Total Environment Building Systems has been operating from Bengaluru since its incorporation in 1996, when founder Kamal Sagar — an architect, designer, and IIT Kharagpur graduate — set up the company to build out his own design ideas after finding that existing developers were unwilling to accept them. Nearly three decades later, the group has become an established brand in the premium segment of the Bengaluru residential real estate market, having executed about 59 projects encompassing a saleable area of about 4.54 million square feet. Its portfolio spans Whitefield, Yelahanka, Kanakapura Road, Hennur Road, and Sarjapur Road — and now, with Tangled Up in Green, the Devanahalli corridor on Doddaballapura Main Road.
The move to Devanahalli is not a departure from Total Environment's established geography — it is a logical extension. The developer has been active in major areas of Bangalore including Kanakapura Road, Yelahanka, Sarjapur Road, and Devanahalli. What makes this particular project notable is the format: Tangled Up in Green is the developer's first large-format plotted community in the city, and is a continuation of the design-led, people-first approach that is the hallmark of Total Environment's handcrafted homes.
The project is spread over 115 acres 16 guntas on Doddaballapura Main Road, Devanahalli, North Bangalore, comprising 968 residential plots ranging from 1,800 sq ft to 5,000 sq ft. It sits on Doddaballapura Main Road, next to the Bangalore Satellite Town Ring Road (STRR).
The master plan reflects Total Environment's characteristic refusal to treat density as a virtue. The master plan by Shibanee and Kamal Architects clusters 968 plots over 115 acres in small groups of 12 to 24, intentionally keeping density low and prioritising open space, tree cover, and walkability over the number of plots. The result is a central greens running along the property spine, 8 acres of natural forest with trees, and a rare Tree Museum collection.
Infrastructure within the development is specified to the same level of detail Total Environment applies to its apartment and villa products. Site development includes hand-laid cobblestone roads, precast concrete pedestrian pathways, boundary walls of 1.8 m height, LED street lighting, CCTV surveillance across all streets and common areas, themed landscaping, and integrated sprinkler and drip irrigation. Rainwater harvesting, retention ponds, solar-powered infrastructure, and underground cabling are incorporated, alongside lifelong maintenance of common areas by Total Environment.
Plot sizes span seven configurations from 1,800 sq ft to 5,000 sq ft. Rates start at Rs 1.86 crore for a plot measuring 1,800 sq ft, at a base price of Rs 9,990 per sq ft. Possession is scheduled for December 2028. The project is RERA-approved with registration number PRM/KA/RERA/1250/303/PR/080124/006538.
What differentiates Total Environment's plotted programme from a conventional layout is the design infrastructure around the land itself. The company set up Total Environment Land-Craft to create carefully designed and sensitively crafted sustainable communities that provide buyers with the opportunity to invest in a plot of land now and the flexibility to invest in the construction of their home later.
The design philosophy is anchored in customisation — every residence supports buyer-specific layout, material, and finish customisation rather than a fixed-unit catalogue. For Tangled Up in Green, this means a plot buyer can engage Total Environment directly for the home they eventually build. The proprietary eDesign platform allows homeowners to choose from over 9.2 million options including walling, furniture and electrical layouts, floor and wall finishes, kitchen cabinetry, shelving in wardrobes, and even landscaping. Buyers can use the eDesign platform to customise layouts, keeping the construction decision entirely within the same design-led ecosystem that has defined every other Total Environment project since 1998.
Total Environment is architect-led — the firm runs an in-house architecture practice and integrates the customisation conversation with the buyer from the early design stage. The firm pioneered the cantilevered-terrace-garden concept in apartment design in 1997, a vocabulary that has since become widely emulated across Bengaluru and the broader Indian luxury-residential market. At Tangled Up in Green, that same impulse — the insistence on designed green space as a non-negotiable component of residential life — shapes the community plan rather than the individual unit.
Devanahalli, located about 40 km north of Bangalore's city centre, has rapidly evolved from a quiet town into one of Karnataka's most sought-after real estate destinations, its transformation driven by proximity to Kempegowda International Airport and the introduction of major infrastructure projects.
The employment base around the airport corridor is now broad and institutionally anchored. The KIADB Aerospace SEZ commenced operations in 2013 and hosts companies including Boeing, Airbus, Collins Aerospace, HAL, Dynamatic Technologies, Centum Electronics, and Wipro Infrastructure Engineering. The Devanahalli Business Park, spanning 413 acres, is designed to attract multinational corporations and offers high-quality office spaces. From Tangled Up in Green specifically, top workspaces including Foxconn at 11.7 km, Devanahalli Business Park at 12.6 km, Prestige Tech Cloud at 14.4 km, KIADB Aerospace SEZ at 17 km, and KIADB IT Tech Park at 19.2 km are all within a quick drive.
Road and transit connectivity reinforces these distances. NH 44 is a six-lane signal-free expressway linking Devanahalli, Hebbal, Yelahanka, and central Bengaluru, reducing travel time significantly. Kempegowda International Airport is 14.3 km from the project, and Devanahalli Metro Station is 5.3 km away. Metro Phase 3 construction from Hebbal to Aerospace Park is scheduled for completion by 2031, with 22 stations across 32 km connecting Devanahalli to central Bangalore.
For lifestyle infrastructure, nearby destinations include The Arcade at Brigade Orchards at 7.9 km, Taj Bangalore at 15.1 km, and JW Marriott Bengaluru Prestige Golfshire Resort and Spa at 15.5 km. Akash International School and New Manasa Hospital are among the landmarks in the immediate vicinity.
As of 2025, residential property prices in Devanahalli range between Rs 4,500 and Rs 7,500 per sq ft, depending on location, property type, and the builder's reputation. For premium villa projects specifically, prices moved from Rs 4,500–5,500 per sq ft in 2020 to Rs 6,500–7,500 per sq ft by 2023 and Rs 8,500–10,000 per sq ft by early 2025, reflecting high buyer demand, improved connectivity, and infrastructure investment.
Tangled Up in Green is priced at a base of Rs 9,990 per sq ft — at the upper end of the area's premium villa band — which is consistent with Total Environment's positioning across its other Bengaluru communities. Over the last five years, Devanahalli has seen a steady appreciation of about 8% to 12% per annum, fuelled by new infrastructure projects, commercial developments, and growing demand for plotted layouts and villas. Post-pandemic, there has been a sharp resurgence in demand driven largely by NRIs, high-net-worth individuals, and long-term investors seeking growth corridors.
Buyers evaluating Tangled Up in Green can assess Total Environment against a long history of completed work in Bengaluru. The developer has delivered more than 6 million square feet to over 1,600 customers across projects in Bangalore, Pune, Hyderabad, and Frisco, TX. Signature delivered projects include After the Rain in Yelahanka, The Magic Faraway Tree on Kanakapura Road, and Pursuit of a Radical Rhapsody in Whitefield.
CRISIL Ratings has assigned its CRISIL BBB/Stable rating to the long-term bank facilities of Total Environment Building Systems Pvt Ltd, reflecting the group's healthy regional presence, healthy booking progress, and moderate leverage levels. The company is developing another 12 million sq ft of projects in Bengaluru, making Tangled Up in Green one component of a substantially expanded pipeline rather than an isolated entry into North Bangalore.
In recognition of his work, Kamal Sagar has won several Architectural Design Awards at both national and international levels, including many projects that were finalists at the World Architecture Festival. The design pedigree behind every Total Environment project — including this plotted community — traces directly back to that same architectural practice.