Emami Aastha Joka, a 40-acre bungalow township where every home stands on its own land
Most people searching for independent bungalows in Kolkata end up looking at row houses with a shared wall and a shared driveway. Emami Aastha is a different proposition. Every one of the roughly 380 bungalows here sits inside its own boundary wall with its own gate, on a plot that ranges from about two cottah to more than eleven. That is the whole point of the project, and it is why buyers who have written off apartment living keep coming back to this address on Diamond Harbour Road.
The township runs to 40 acres. Emami Realty has used that space the way a township should be used, with four waterbodies, a full club, a temple, sports courts and wide internal roads of nine and twelve metres rather than the pinched service lanes you find in smaller gated schemes. It sits near the BAPS Swaminarayan Mandir, about 5 km from Joka metro, which puts the Behala and Joka corridor within easy reach without paying central Kolkata land prices.
Emami Aastha key details
| Developer | Emami Realty Limited |
| Location | Off Diamond Harbour Road, near the BAPS Swaminarayan Mandir |
| Registered address | Mouza Uttar Kazirhat, PO Bhasa, PS Bishnupur, South 24 Parganas |
| Land parcel | 40 acres (approx.) |
| Homes | Around 380 independent bungalows |
| Configurations | 3.5 BHK, 4.5 BHK and 5.5 BHK |
| Plot sizes | 2.02 to 11.22 cottah |
| Built-up area | 1,811 to 4,285 sq ft |
| RERA | WBRERA/P/SOU/2023/000507 |
| Status | Under construction |
Emami Aastha price list and configurations
Emami Aastha 3.5 BHK bungalows in Joka: Pratham, Pratishtha and Prapti
| Bungalow | Plot area | Built-up area | All-inclusive price* |
|---|---|---|---|
| Pratham | 2.02 / 2.47 cottah | 1,811 / 2,077 sq ft | ₹1.31 – 1.58 Cr |
| Pratishtha | 2.02 / 2.47 cottah | 1,894 / 2,192 sq ft | ₹1.34 – 1.59 Cr |
| Prapti | 2.47 – 2.97 cottah | 2,077 sq ft | ₹1.57 – 1.74 Cr |
Each of these is a three-bedroom bungalow with three toilets, a study that most families turn into a fourth bedroom, and a servant quarter with its own toilet. You get a landscaped front lawn of up to 533 sq ft, a private terrace with a barbeque setup running up to 570 sq ft, and paved parking of up to 188 sq ft inside your own gate. A plunge pool is available as a paid option.
Emami Aastha 4.5 and 5.5 BHK bungalows: Paras, Prasad and Prangan
| Bungalow | Plot area | Built-up area | All-inclusive price* |
|---|---|---|---|
| Paras · 4 BHK | 6.35 – 6.56 cottah | 3,454 – 3,609 sq ft | ₹3.42 – 3.51 Cr |
| Prasad · 4 BHK | 7.85 – 8.68 cottah | 3,956 – 4,124 sq ft | ₹3.97 – 4.39 Cr |
| Prangan · 5 BHK | 8.99 – 11.22 cottah | 4,282 / 4,285 sq ft | ₹4.56 – 5.16 Cr |
This is where the project stops being a large house and starts being an estate. Paras and Prasad are four-bedroom homes with five toilets; Prangan is a five-bedroom with six. All three add a study, a family lounge, a store and a servant quarter with toilet. Every one comes with a private pool and deck of up to 758 sq ft, landscaped lawn wrapping the house up to 4,193 sq ft, a terrace with barbeque setup up to 1,444 sq ft, balconies totalling up to 796 sq ft, and paved parking up to 1,311 sq ft.
*All-inclusive prices include GST, club membership and external development charges, as shared by the developer. Figures for the larger bungalows are as of November 2025 and for the smaller bungalows as of August 2025, and are subject to change at the developer’s discretion. Ask us for the current price sheet before you commit.
