Total Environment Down By The Water is doing something refreshingly literal with its name, homes with terrace gardens and earth-sheltered roofs, sitting right on the edge of Jakkur Lake, with a lakeside boardwalk practically at your doorstep. It's the latest from a developer that's built its entire identity around design that breathes, and this one might be their most nature-immersed project yet. Here's the honest, detailed picture.
What Is Total Environment Down By The Water?
Total Environment Down By The Water is an under-construction, ultra-luxury residential community by Total Environment (developed under Total Environment Projects India Private Limited / Total Environment Landcraft), located at Agrahara, Jakkur Hobli, Gasthikempanahalli village, Yelahanka, right beside Jakkur Lake in North Bangalore. Spread across a substantial 17.5 acres, a figure that's remarkably consistent across virtually every source we reviewed, the project comprises 6 towers of 2 basements plus ground plus 16 floors, together offering around 602 premium residences.
Configurations span 3 BHK, 3.5 BHK, and 4 BHK homes (with some listings also referencing 4.5 BHK and larger layouts), and unit sizes range from around 2,490 sq. ft. up to roughly 6,480-6,840 sq. ft., each with its own terrace garden. Specific unit types include the I20 (3-bedroom, 2,490 sq. ft.), I21 (3-bedroom with home office, 2,628 sq. ft. total with a 273 sq. ft. terrace garden), I25 (3-bedroom, 3,240 sq. ft.), and the larger L40 4-bedroom layouts. The project carries RERA registration number PRM/KA/RERA/1251/472/PR/090824/006967, a number cited with unusual consistency across every source we checked, and possession is targeted for around May 2031 per the RERA filing (with some marketing material citing an earlier internal target of December 2029). As of recent updates, Towers 4 and 5 are open for booking.
Why People Are Excited About It
Genuinely rare lakeside immersion. With homes designed around a lakeside boardwalk, central greens, and over 80% green cover, Down By The Water leans further into its natural setting than most Jakkur-area launches, this feels less like an apartment complex beside a lake and more like a community built into the landscape.
Total Environment's signature design language, at scale. Earth-sheltered roofs, terrace gardens on every home, and handcrafted finishes are the developer's calling card, and having them applied across 602 homes on a 17.5-acre site is a genuinely ambitious execution of that philosophy.
A proven, multi-city developer. Total Environment has delivered over 6 million sq. ft. to more than 1,600 customers across Bangalore, Pune, Hyderabad, and even Frisco, Texas, a track record that matters when you're committing to a multi-year construction timeline.
Rock-solid RERA documentation. Unlike several other new-launch projects we've reviewed recently, this one's RERA registration number is cited identically across every independent source, a genuinely reassuring sign of documentation clarity.
A comprehensive, nature-forward amenity list. With over 45 amenities including an open-to-sky pool, a separate indoor heated pool, a green-roofed clubhouse, co-working zones, and landscaped, tree-lined streets, daily life here is designed around calm as much as convenience.
What You Should Know Before You Get Swept Up
We'd rather flag this now than have you find out later:
Pricing varies meaningfully depending on the source and configuration. You'll see 3 BHK starting prices anywhere from around ₹4.49 Cr to ₹4.65 Cr, while larger 4 BHK and up configurations are quoted anywhere from roughly ₹11.75 Cr to over ₹16 Cr at the very top end. Always get the current, unit-specific cost sheet directly from Total Environment's sales team rather than anchoring to a single figure from any one listing.
It's a genuine multi-year construction commitment. With possession targeted around May 2031 per the RERA filing (some marketing material cites an earlier December 2029 internal target), factor in a real 5-plus year runway from today, along with the usual construction-linked payment schedule considerations that come with any under-construction purchase.
Larger unit size figures show minor variance across sources, with the biggest configurations cited as either up to 6,480 sq. ft. or up to 6,840 sq. ft. depending on the listing. A minor discrepancy, but worth confirming exact built-up area against the official floor plan for your specific unit.
