building the villa
- Layout completion only in Sep 2028; you build after that, so moving in is realistically 2029–30
- No metro nearby: the Red Line is not yet under construction
- Developer structure (Iconhomz vs Modern Spaaces) is not clearly disclosed
- Khata type (A-khata or e-khata) for individual plots is not published
- Congested two-lane approach roads at peak hours
Who it suits
- Families who want to build an independent villa near top schools
- Buyers who prefer land over an apartment for long-term value
- Upgraders from Sarjapur and Whitefield apartments looking for a bigger home
Iconhomz (with Modern Spaaces): delivery record
Iconhomz (the Icon group) says it has worked in Bengaluru real estate since 2006, with 18+ completed projects and 4,000+ customers, mostly plotted and villa developments such as PSR Icon Coral and Icon Laurels. Its co-founders are Rajasekhar Gowrineni (CEO) and Dr. P. Manmohan Reddy.
Modern Spaaces, founded in 2019 and based on Kada Agrahara Road, builds mainly in the Sarjapur belt (Soulace, Soul Tree, Engrace) and co-markets Ivy County. How the two companies split the project is not published: check the promoter and landowner names on the RERA certificate and your sale deed. We found no reported delays, litigation or RERA complaints for Ivy County.
| Item | Detail |
|---|---|
| Iconhomz | Since 2006 (developer claim); 18+ projects completed; plotted and villa focus |
| Modern Spaaces | Founded 2019; Sarjapur-belt apartment developer; co-markets Ivy County |
| RERA promoter | Shown on portals as Icon Developers and Promoters (confirm on the certificate) |
| Complaints / delays | None found in public sources |
Ivy County vs nearby projects
| Project | Area | Sizes | Starting price | Possession |
|---|---|---|---|---|
| Manyata EkamoiManyata | Sarjapur Road | 1,200–4,800 sq ft | ₹12 L | December 2028 |
| Abhee TranquilaAbhee | Off Sarjapur–Attibele Road | 1,200–1,900 sq ft | ₹88 L | December 2026 |
| Ivy CountyThis project | Ivy County- Pristine Villa Plots, Off Gunjur | 1,200–2,400 sq ft | ₹1.15 Cr | Sep 2028 (RERA completion) |
| Morefields by ManyataManyata | Sarjapur Road | 1,500–4,000 sq ft | ₹1.2 Cr | RTMI |
| The Grand County AddressAddress Makers | Sarjapur | 1,500–2,400 sq ft | ₹1.28 Cr | December 2028 |
Starting prices and sizes as listed by developers on Proplisto, updated 18 Oct 2026. Sizes are usually super built-up area; ask for the carpet area before booking.
Before you book
- Check the promoter and landowner names on the RERA certificate and in the sale deed
- Ask for the BDA layout approval and your plot number on the approved plan
- Confirm the khata type (A-khata / e-khata) that will be issued for your plot
- Get a plot-specific cost sheet, including corner or park-facing premiums
- Ask for the handover dates of roads, utilities and the clubhouse
- Visit at school drop-off time to judge the approach roads
Questions buyers ask
Is Ivy County a good project to buy?
It is a strong choice for buyers who want a BDA-approved plot near top schools and can wait until about 2029–30 to move in. Confirm the promoter, khata type and plot price first.
What are the drawbacks of Ivy County?
High land prices, a September 2028 layout completion, no nearby metro, congested approach roads and an unclear developer structure.
Sources
- Ivy County official project site (Iconhomz)
- Pristine Villa Plots – Ivy County (Modern Spaaces)
- Iconhomz official site
- The Rise of Ivy County (PNN release, The Tribune)
- Square Yards – Modern IVY County
- JLL Homes – IVY County Bengaluru
- GetRightProperty – Ivy County, Varthur
- The Residentially – Ivy County Villa Plots
- Homes247 – Modern Ivy County
- Red Line (Namma Metro)
Proplisto is an independent property platform, not the developer. Figures are compiled from RERA records, developer material and public listings as of the date above; where sources disagree we show the range. Confirm the final price, specifications and RERA details with the developer before booking.