Price check, October 2026: listing sites now show the entry Emami Aastha 3.5 BHK (Pratham, 1,811 sq ft) at about ₹1.49 Cr, roughly ₹8,200 per sq ft, against ₹1.31 Cr on the August 2025 sheet. Emami Realty’s own project page shows a headline of ₹3.30 Cr for the larger homes with GST, taxes and registration extra, which lines up with the ₹3.42 Cr all-inclusive figure above. Use the table as a guide, not a quote.
Emami Aastha price per sq ft, and what a Joka flat costs instead
Most people who ask us about Emami Aastha are also looking at a 3 BHK flat a few kilometres up Diamond Harbour Road. Here is the same money side by side, using the starting prices on file with us.
| Home | Size | Starting price* | Per sq ft, approx. | Land you own |
|---|---|---|---|---|
| Pratham, 3.5 BHK bungalow at Emami Aastha | 1,811 sq ft built-up on 2.02 cottah | ₹1.31 Cr (Aug 2025 sheet) to about ₹1.49 Cr (Oct 2026 listings) | ₹7,200 to ₹8,200 | About 1,450 sq ft of land, with your own gate |
| DTC Sojon, 3 BHK flat, Joka | 1,130 to 1,460 sq ft | From ₹72 L | About ₹6,400 at the entry size | An undivided share of the complex |
| Elevate at Godrej Se7en, 3 BHK flat, Joka | 1,283 to 1,390 sq ft | From ₹76 L | About ₹5,900 at the entry size | An undivided share of the complex |
So the bungalow costs roughly 15 to 40% more per sq ft than a new Joka flat, and about twice the cheque. What the extra buys: the land under your house, no shared walls or lifts, a lawn, terrace and parking inside your own boundary, and 11 ft ceilings. What you give up: the lower entry price, a deeper resale market (far more buyers shop for 3 BHK flats than for ₹1.5 Cr bungalows), and someone else looking after the roof and the plumbing.
If owning land is the point, Emami Aastha is one of the few gated places in South Kolkata where it comes with the house. If it is not, a flat in the same corridor leaves you with ₹60 to 75 lakh in hand. Compare every independent house we sell on the villas and bungalows page.
Emami Aastha possession date, RERA and the papers to ask for
Emami Realty’s project page states possession at 5 years from the date of agreement, plus 6 months of grace. Listing sites show the RERA completion date as June 2027. Emami Aastha is being built in phases, so the date that matters is the one for your plot’s phase, not the headline.
| Ask for this | Why it matters |
|---|---|
| The RERA completion date for your phase, in writing | Check it on rera.wb.gov.in against WBRERA/P/SOU/2023/000507. Our guide on how to verify a RERA number takes two minutes. |
| Your plot number on the approved layout | Confirms the exact plot area in cottah and sq ft, and which side it faces. |
| One all-in figure | Our sheets from Emami include GST, club membership and development charges. The website headline says taxes and registration are extra. Get one number that covers everything except stamp duty and registration. |
| A construction-linked payment plan | Payments tied to stages, not calendar dates, protect you if work slows. |
| Stamp duty and registration estimate | Budget for it on top. See stamp duty in West Bengal. |
| Mutation after handover | A house on its own land must be mutated in your name. See parcha, mutation and khajna. |
Emami Aastha specifications, in plain terms
Two things separate a bungalow that feels expensive from one that just is. Ceiling height and finish. Emami Aastha gives every home more than eleven feet floor to ceiling, which is what makes a 1,811 sq ft house feel like a house rather than a large flat.
| Construction | Alu-form, which gives straighter walls and a faster, more consistent build |
| Ceiling height | 11+ ft floor to ceiling in every bungalow |
| Flooring, larger homes | Italian marble in living, dining, kitchen and common areas; hardwood in the master bedroom, laminated wooden in the others |
| Flooring, 3.5 BHK homes | Vitrified tiles throughout, laminated wooden in the master bedroom, stain-free vitrified in the kitchen |
| Toilets, larger homes | Duravit or Kohler sanitaryware, Grohe or Roca fittings, glass shower partition and rain shower |
| Toilets, 3.5 BHK homes | Jaquar or Hindware sanitaryware and fittings |
| Kitchen | Modular with cabinets; branded chimney and hob in the larger bungalows |
| Air conditioning | Living, dining and all bedrooms fitted with AC in the larger bungalows |
| Puja space | In-built mandir with marble bedi |
| Every home | Own boundary wall, own gate, Vaastu-compliant layout, dresser in the bedrooms |
Amenities at Emami Aastha: life inside a 40-acre township
A township only earns the name when you stop needing to leave it for ordinary things. Here is what is planned across the 40 acres.
