20 Acres of Private Coffee Estate
A lush estate landscape with coffee trails, native trees, valley views, and natural privacy.
Hillsong Reserve
Private Coffee Estate Villas & Retreat
Sakleshpur, Karnataka
A private world of coffee, nature, and quiet luxury. Twelve low-density estate villas set within a 20-acre coffee estate in the Western Ghats.
Estate Villas · from
₹2.85 Cr
Private viewings by appointment only.
Introduction
A Private Estate, Not a Resort.
Hillsong Reserve by Amyra Farms is an intimate collection of luxury estate villas designed inside a privately owned 20-acre coffee estate in Sakleshpur.
Created for those who value space, privacy, nature, and refined hospitality, Hillsong Reserve brings together the calm of a coffee plantation, the comfort of modern tropical architecture, and the exclusivity of a low-density private retreat.
This is not a crowded getaway.
This is estate living, quietly elevated.
The Reserve at a Glance
The Hillsong Reserve Experience.
Only 12 Estate Villas
Ultra-low-density planning ensures every villa feels private, peaceful, and surrounded by nature.
1BHK & 2BHK Villa Options
Designed for luxury stays, private ownership, and professionally managed hospitality.
Private Plunge Pools
Each villa opens to its own deck and pool with uninterrupted estate views.
Wellness & Coffee Experiences
Coffee tasting, nature walks, spa, yoga, farm-to-table dining, and curated retreats.
Managed by Amyra Farms
A hospitality-led model where operations, guest experience, and estate upkeep are professionally managed.
The Estate
Set Within the Western Ghats.
Sakleshpur is one of Karnataka's most beautiful coffee regions, known for misty hills, plantation landscapes, cool weather, and rich biodiversity.
Hillsong Reserve is planned across a naturally sloped estate with valley-facing views, private pathways, dense greenery, and carefully placed villas that disappear into the landscape.
The estate has been designed to feel natural, not overbuilt.
Every path, deck, and villa is positioned to protect privacy and preserve
the land's character.
- 20 Acres of private coffee estate
- 12 Estate villas, ultra-low density
- 100% Valley-facing villa orientation
Masterplan
Low Density by Design.
The masterplan has been created around one principle: space is the real luxury. Across 20 acres, Hillsong Reserve will have only 12 villas, supported by a curated hospitality and wellness zone.
8 × 1BHK Estate Villas
Private couple retreats with bedroom suite, lounge, coffee bar, deck, plunge pool, and estate views.
4 × 2BHK Signature Villas
Larger private villas for families, longer stays, and premium ownership.
Estate Amenities
- Coffee Experience House
- Restaurant & Lounge
- Wellness Spa
- Yoga & Meditation Deck
- Infinity Viewpoint
- Bonfire Amphitheatre
- Estate Walking Trails
- Farm-to-Table Dining
- Private Event Spaces
Estate Villa · 1BHK
Intimate. Private. Immersed in Nature.
The 1BHK Estate Villa is designed as a luxury private suite inside the coffee estate. Ideal for couples, weekend stays, wellness escapes, and hospitality rentals. Compact, elegant, and deeply connected to the outdoors.
Indicative Price · per villa
₹2.85 Cr
Includes fully managed estate hospitality model
Features
- Bedroom suite with estate-facing glass frontage
- Compact indoor lounge
- Coffee bar / minibar pantry
- Luxury bathroom with dressing area
- Outdoor shower courtyard
- Private wooden deck
- Small plunge pool
- Two-person outdoor dining
- Coffee estate and valley views
Indicative Size
- Indoor built-up area
- 1,000 – 1,200 sq ft
- Private deck & pool experience
- Additional outdoor space
- Suggested private parcel
- ~ 8,000 sq ft
Signature Villa · 2BHK
Created for Longer Stays and Elevated Ownership.
The 2BHK Signature Villa is the larger, more expansive estate product. Designed for families, HNIs, and longer luxury stays — more indoor space, larger decks, and premium valley-facing placement.
Indicative Price · starts at
₹4.75 Cr
Larger parcels and valley-facing placements priced individually
Features
- Two ensuite bedrooms
- Large living and dining lounge
- Butler pantry
- Private infinity pool
- Expansive deck
- Outdoor seating and fire deck
- Premium bathroom experience
- Lawn and landscape buffer
- Estate and valley views
Indicative Size
- Indoor built-up area
- 1,800 – 2,400 sq ft
- Suggested private parcel
- 12,000 – 14,000 sq ft
Ownership
Managed Private Estate Ownership.
Hillsong Reserve is designed for buyers who want the joy of owning a private estate villa without the complexity of managing it. Owners use their villa for personal stays while Amyra Farms professionally manages rentals, hospitality, upkeep, and guest experience.
