01 / PLATES

Plates I–VII

Frames from the estate.

Seven frames — the vault, the courts, the cottages. Tap any to enlarge.

The brick vault entry to the café at Ayana, Sakleshpur

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Indoor court around a living tree at the Ayana café

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A therapy room at the Ayana wellness centre, Western Ghats

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The zen garden between the forest cottages at Ayana

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A forest cottage in the green at Ayana, Irakaravalli

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Open-to-sky bathroom in rammed earth and stone at Ayana

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Cottages held by monsoon forest at Ayana, Sakleshpur

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Overview

Wellness farmland in Sakleshpur — Ayana, Irakaravalli.

Ayana by Delight Eco Farms is a 25-acre forest wellness sanctuary at Irakaravalli, near Sakleshpur, roughly 900 metres up in Karnataka's Malnad country. Robusta coffee and pepper grow under silver oak, and a spring-fed lake sits at the centre of the plan.

What sets it apart is what has been built into it. Catenary brick vaults, rammed earth and local stone — a café that opens like a shell around a living tree, a four-acre wellness centre of open-court therapy pavilions, and five forest cottages around a zen garden. Nothing rises above the canopy.

Only 48 plots across 25 acres, from 8,000 sq.ft — the largest minimum plot size of any Delight estate, and the smallest number of neighbours. About four and a half hours from Bengaluru.

Catenary brick vault architecture in the forest at Ayana, Sakleshpur

25-acre sanctuary · Irakaravalli, Sakleshpur

02 / FIELD NOTES

The estate walk

A slow walk, from earth to water.

Four notes from walking Ayana — how you arrive, where the paths lead, where the treatment rooms open, and what the whole plan turns toward.

04 / INSIDE A COTTAGE

The cottages

One bedroom, and a sky to bathe under.

Each of the five cottages holds a bedroom open to the forest, a pantry, a walk-in wardrobe and a bathroom with no roof. Eleven frames from inside one — and the drawing, if you would rather see the measurements.

Cottage · Ayana

01 / 11

03 / THREE WORLDS

Café · Wellness · Stay

Three worlds, one estate.

Built the way the forest wants it built — vaults that curve like the hills, walls of rammed earth and local stone, thatch that breathes with the monsoon. Tap a world to open it.

A café that grows from the earth.

The first room of the estate. A vaulted brick shell wraps an indoor court around a living tree, spills into outdoor seating, and steps down toward the pool. Coffee from the hills, a bar under the curve, and an indoor sports court beside it.

14,944sq.ft site

Pool+ baby pool

Indoor court+ terraces

Therapy pavilion at the Ayana wellness centre

A wellness centre across four acres.

Dedicated therapy rooms, consultation suites and treatment pavilions threaded by a loop corridor, each opening to a private green court. A reception, a yoga deck, and a ghat that walks you down to the water.

4 acresspread

16+pavilions

Yoga deck+ ghat

A forest cottage at Ayana, Western Ghats

Cottages to disappear into.

Five private cottages along a winding path and a sculpted zen garden. Each holds a bedroom that opens to the forest, a pantry, a walk-in wardrobe and an open-to-sky bathroom framed in rammed earth and stone.

05cottages

~1,164sq.ft each

Zen garden+ courts

04 / THE ARRANGEMENT

Live availability

Forty-eight plots. Then that's the estate.

Twenty-five acres divided into just forty-eight holdings — the fewest of any Delight estate. Below is the live master plan, updated straight from the planning desk.

05 / ON FILM

On film

Before you drive up, watch it.

Tap to play

06 / WHAT SURROUNDS IT

Bearings

Deep in the Malnad belt.

Set in the wet green of the Western Ghats — framed by hills, monsoon forest and sprawling coffee estates. Tap a landmark to read it.

Nature

Heritage

Nature · Waterfall

Mallalli Falls

One of the region's tallest falls, thundering through the monsoon — a classic day out from the Sakleshpur belt.

07 / FITTED WITH

Provisions

Every comfort, quietly placed.

A.01

spa

Wellness Centre

A.02

local_cafe

Café & Bar

A.03

pool

Swimming Pool

A.04

self_improvement

Yoga Deck

A.05

water

Spring-fed Lake

A.06

water_drop

Rainwater Harvesting

A.07

shield

24/7 Security

A.08

filter_vintage

Zen Garden

A.09

yard

Landscaped Courts

A.10

electric_bolt

Solar Fencing

08 / A NATURE READING

The senses

The estate, through the senses.