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08| The Club | Entry lounge, swimming pool, multi-gym, banquet hall, café and library, restaurant and bar, AV room, indoor games, guest rooms, spa, steam, sauna, massage room and party lawn |
| Sport | Playground, badminton, net cricket turf, basketball, tennis, volleyball, cycling track, rock climbing, kids’ play area, skating rink and a stargazing deck |
| Water | Four waterbodies, pedal boat area, floating café, fishing deck, lotus pond, viewing deck and a fish feeding area |
| Health and fitness | Yoga deck, outdoor gym, jogging track, fitness lawn, reflexology garden, senior citizens’ seating and a walking track |
| Community | Amphitheatre, festival stage, food kiosks, celebration zone and a temple |
| Green spaces | Aroma garden, community garden, bougainvillea garden, bird feeding area, central lawns, earth berm, sitting pockets, life-size chess and paved walkways |
| Infrastructure | Gated with 24x7 security, 9m and 12m internal roads, electrical substation, STP and solid waste management, rainwater harvesting, garden irrigation, pet relief area, car washing and charging point, video door phone |
Amenities are as listed in the developer’s brochure and specification sheets, and will be delivered as the township is completed in phases.
Why buyers pick Emami Aastha
Emami Aastha location: why the Joka corridor, and why now
The honest case for buying a bungalow in Joka rather than a flat closer in is simple arithmetic. Land inside the city is finished. What is left is either redevelopment or high-rise. Diamond Harbour Road still has parcels large enough for a 40-acre township, and the Joka metro extension has closed most of the distance that used to make this corridor feel far.
| Joka metro | About 4.9 km in a straight line, longer by road |
| Behala | Short drive up Diamond Harbour Road |
| Esplanade | Via the Joka to Esplanade metro line |
| Address on the RERA filing | Mouza Uttar Kazirhat, PO Bhasa, PS Bishnupur, South 24 Parganas 743504 |
One thing worth knowing before you go: most property portals list this project as being in Joka. The RERA filing places it in Bishnupur block, South 24 Parganas, on the Diamond Harbour Road stretch beyond Joka proper. That is not a problem, it is simply what you are buying, and it explains why a 6-cottah plot here costs what a small flat costs closer in. Go and see the drive for yourself before you decide.
Who this suits, plainly: families who want land and are prepared to trade ten or fifteen minutes of commute for it, buyers moving out of an ageing South Kolkata house who want the same independence with modern services, and anyone who has spent a year looking at 3 BHK flats and concluded they would rather have a garden. Who it does not suit: a buyer who needs to be in Park Street in twenty minutes, or an investor looking for quick rental yield. Bungalow townships appreciate on land, and land takes its time.
What is around Emami Aastha, measured
We measured straight-line distances from the Emami Aastha pin on Google Maps. Road distances are longer, often by a third or more, and Diamond Harbour Road gets slow around Thakurpukur and Amtala at peak hours.
| Place | Type | Straight-line distance |
|---|---|---|
| BAPS Swaminarayan Mandir | Landmark | 0.9 km |
| Jagmohan Dalmiya World School | School | 1.1 km |
| Gems Akademia International School | School | 1.1 km |
| Bharat Sevashram Sangha Hospital, Joka | Hospital | 3.3 km |
| IIM Calcutta | Institution | 4.1 km |
| Getwell Hospital, Joka | Hospital | 4.5 km |
| Joka metro station (Purple Line) | Metro | 4.9 km |
| Amtala market | Market | 5.2 km |
| BMRI Hospital, Thakurpukur | Hospital | 5.5 km |
| Style Baazar, Thakurpukur | Shopping | 6.5 km |
One honest note: several Google reviews of the Emami Aastha site and of the temple next door say cabs are hard to find after about 7 pm. If anyone at home will rely on cabs or the metro, do the evening trip once before you book. More on the corridor in our guide to buying in Joka after the metro.
