Legal Due Diligence SeriesIssue #09
Godrej Splendour Phase 2: consent letter and UDS review
Godrej proposes raising FSI from 2.5 to 3.0 and adding seven floors per tower. Your carpet area is unchanged, but the stated UDS drops from 0.27% to 0.22%.
Godrej has asked existing Phase 2 allottees at Splendour, Whitefield, to sign a consent letter approving changes to the sanctioned plan — an increase in FSI, additional floors, and additional amenities.
Your carpet area does not change. Your share of the land does. The stated UDS moves from 0.27% to 0.22%. Below is what the proposal contains, and the three things we would get in writing before signing.
Property snapshot
- Location
- Whitefield, Bengaluru
- Existing sanctioned plan
- FSI 2.5, Phase 2 towers K to T at G+2P+18 floors
- Proposed plan
- FSI 3.0, the same nine towers at G+3P+25 floors
- Phase 1
- Buildings 1 and 2 remain unchanged
- Proposed UDS
- 0.27% to 0.22%, an approximately 18.5% reduction
- Possession
- The proposal states timelines are unchanged
Why this project scores well
Carpet area of existing flats does not change
The flat itself remains identical in carpet area under the proposal. The change that matters to existing allottees is the land share, not the apartment.
Additional parking and amenities are proposed
An additional podium is proposed for car parking, alongside an expanded clubhouse with an indoor heated pool, skating rink, golf simulator and squash court, and an amphitheatre on top of Podium 3.
Phase 1 is untouched
Buildings 1 and 2 are not part of the proposed modification. The two phases are proposed to be connected by an 8-metre landscaped driveway ramp.
3 questions to get answered in writing before booking
None of these is presumptively a dealbreaker. All of them are closable if you ask before you sign.
Will my individual handover date remain unchanged?
The proposal states there will be no change to possession timelines. That is a project-level statement, and it is worth having it confirmed against your specific unit.
What to ask: Please provide written confirmation from the Project Head that my individual handover date will remain unaffected.
How does the revised UDS apply to my specific unit?
The stated Undivided Share of Land changes from 0.27% to 0.22%. The reduction should be proportionally identical for every flat; if it is not, that needs explaining.
What to ask: Please provide a unit-by-unit UDS comparison sheet for my tower, and explain any flat where the reduction is not proportional.
When will the modified sanction plan be filed with BBMP and RERA?
The proposal involves an increase in FSI and additional floors, both of which require a modified sanction. Allottees should know when that filing is made rather than learning about it afterwards.
What to ask: Please confirm the date of the modified sanction plan filing with BBMP and RERA, and communicate it to existing allottees.
The Jumbo verdict
The proposal raises FSI from 2.5 to 3.0 and takes the nine Phase 2 towers from G+2P+18 to G+3P+25, adding one podium and seven residential floors to each. That is roughly 63 additional floors across the project, and on an estimate of about four flats per floor, in the region of 250 additional households sharing the same gate, lifts, pool, parking, water and sewage. Additional parking and amenities are proposed to absorb that, and whether they do will depend on execution. Your carpet area does not change. What changes is your share of the land, from 0.27% to 0.22% — roughly an 18.5% reduction — because more development is proposed on the same parcel. UDS is not cosmetic: it carries your proportionate interest in the land, and it is considered in redevelopment, association voting, resale and bank evaluation. Under Section 14(2)(ii), Godrej needs written consent from two-thirds of allottees, and if that threshold is reached, dissenting allottees are bound by the majority. The letter asks for a yes or a no. You are entitled to ask questions before you answer.
Disclaimer: This report reflects our assessment of the documents made available to us at the time of review. It is provided for informational purposes only and should not be relied upon as legal, financial, tax, or investment advice. Verify current RERA registration, approvals and title independently before transacting.