Ownership Benefits
- Private villa ownership
- Personal use allocation
- Professionally managed rentals
- Estate maintenance handled centrally
- Hospitality-grade service standards
- Access to estate amenities
- Long-term brand and asset appreciation potential
Recommended Usage Model
- Owner personal use
- 20 nights per year
- Rental management
- Handled by Amyra Farms
- Revenue share
- Structured between owner and operator
A Ten-Year Outlook
Ownership that compounds.
A villa earns four ways: rental income, personal-use value, capital appreciation, and brand. Headline numbers below; the full 10-year schedule is in the PDF.
-
01 · Rental Income
55%
Owner share of room revenue when the villa is in the managed pool. Quarterly distributions, transparent accounting.
-
02 · Personal Use
20 Nights
Each year, including up to 7 peak. Valued at ADR — the rent foregone is real economic value to the owner.
-
03 · Appreciation
7% p.a.
Conservative compounded growth on land plus structure. Boutique luxury inventory in the Ghats has historically appreciated faster.
-
04 · Brand Equity
Priceless
Ownership in a registered brand with patents filed, a working farm, and a national-tier hospitality positioning.
Estate Villa · 1 BHK
Launch · ₹2.85 Cr
₹6.31 Cr
Total value created over 10 years
- 10-Yr Net Rental
- ₹2.98 Cr
- Y10 Asset Value
- ₹5.61 Cr
- Stabilised Y7 Yield
- 12.7%
- Return on Outlay
- 221%
Signature Villa · 2 BHK
Launch · ₹4.75 Cr
₹10.86 Cr
Total value created over 10 years
- 10-Yr Net Rental
- ₹5.27 Cr
- Y10 Asset Value
- ₹9.34 Cr
- Stabilised Y7 Yield
- 13.4%
- Return on Outlay
- 229%
Stress Test · Downside Case
If the world doesn't cooperate.
At 10 pp lower occupancy and 15% lower ADR than projected, both villas still clear fixed-income benchmarks.
8.8%
Estate Villa · Y7 yield
9.3%
Signature Villa · Y7 yield
Assumptions stated openly
- ADR ramp
- Estate: ₹18K → ₹30K (Y1–Y5). Signature: ₹32K → ₹52K. Conservative vs. Coorg/Wayanad luxury benchmarks at ₹40–55K.
- Occupancy
- 35% → 65–68% (Y1–Y5). Premium boutique stabilises 60–70%.
- Owner share
- 55% of room revenue when in the rental pool.
- Maintenance
- Estate: ₹20K/mo. Signature: ₹30K/mo. Escalates 10% p.a.
- Appreciation
- 7% p.a. compounded on launch price.
- Personal use
- 20 nights annually, valued at prevailing ADR.
- Excluded
- Tax, financing cost, owner travel. All figures pre-tax.
Figures are projections based on stated assumptions and comparable industry benchmarks. Actual outcomes will vary. Not an offer or solicitation; any transaction will be governed by separate, properly executed agreements.
Experiences
Beyond the Villa.
At Hillsong Reserve, the villa is only one part of the experience. Slow mornings in the coffee estate, curated coffee tastings, private meals, nature trails, spa therapies, sunset decks, and quiet evenings by the fire.
- Estate coffee walks
- Coffee tasting and brewing sessions
- Farm-to-table dining
- Private chef meals
- Wellness therapies
- Yoga and meditation
- Bonfire evenings
- Nature photography
- Private celebrations
- Weekend retreats
Why Invest
Scarcity Creates Value.
Hillsong Reserve is not built around volume. It is built around scarcity. Only 12 villas across 20 acres creates a rare combination of privacy, nature, hospitality, and long-term investment value.
Low-density estate model
Land already owned by Amyra Farms
Strong Sakleshpur weekend market
Proximity to Bengaluru
Growing demand for private luxury stays
Hospitality-led recurring revenue potential
Limited villa inventory
Premium coffee estate positioning
Brand-backed operations
All financial projections and ownership terms are indicative and subject to final approvals, costing, and legal structuring.
Design Philosophy
Architecture in Harmony with the Land.
The villas are designed for Sakleshpur's climate and terrain. Large tapered roofs respond to heavy rainfall, while deep overhangs, natural stone, timber ceilings, and full-height glass create a warm, contemporary estate character.
The design is modern but not cold.
Luxurious but not loud.
Open to nature, yet deeply private.
Location
Sakleshpur, Karnataka.
Located in Karnataka's coffee country, Sakleshpur offers misty hills, plantation landscapes, cool weather, and easy weekend connectivity from Bengaluru.
Hillsong Reserve is planned as a private escape for those who want to stay close to nature without disconnecting from comfort.
- Approx. 4 – 5 hours from Bengaluru
- Coffee estate setting
- Western Ghats landscape
- Cool climate
- Strong weekend getaway demand
- Close to nature trails and plantation experiences
Enquire
Own Quiet Luxury in the Hills.
A limited collection of private estate villas inside a 20-acre Amyra Farms coffee estate.
Only 12 villas.
Private viewings by appointment.
For serious enquiries, investment discussions, and private previews.