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Emami Aastha FAQs
What is the price of a bungalow at Emami Aastha?
On Emami’s August 2025 sheet the 3.5 BHK bungalows (Pratham, Pratishtha and Prapti) ran from about ₹1.31 Cr to ₹1.74 Cr all-inclusive. October 2026 listings start the entry Pratham at about ₹1.49 Cr. The larger 4.5 and 5.5 BHK homes (Paras, Prasad and Prangan) ran from about ₹3.42 Cr to ₹5.16 Cr on the November 2025 sheet. Prices move, so ask us for this month’s sheet.
How big are the plots?
From 2.02 cottah at the entry level up to 11.22 cottah for the largest Prangan bungalows. Built-up area runs from 1,811 sq ft to 4,285 sq ft.
Is every bungalow really independent?
Yes. Each one has its own boundary wall and its own gate. These are not row houses with a shared wall, which is the usual compromise at this price in Kolkata.
Does it come with a private pool?
The larger bungalows include a private pool with deck of up to 758 sq ft. On the 3.5 BHK homes a plunge pool is an optional extra at additional cost.
What is the RERA number?
WBRERA/P/SOU/2023/000507. You can look it up yourself at rera.wb.gov.in, and we would encourage you to, for this project and for every other one you are shown.
When is possession at Emami Aastha?
Emami Realty’s site states possession at 5 years from the date of agreement plus 6 months of grace. Listing sites show the RERA completion date as June 2027. Emami Aastha is phased, so get the RERA date for your own phase in writing.
What is the price per sq ft at Emami Aastha?
About ₹7,200 per sq ft for the entry 1,811 sq ft Pratham on the August 2025 sheet, and about ₹8,200 per sq ft on October 2026 listings. That figure includes the land under the house.
Is a bungalow here better value than a flat in Joka?
Per sq ft, Emami Aastha costs roughly 15 to 40% more than a new 3 BHK flat in Joka, and about twice the total. The difference buys the land, your own gate and no shared walls. Bungalows take longer to resell, so it suits buyers who plan to stay.
How far is Emami Aastha from Joka metro?
About 4.9 km in a straight line from the Emami Aastha pin to Joka station, and more by road. The 7 minutes figure on some listings assumes a clear road.
Where exactly is it?
Off Diamond Harbour Road near the BAPS Swaminarayan Mandir, about 4.9 km from Joka metro in a straight line. The RERA filing records the address as Mouza Uttar Kazirhat, PO Bhasa, PS Bishnupur, South 24 Parganas.
Can I visit the site?
Yes, and you should. Sahi Ghar arranges free guided site visits with the developer’s team. Tell us a convenient time and we handle the rest.
Do I pay Sahi Ghar any brokerage?
Not on a developer project like this one. We are RERA-registered channel partners, WBRERA/A/HOW/2025/000651, and the developer pays us. Your price is the same or better.
Project details are as per the developer’s brochure and specification sheets, cross-checked against the West Bengal RERA register. Prices and offers are indicative and subject to change on the developer’s terms. Images belong to the developer and are shown for project reference. Sahi Ghar is an independent RERA-registered agent, WBRERA/A/HOW/2025/000651. Verify everything with us and with the developer before you book.
Emami Aastha: what to check before you decide
Emami Aastha: price, plots and possession in short
Emami Aastha bungalow price
Emami Aastha bungalows start at about ₹1.49 Cr as of October 2026. Ask for the plot-wise price, since corner plots and larger sizes cost more.
Emami Aastha plot sizes
Plot sizes and built-up areas vary by bungalow type. Emami Realty quotes both, so compare the land you get, since that is what appreciates.
Emami Aastha possession date
Emami quotes 5 years from agreement plus 6 months grace, and listings show June 2027. Confirm the date for your bungalow in the agreement.
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