A plan and a price list only tell you so much. This is what Ayana is actually like to stand in.

01

Canopy light

Daylight filters through silver oak and palm — never flat, always moving. Interiors stay bright without ever baking.

02

Birdsong

Hornbills, sunbirds and the whistling thrush at dawn. The estate keeps the volume of a forest, not a city.

03

Coffee blossom & rain

Petrichor after the monsoon, coffee flower in season, wet earth and pepper vine — the estate has a smell you remember.

04

Cool earth & stone

Rammed earth walls, wet slate floors and rough brick — surfaces that stay cool to the hand right through the day.

09 / CHOOSE YOUR GROUND

Guide price

Choose your ground.

Forty-eight plots, from 8,000 sq.ft. Slide below to size a holding and see what it costs today.

Surveyed plots One rate, whole estate Surveyed plots among the coffee and pepper, from 8,000 sq.ft upward — the largest minimum holding in the collection. ₹600per sq.ft

Entry ticket ₹48.0 Lat 8,000 sq.ft

Plot range 8,000 – 19,000sq.ft

Booking amount ₹1,00,000balance on legal clearance

Registration 7.65%+ ₹50,000 legal & 11E sketch

Annual upkeep ₹4 / sq.ftper year

Club membership ₹1,00,000one time

Rate covers the plot only; registration, stamp duty and any club fee are additional. Bank finance is not currently offered on these plots, and purchase is not open to NRIs.

Your plot

8,000SQ.FT

Plot size8,000 sq.ft

8,00013,50019,000 sq.ft

Guide prices per sq.ft, indicative and subject to availability at the time of booking. Speak with the sales desk for the current price list, plot sizes and payment plans.

Investment today · Surveyed

₹48.0 L

Indicative value · 10-year horizon

Ayana farmland · 12–15%₹1.70 Cr

Traditional residential · 6–8%₹94.4 L

Illustrative only, using mid-range CAGRs (13.5% vs 7%) compounded over 10 years. Not a guarantee of returns; figures are indicative and compared against traditional residential real estate.

In more detail

Plot sizes, pricing, the investment case and what sits around the estate.

Configuration & Pricing

Agriculture land for sale in Sakleshpur — plot sizes & pricing

If you have been looking for agricultural land for sale in Karnataka, Ayana is laid out in a range of plot sizes to suit different plans — a compact holding for a small farm villa, or a larger one with room for a working plantation. Plots are priced at ₹600 per sq.ft across the estate — one rate, no premium tier — held affordable without cutting into the quality or the sustainability of the estate.

Every plot is handed over developed — proper access, water supply and plantation support already in place — so you begin with your own build rather than with groundwork. Whether the plan is to grow coffee, run a homestay, or simply spend weekends in the hills, upkeep is handled by the estate team, so the land stays looked after when you are not there.

Investment Growth

Luxury estate plots near Bangalore with long-term value

Sakleshpur is not only a scenic escape; it has become a serious investment corridor. As more buyers look for eco-friendly getaways and working farm retreats, demand for farm plots near Bangalore in this part of Karnataka has climbed steadily. A few hours from the city, Ayana sits at the point where convenience and privacy still overlap.

Rising demand — Farmland along the South Karnataka corridor is in consistent demand from urban buyers looking for organic, leisure-driven living.
Eco-tourism potential — The location suits a farm stay or homestay, which draws travellers wanting something more grounded than a resort.
Two returns, not one — Managed farmland combines lifestyle use with agricultural yield, which is why returns here tend to run ahead of traditional residential real estate.

Connectivity & Nearby Attractions

Coffee estate for sale in Sakleshpur — location & access

The estate is an easy Friday-to-Sunday drive from the city — far enough to leave the noise behind, close enough to be worth the trip for two nights.

Mallalli Falls — One of the region's most striking waterfalls, a short drive from the estate.
Jenukallu Gudda — Among the highest peaks in Karnataka, and a favourite trekking climb.
Coffee & spice plantations — The working agricultural belt that gives this stretch of the Ghats its character.

If you are weighing Sakleshpur farmland for sale, a coffee estate for sale in Sakleshpur, or curated farm plots in Sakleshpur, Ayana is built to answer all three.

