Total Environment Building Systems has operated from Bengaluru since its founding in 1996, when architects Kamal Sagar and Shibanee Sagar set out to build homes they could not find elsewhere in the city. 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. That track record spans areas such as Kanakapura Road, Yelahanka, Sarjapur Road, and Devanahalli, with the Doddaballapura–Nandi Hills corridor now forming its most recent — and most terrain-specific — front.
Kamal Sagar's work has focused on using natural materials to create warm living spaces, through handcrafted homes that embrace nature. His people-centric design philosophy and the idea of providing a garden with every home have defined the product offerings of Total Environment. That philosophy has found its clearest physical expression in the Nandi Hills foothills, where the stepped topography of the land shapes the architecture rather than being flattened by it.
Total Environment Building Systems has placed two separate projects along the Doddaballapura axis, each using a different product format but sharing the same design language.
Tangled up in Green is a uniquely designed sustainable community by Total Environment, located on Doddaballapur Main Road, next to the Bangalore Satellite Town Ring Road (STRR). The master plan by Shibanee and Kamal Architects is spread across 968 plots over 115 acres and 16 guntas, clustered into small groups of 12 to 24. The planning intentionally keeps density low, prioritising open space, tree cover and walkability over the number of plots. Housed in the central park is a tree museum celebrating a carefully curated selection of trees with information about their history and background, benefits and other interesting facts. This is Total Environment Land-Craft's first large-format plotted community in North Bangalore, positioned directly alongside the STRR for airport connectivity.
Further north, at the foothills of Nandi Hills itself, sits Over the Rainbow — the subject of this page and a fundamentally different product from Tangled up in Green. Where the latter scales to nearly a thousand plots, Over the Rainbow is intentionally constrained.
Over the Rainbow is located at the foothills of the scenic Nandi Hills in Bengaluru. These single-storeyed earth-sheltered villa homes with 2 gardens and earthy exterior finishes are set along the existing hilly terrain in a stepped form to blend into the natural landscape. The stepped arrangement maximises light and ventilation while facilitating uninterrupted views.
Over the Rainbow will be constructed on 8.8 acres of land, with 33 villas. Each villa has 2 gardens with a minimum plot size of 6,000 sq ft. The 3 BHK format villas come in the V25 configuration with a saleable area of 3,000 sq ft. The ratio of 33 homes to 8.8 acres is deliberate: the density is low enough that every home retains unobstructed sightlines toward the hills and into the canopy around it.
Each villa opens out to a green space equivalent to or larger than the villa itself. That principle — that the outdoor space should match or exceed the indoor footprint — runs through Total Environment's broader portfolio but is most literally expressed here, where the hilly site demands that each villa step down from the one above it, naturally creating a private green terrace for the home below.
These earth-sheltered Over the Rainbow villas incorporate nature wherever possible and feature sustainable infrastructure such as rainwater harvesting and a tertiary sewage treatment plant. Community-level amenities include 12-metre-wide streets with designated walking paths and tree-planting areas, 2 large gardens per unit where the first garden includes a spacious deck, green parks, power backup, and open parking.
The project carries RERA registration. Phase 1 RERA number: PRM/KA/RERA/1254/460/PR/240424/006832. The project is expected to be delivered by February 2030.
Total Environment's choice of the Nandi Hills–Doddaballapura geography is consistent with how the developer has always selected sites: proximity to natural features first, urban connectivity second. At Nandi Hills, both exist in unusual measure.
Kempegowda International Airport is located within 24 km and takes less than half an hour to reach. More specifically, Over the Rainbow sits below Nandi Hills and is located just 26 km from Kempegowda International Airport. For buyers who travel frequently or whose professional lives are anchored in the airport corridor — the KIADB Aerospace Park SEZ, Devanahalli Business Park, and the hardware technology zone on the IVC Road — this matters practically, not just on paper.
The wider belt is also gaining structural infrastructure. One of the most confirmed projects is the Bengaluru Satellite Town Ring Road (STRR), which has sections already open linking Doddaballapura with Dobbaspet and Hoskote. This expressway is being built as a 4- to 6-lane access-controlled route under the Bharatmala scheme. Parts of STRR — the Dobbaspet–Doddaballapur bypass and Doddaballapur–Hoskote bypass — were inaugurated in March 2024. This is the same ring road that runs alongside Total Environment's Tangled up in Green community on Doddaballapura Main Road, giving the overall corridor a backbone it previously lacked.
Major infrastructure developments in Doddaballapura include the 65-acre Aerospace Park, a 350-acre ITIR project, and upgraded NH-44. These employment anchors, combined with the airport's proximity, have shifted buyer sentiment in the belt from purely second-home demand toward primary and semi-primary residence consideration.
For a site this close to the hills, the social infrastructure is more developed than the landscape suggests. Gitanjali International School is 3.5 km from the project, and Akash International School is 16 km. Healthcare access includes New Manasa Hospital at 13 km and Jeevan Hospital at 10.9 km. For leisure, JW Marriott Golfshire is 6.7 km from the project, and business hubs including the KIADB Aerospace zone are accessible via Bellary Road (NH-44).
A number of villa and plotted communities have arrived in the Nandi Hills–Devanahalli belt. What separates Total Environment Building Systems is not scale — the developer is, by design, a low-volume producer — but the degree to which the site's physical character is treated as a design input rather than an obstacle.
At Over the Rainbow, the stepped site layout means no villa looks directly into another. Planned in a stepped form, villas blend with the natural landscape and also provide privacy and unobstructed views. The earth-sheltered construction technique — where the structure is partially set into the hillside — reduces heat gain and visual bulk simultaneously. Total Environment's proprietary platform, eDesign, offers homebuyers options to customise their floor plan and furniture layouts, feature enhancements, design studio, and functional planning in an online 3D format. For a community of 33 homes, that level of individual specification is feasible in a way it would not be in a project ten times the size.
The company is currently developing another 12 million sq ft of projects in Bengaluru, which means the Nandi Hills project is being built by a developer with active construction operations — not a single-site builder operating outside their depth. The Doddaballapura corridor is, for Total Environment, a natural extension of the North Bangalore presence it has built through projects like That Quiet Earth off Hennur Road, After the Rain in Yelahanka, and Down by the Water adjacent to Jakkur Lake.