Total Environment Building Systems is a Bengaluru-based residential developer founded in 1997 by architect Kamal Sagar. Kamal graduated from IIT Kharagpur in 1992 with a degree in architecture. In 1996, while searching for a one-bedroom apartment in Bengaluru, he recognised the poor state of large-scale housing and, after failing to convince existing developers to accept his design ideas, decided to develop and construct his own projects — founding Total Environment to build out his designs. That origin story — an architect who became a developer specifically because the market was not producing what he believed homes should be — remains the organising principle of the firm nearly three decades on.
Total Environment has delivered more than 6 million square feet to over 1,600 customers across projects in Bangalore, Pune, Hyderabad, and Frisco, TX. The firm pioneered the cantilevered-terrace-garden concept in apartment design in 1997 — a vocabulary that has since been widely emulated across Bengaluru and the broader Indian luxury-residential market. 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, with every residence supporting buyer-specific layout, material and finish customisation rather than a fixed unit catalogue.
The developer set up Total Environment Land-Craft to create carefully designed and sensitively crafted sustainable communities that provide buyers the opportunity to invest in a plot of land and retain the flexibility to invest in the construction of their home at a later stage. The Mysuru entry is a direct expression of that Land-Craft programme — the same design-build philosophy applied to a plotted format, now positioned along one of Karnataka's most consequential road corridors.
Spread over around 50 acres, the development comprises around 400 residential plots ranging from 1,200 sq ft to 3,600 sq ft. The project is scheduled for possession by December 2026. It fully complies with RERA requirements, safeguarding buyers.
The plotted project is approximately 2 km from NH 275, which provides direct access to the wider highway network. The project is well-connected to Bangalore and Kerala through highways, ensuring inter-state travel. Mysuru Airport is easily accessible, allowing residents to catch domestic flights without hassle.
The design makes use of sustainable practices including rainwater harvesting and green landscaping, ensuring the development is environmentally responsible. Plots are designed to provide privacy while promoting a sense of community — individual plots rather than high-rise buildings. Layouts are flexible, allowing residents to customise their living space according to their tastes and lifestyles.
On the amenity side, the clubhouse serves as a social hub, while the swimming pool and landscaped gardens provide leisure spaces; fitness enthusiasts can use the fitness centre and sports facilities including courts for basketball and badminton. The project features advanced safety measures including CCTV cameras, trained security guards, boom vehicle barriers, controlled entry and exit points, and smart gate checking.
Understanding what Total Environment's Land-Craft plotted model means in practice requires a brief look at the Bengaluru precedent. Tangled Up in Green is a sustainable community by Total Environment, located on Doddaballapur Main Road, next to the Bangalore Satellite Town Ring Road. The master plan by Shibanee and Kamal Architects is spread across 968 plots over 115 acres, clustered into small groups of 12 to 24, with planning that intentionally keeps density low — prioritising open space, tree cover and walkability over the number of plots. That Devanahalli community has established the template: low-density clustering, handcrafted street finishes, a tree-lined central boulevard, and access to the firm's eDesign platform for buyers who wish to commission their own home after securing the land.
Total Environment's in-house design-build capability is the principal advantage for buyers in the plotted-development programme: the architectural design and the construction management both sit with the developer, eliminating the project-management overhead of engaging independent architects and contractors. That same offer — land now, build on your schedule, with in-house design support available — is what Total Environment brings to the NH 275 periphery in Mysuru.
The most notable section of NH 275 is the Bengaluru–Mysuru Expressway, a 119 km six-lane access-controlled highway built under the Bharatmala Pariyojana. This section connects directly from Bidadi near Bengaluru to the Mysuru Outer Ring Road. The six-lane Bengaluru–Mysuru Expressway, fully operational since 2023, has compressed travel time to under 90 minutes. For a buyer who works in Bengaluru but prefers to live — or invest — at a price point and pace that the city no longer offers, this travel time is the operative fact.
Real estate near NH 275, especially in the Mysuru outskirts, has seen rising demand for residential, commercial, and industrial projects. Professionals working in Bengaluru's Electronic City and Sarjapur Road are increasingly purchasing plots in Mysore as retirement, second-home, and rental investment assets — driving demand from both ends of the corridor. This dual-city buyer profile — Bengaluru income, Mysuru asset — is precisely the cohort that a Total Environment plotted development is calibrated to serve: buyers who intend to build a considered home, not chase a quick flip.
Mysuru itself provides a robust economic foundation that supports long-term land values. The Infosys Development Centre in Mysore — one of the largest IT training campuses in Asia — employs over 35,000 professionals and anchors an IT ecosystem attracting mid-tier technology firms. The KIADB Industrial Area, Hootagalli Industrial Estate, and the expanding SEZ zones near Nanjangud have further diversified the employment base, creating multi-sector demand for residential land. Mysore has received over ₹5,500 crore in Smart City Mission and infrastructure funding since 2015.
On pricing, Mysuru offers property prices 50–60% lower than comparable areas in Bengaluru. The fully operational Bengaluru–Mysuru Expressway, strong IT corridor growth along Hunsur Road, a diversified industrial base, and sustained infrastructure investment have driven 10–15% annual appreciation in key micro-markets. Analysts estimate that plots within 5 km of expressway access points have yet to reflect their full valuation potential, making 2026 a strategic entry window. The NH 275 periphery — where Total Plots Mysore is situated — sits squarely in this appreciation corridor.
Nearby amenities include HDFC Bank ATM at approximately 1.5 km, State Bank of India at 2 km, Reliance Fresh at 1 km, and Mysore City Bus Stand at 3 km. The project is in proximity to major tech hubs, prominent schools, local markets, malls and entertainment hubs, making it suitable for both families and working professionals.
At the city level, the Mysuru Airport expansion is improving accessibility for domestic and international travellers, while the Peripheral Ring Road is enhancing internal connectivity, and a 150-acre Film City is under development in Immavu village near Nanjangud — all guided by the Mysuru Master Plan 2031. These are not speculative anchors: they are funded, formally approved, or under active construction — the kind of infrastructure pipeline that historically precedes sustained land-price appreciation in a Tier-2 city.
Most plotted developments in India offer a serviced site and leave the buyer entirely on their own from there. Total Environment's model is different in one measurable way: the in-house design-build capability means the architectural design and the construction management both sit with the developer, giving buyers a single-contract solution that eliminates the coordination overhead of engaging independent architects and contractors. Buyers who prefer to manage their own construction can do so; those who want Total Environment to design and build their home can engage the firm's eDesign platform and access the same design practice that has delivered over six million square feet across Bengaluru, Pune and Hyderabad.
The resale value of properties in Mysore is expected to rise, supported by the city's reputation as a clean and safe environment, which enhances its appeal to families and individuals. For the Total Environment buyer, the Mysuru plot purchase carries two distinct time horizons: the land itself as an appreciating asset on the NH 275 corridor, and the eventual home — designed to the buyer's own brief — as a long-term place of residence. Both are served by the same entry point: Total Plots Mysore.
