Kamal Sagar — architect, designer, and real estate developer — is the founder and chairman of Total Environment Building Systems, based in Bangalore. He graduated from IIT Kharagpur in 1992 with a degree in architecture, and after a brief stint with Omni Architects in Lexington, Kentucky, returned to India. In 1996, searching for a one-bedroom apartment himself, he found large-scale housing projects deeply inadequate, and after failing to convince developers to adopt his design ideas, he founded Total Environment to build out his own.
The group has been operating for around three decades and is 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. The company is now developing another 12 million sq ft of projects in Bengaluru. Total Environment has delivered more than 6 million square feet to over 1,600 customers across projects in Bangalore, Pune, Hyderabad, and Frisco, TX.
Total Environment has been actively developing projects in major areas in Bangalore, including Kanakapura Road, Yelahanka, Sarjapur Road, Devanahalli, and Hennur Road. Their catalogue of named communities — After the Rain in Yelahanka, Pursuit of a Radical Rhapsody in Whitefield, In That Quiet Earth off Hennur Main Road, and Tangled up in Green on Doddaballapur Main Road — reflects a consistent geography of North and East Bangalore, where the developer has built its strongest buyer base. Jakkur is the newest address in that geography.
Kamal Sagar's people-centric design philosophy and the idea of providing a garden with every home — regardless of which floor the apartment sits on — have defined the product. He has experimented with various formats for these gardens, with most rooms having visual or physical access to them.
Total Environment developed its proprietary platform, eDesign, which 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. eDesign enforces good design rules, so buyers cannot arrive at a poorly composed interior even while exercising broad creative latitude. Machine Craft furniture is exclusively designed for each home and manufactured in-house.
Homes are available in multiple specifications — Green, Blue, and Purple — and depending on the specification chosen, a home may come with fully furnished living spaces, a fully equipped kitchen, a central VRV air conditioning unit, a central vacuum system, and home automation. Before handover, every home is checked across 1,048 different items; any snags detected are fully resolved before the buyer moves in.
The company operates with a team of more than 600 members, spearheaded by professional architects trained at some of India's leading institutes. It is this integrated approach to hand-crafting experiences — not just building units — that the company identifies as its differentiator since 1996.
Down by the Water is a 17.5-acre community set along Jakkur Lake in North Bangalore, offering 3 and 4-bedroom lakeside homes with private terrace gardens. Located adjacent to Jakkur Lake, nature is abundant in the community with mature native trees and hundreds of new ones. With over 80% green cover, tree-lined paths, and thoughtfully landscaped streets, the community creates a microclimate that feels cooler and fresher than the city outside.
The project totals over 1,200 dwellings across six towers, with Phase 1 comprising 602 units across three towers. Towers 4 and 5 are now open for booking. Unit dimensions run from 2,490 sq ft through 2,628 sq ft and 3,240 sq ft for three-bedroom configurations, up to 4,980 sq ft for four-bedroom apartments and 5,000 to 6,500 sq ft for four-bedroom villas.
The community's amenities include a clubhouse with a green roof, a lakeside boardwalk, landscaped streets, an open-to-the-sky swimming pool, an indoor heated pool, a gym, and provisions for sports and leisure. Sustainability features include rainwater harvesting, solar panels, and waste management systems incorporated to minimise environmental impact.
The project is RERA-registered under Karnataka RERA with registration number PRM/KA/RERA/1251/472/PR/090824/006967. Possession is indicated from May 2031 onwards.
| Configuration | Saleable Area | Starting Price |
|---|---|---|
| 3 BHK (I20) | 2,490 sq ft | From approx. ₹5.12 Cr |
| 3 BHK with home office (I21) | 2,628 sq ft | On request |
| 3 BHK (I25) | 3,240 sq ft | On request |
| 4 BHK Apartment (L40) | 4,980 sq ft | On request |
| 4 BHK Villa | 5,000–6,500 sq ft | On request |
The 3-bedroom apartment entry price starts at approximately ₹5.12 Crore for a saleable area of 2,490 sq ft at Jakkur Lake. Payments follow a construction-linked plan.
Jakkur, best known for housing Karnataka's only general aviation training institute at Jakkur Aerodrome, has evolved into a sought-after residential zone, with proximity to major tech corridors like Hebbal and Manyata Tech Park and seamless access to Kempegowda International Airport. The locality sits at the intersection of Bellary Road (NH 44), Thanisandra, and Yelahanka — nodes that together anchor North Bangalore's employment and infrastructure story.
Commercial hubs including Manyata Tech Park and Hebbal Industrial Area are within a 10-kilometre radius. Down by the Water is 5.9 km from Manyata Tech Park. Kempegowda International Airport is approximately 15 kilometres away. Schools such as Vidya Niketan and Legacy School are within 5 kilometres, and Columbia Asia and Aster CMI hospitals are within 10 kilometres.
Jakkur is not yet linked by metro, but the Namma Metro Blue Line — the ORR-Airport Line — expected around 2026, will enhance connectivity northward toward Yelahanka and Kempegowda International Airport. The upcoming Metro Phase 3 expansion is expected to increase property values along this corridor.
The price data reinforces the momentum. Flat prices in Jakkur currently range from ₹9,450 to ₹15,900 per sq ft, with land rates around ₹10,650 to ₹15,500 per sq ft. Flat rates in Jakkur have changed by 19.4% in the last year, 69.0% in the last three years, and 101.7% over the last five years. Jakkur averages around 4.16 acres in project land area, reflecting limited land availability that makes large-format sites like the 17.5-acre Down by the Water footprint genuinely scarce.
Seasoned investors and homebuyers continue to favour Hebbal and Jakkur for their established reputations within the North Bangalore corridor. North Bangalore ranks highly among growth corridors due to its infrastructure pipeline, proximity to Kempegowda International Airport, the Aerospace SEZ, and upcoming metro connectivity.
Total Environment's presence in North Bangalore is not new. After the Rain in Yelahanka and In That Quiet Earth off Hennur Road established the developer in the northern quadrant over successive years. Down by the Water at Jakkur extends that presence directly onto a lakefront site — a physical condition the developer has used before, notably at Pursuit of a Radical Rhapsody in Whitefield, which sits on the edge of a small lake there.
Residents of Down by the Water have access to nearby attractions including Jakkur Aerodrome, GKVK Botanical Garden, and Lumbini Gardens — a mix of open green and cultural infrastructure that reinforces the quieter, nature-adjacent character the developer selects for its sites. Jakkur Lake itself is known for its serene environment, lush greenery, and diverse birdlife, making it a draw for nature enthusiasts.
For a buyer evaluating Total Environment Building Systems as a developer, Jakkur is where the firm's signature product — lake-adjacent, garden-on-every-home, architect-designed, fully customisable — meets one of North Bangalore's tightest land markets and one of the city's most structurally supported price-appreciation corridors.