10 / QUESTIONS

FAQ

Ayana & farmland at Sakleshpur, answered.

01 What makes Ayana different from other farmland projects in Sakleshpur?

Ayana is designed as a limited, premium, and managed farmland community — not just plots for sale.

01. Compact & exclusive community

The project is intentionally kept compact at 25 acres with only 48 plots. That means less crowd, better privacy, and a premium community feel — something large-scale projects rarely manage.

02. Spacious plot sizes

Plots start from 8,000 sq.ft, big enough for a proper farmhouse rather than a small weekend setup.

03. Quality over quantity

Limited inventory — only 48 plots
A planned layout, not random land division
Better long-term value through scarcity

04. Smart pricing

At ₹499/sq.ft (₹40 Lakhs onwards), Ayana offers a premium experience while staying accessible next to high-end estate projects.

02 Is this agriculture land for sale in Sakleshpur a good investment?

With increasing demand for farm land for sale in Sakleshpur , especially coffee estate-style properties, projects like Ayana are gaining long-term value. It’s not a quick-return investment - but for steady appreciation and lifestyle benefits, it makes a lot of sense.

03 Do I need to manage the farmland myself?

Not really — and this is where most buyers feel relieved. Ayana offers managed farmland in Sakleshpur, where maintenance, plantation care, and overall upkeep are handled professionally. So even if you live in Bangalore or another city, your land remains well-maintained without your daily involvement.

04 Can I build a farmhouse or villa on my plot?

Yes, absolutely. Many buyers choose Ayana specifically to build a farmhouse in Sakleshpur or a heritage-style villa. The project layout and surroundings are designed to support this kind of lifestyle, giving you both flexibility and long-term usability.

05 What kind of plantation or environment can I expect here?

This is where Ayana truly stands out. The project is surrounded by robusta coffee plantations, silver oak trees, and pepper vines — creating a natural ecosystem that enhances both beauty and long-term land value. It’s not artificially developed… it’s naturally evolved.

06 How accessible is Ayana from Bangalore?

Good question - because location matters more than most people think. Ayana offers a balanced location. It’s well-connected from Bangalore, yet far enough to give you complete privacy and a break from city life. That’s exactly why many people prefer Sakleshpur farm land for sale over crowded outskirts.

07 Is the project legally clear and safe to purchase?

Yes — and you should always check this before investing. Ayana is developed with proper documentation and legal clarity. Still, during your visit, you can verify all documents to ensure complete transparency and peace of mind.

08 Who is this project ideal for?

Let’s be honest — this isn’t for everyone. Ayana suits:

Nature lovers
Long-term investors
People looking for a second home or retreat
Buyers interested in eco-living and the farmland lifestyle

If you’re after a quick resale, this may not be the right fit. For lifestyle and long-term value, it’s a strong choice.

09 What is the minimum plot size available in Ayana?

Plots in Ayana start from spacious sizes (8000 sq. ft. and above), giving you enough room to build, relax, and truly experience farmland living. This is important because larger plots tend to offer better usability and long-term appreciation.

10 How can I book a site visit for Ayana?

Simple — and honestly, this is the best step before deciding. You can connect with the Delight Eco Farms team to schedule a site visit. Once you experience the location, surroundings, and overall vibe, the decision becomes much clearer.

10 / GET IN TOUCH

Enquire

Claim a plot of the study.

Limited plots remain across the 150 acres. Speak with our team for full pricing, availability and a guided site visit.

Chat on WhatsApp +91 93807 78767

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Best number to reach you on?

One call from the estate desk. Nothing else.

+91

When would you like to come?

Weekends fill up first — we'll confirm on the call.

What time suits you?

The drive is about four and a half hours from Bengaluru.

What would you like to know?

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Estate advisor

Mr. Rehman — availability, site visits & pricing · +91 93807 78767

Sales desk

+91 96069 49005 · +91 97430 22220 · +91 99016 05566 · +91 70905 53344

Email

sales@delightecofarms.com · info@delightecofarms.com

Site

Survey No. 135, Hosagadde Village, Ballupet, Sakleshpur Taluk, Hassan District, Karnataka

Sales office

#330, 2nd Floor, 27th Main Rd, Sector 2, HSR Layout, Bengaluru — 560102