Despite the lakeside setting, the project sits a reasonable distance from the airport (around 21.6 km) and roughly 5.9 km from Manyata Tech Park, factor in your specific daily commute pattern rather than assuming lakeside living automatically means everything else is nearby.
As with any under-construction project, treat RERA registration as necessary but not sufficient, pair it with periodic site visits and a careful review of your registered sale agreement before any booking transfer, standard due diligence Total Environment's own project materials themselves recommend.
Who Is This Really For?
If you're an end-user who wants Total Environment's signature nature-integrated design applied to a genuinely immersive lakeside setting, and you're comfortable with a multi-year construction timeline, Down By The Water is one of the more distinctive luxury options in Jakkur right now. If you're an investor drawn to Total Environment's proven, multi-city delivery record and North Bangalore's strong growth trajectory, the fundamentals here are solid, but given the wide pricing spread across configurations, you'll want a clear, unit-specific cost sheet before committing.
Thinking About Total Environment Down By The Water? Talk to Us First
Every project page will lead with its most attractive starting price. What you actually need before committing this kind of money is someone with no stake in the deal telling you the real pros, the real cons, and whether the tower, unit, and price you're being quoted genuinely make sense.
That's exactly what we do at Yes Property. We work directly across North Bangalore's ultra-luxury and new-launch market with developers like Total Environment, Embassy, Adarsh, Lodha, Prestige, Sobha, and Brigade, which means we can give you a genuinely unbiased comparison, not a one-sided pitch.
Reach out to us for:
- An honest, no-pressure review of Total Environment Down By The Water, pros, cons, and how it compares to other lakeside luxury projects in Jakkur
- Current, verified pricing, floor plans, and tower-wise availability
- Clarity on RERA registration, construction progress, and the registered sale agreement before any booking transfer
- Resale and rental outlook if you're evaluating it as an investment
- Expert guidance on negotiation, documentation, and picking the right unit for your budget and goals
Get in touch with Yes Property for a free, unbiased consultation →
Frequently Asked Questions
Where is Total Environment Down By The Water located? It's located at Agrahara, Jakkur Hobli, Yelahanka, right beside Jakkur Lake in North Bangalore, with access to Manyata Tech Park, Phoenix Mall of Asia, Bhartiya Mall of Bengaluru, Hebbal, and the Outer Ring Road.
What configurations are available? 3 BHK, 3.5 BHK, and 4 BHK homes (with some larger layouts referenced as 4.5 BHK), ranging from around 2,490 sq. ft. to roughly 6,480-6,840 sq. ft., each with a private terrace garden.
Is Total Environment Down By The Water RERA registered? Yes, the project carries RERA registration number PRM/KA/RERA/1251/472/PR/090824/006967, cited consistently across every source reviewed. Always confirm this directly on the Karnataka RERA website before making any payment.
Is Total Environment Down By The Water a good investment? It has strong fundamentals, a proven, multi-city developer, a genuinely distinctive, nature-immersed design philosophy, a large and well-documented land parcel, and a fast-growing North Bangalore location. That said, given the wide pricing spread across configurations and a multi-year possession timeline, independent, unit-specific verification is strongly recommended before deciding.
Who is developing Total Environment Down By The Water? Total Environment, a Bengaluru-headquartered developer known for its earth-sheltered, green-roof architecture and integrated landscape design, with a track record of over 6 million sq. ft. delivered to more than 1,600 customers across Bangalore, Pune, Hyderabad, and Frisco, Texas.
Disclaimer: This information has been compiled from publicly available sources on the internet, including the developer's official project materials and third-party real estate platforms, and is intended for general informational purposes only. Details such as pricing, unit sizes, and possession timelines vary somewhat across sources, are subject to change, and should be independently verified with the developer or RERA before making any purchase decision. This content does not constitute financial or investment advice.
