Your 2BHK near the airport: what to buy, what to skip
You asked for a 2BHK between Rs 1 and 1.2 crore around KIADB, Shettigere, Sadahalli or Bagalur, bought for appreciation and sold in about five years, ideally at pre-launch. Rather than start with a name, this note walks you through how we looked at the belt: how money is actually made here, the bar a flat has to clear, the seven questions we asked of every project, and what each micromarket and each project looks like against them. Our advice is at the end, after you have seen the same evidence we did.
How money is made here, and where it already got made
What is already here
- Airport at about 44 million passengers a year.
- Foxconn iPhone plant: about 30,000 hired in under a year, north-west of the airport on the Sadahalli and Devanahalli side.
- KIADB Aerospace Park with Boeing and Airbus suppliers, east of the airport.
- Ring road (STRR) open since March 2024.
- Amazon India HQ moving to Devanahalli.
What is still a promise
- Airport metro: nothing open. Hebbal to airport expected Sep to Oct 2027, already slipped twice. Bettahalasuru and Chikkajala stations defunded.
- Suburban rail to Devanahalli: no construction started, 2029-30.
- Cauvery water: only inside city limits (Yelahanka). Devanahalli, Shettigere, Bagalur and Sadahalli wait for Stage VI, 2028-30.
Way 1: the whole area re-rates
- What it paid: Godrej Ananda buyers of 2021 are up 40 to 50% in five years, about 7 to 8% a year. Knight Frank puts North Bengaluru at 7 to 10%.
- With a home loan the bar is 11.2% a year. Way 1 alone does not clear it.
Way 2: buy a phase cheap, sell into the builder's next price list
- This is where the money was made, and most of it is gone. Godrej MSR City sold 1,956 of 1,960. Embassy Verde Phase 1 sold 1,034 of 1,044. Godrej Ananda 794 of 806. Birla Trimaya Phases 1 to 3 are 95% plus.
- Their next phases are priced 21 to 43% higher: Verde Phase 2 Rs 10,700 vs 8,855; Brigade Laurel & Maple Rs 10,800 vs Ivory 7,536.
- Any project still priced close to its delivered phase is the exception worth finding.
Way 3: a metro station opens within walking distance
- Real, one-time, 2027-28. Doddajala and Bagalur Cross are funded. Bettahalasuru and Chikkajala are not.
- Prestige Parklane has no station within 18 km by its own filing.
Why the bar is high
- The maths. Buying an unfinished flat costs about 12% on top (GST, stamp duty, registration). With a normal home loan, the flat then has to grow more than 11% a year for five years just to match an index fund.
- The record. People who bought and held here made 7 to 10% a year (Godrej Ananda buyers of 2021 are up 40 to 50%; Knight Frank puts North Bengaluru at 7 to 10%).
- The asking prices are not the paid prices. Devanahalli's registered sales average about Rs 7,200 psf. Birla Trimaya asks Rs 13,250. Portal charts showing "+120% in five years" are asks.
- The cheap phases are gone. Godrej MSR City sold 1,956 of 1,960. Embassy Verde Phase 1 sold 1,034 of 1,044. Godrej Ananda 794 of 806. Their next phases are priced 21 to 43% higher. Park Cubix Phase 2 is the one project still priced close to its delivered phase.
- The catalysts come late. Airport metro Sep to Oct 2027 at the earliest. Suburban rail to Devanahalli 2029-30. Cauvery water outside city limits 2028-30. Only the ring road (STRR) is open today.
The seven questions we asked of every project
Four hard gates (fail one, it is out), three quality checks (fail one, it is a near miss), two tie-breakers.
Gate 1
2BHK at or under Rs 1.2 crore
Your budget, as the agreement value. We have assumed Rs 1.2 crore is the ticket, not the all-in figure.
Gate 2
Entry at or under Rs 10,000 psf
Above this the maths needs more than 11% a year. Finished flats nearby sell at Rs 7,500 (Park Cubix) to 12,000 (Finsbury Park). Paying more than a finished flat for a promise is the trap.
Gate 3
Finished by end of 2030
You sell in 2031. A flat still under construction then earns no rent, has no completion certificate, and competes with the builder's own sales office.
Gate 4
Something already delivered in that micromarket
A built, lived-in project nearby is the only proof a resale price exists. Shettigere, Sadahalli and KIADB Phase 2 have none yet.
Check 5
Selling faster than the belt median
Units booked per month since RERA registration, not raw sold %. A project launched in March 2026 has had five months; one from 2024 has had two years. Belt median is 2.3% of units a month.
Check 6
Top-tier builder
A brand is what a 2031 buyer searches for. Small builders have no resale bid and no next phase to lift your price.
Check 7
At most 90 flats per acre
You asked for 60 to 70. Density does not predict price growth in the data, but 140-plus per acre is hard to resell against fresh builder stock.
Tie-breakers
Water today, and a funded station
Cauvery water now: only Yelahanka North. A funded metro station within 3 km by 2027: the Bagalur and Shettigere edges only.
Where everything is
- Dashed circles are the six micromarkets. Pins: green = recommended, amber = near miss, red = does not pass, grey = context. Tap any pin.
- Blue line is the airport metro under construction. Shaded areas are Foxconn (north-west) and the two KIADB aerospace parks (east).
RecommendedNear missDoes not passContextAirport metro (2027-28)Foxconn / aerospace parksStation and Prestige pins are approximate
Foxconn is at Doddagollahalli, north-west of the airport. A flat in Bagalur or Haraluru sold as "next to Foxconn" is 15 to 20 km away from it.
The seven questions applied to place: six micromarkets, six different bets
"Near the airport" is at least six places that behave differently. The four you named are three different bets. Each card gives our verdict for your brief first, then why.
Devanahalli town
Our pick lives here
Buy here. Cheapest entry in the belt with a delivered neighbour to prove the resale price.
- Sattva Park Cubix Phase 1 delivered 2022, resells at Rs 7,400 to 7,600 psf. Phase 2 asks Rs 9,000.
- Ivory at Brigade Orchards is the most-traded project in the belt, 32 sales a year.
- Amazon India is moving about 7,000 staff to Sattva Horizon Business Park from April 2026.
- Town council, not BBMP: Cauvery water only after 2028-30, tankers Rs 1,500 to 1,700 a load. Guidance value rose 12 to 15% in Feb 2026.
Yelahanka North / Kogilu
Safer exit, smaller upside
Buy here if you value an easy resale over a bigger gain. Casagrand Estancia passes every filter.
- The only micromarket with Cauvery water, a working railway station and a deep pool of buyers and tenants today.
- Asking prices up 20.1% in a year (99acres), ahead of Devanahalli at 11.8%.
- The metro here tunnels under the Air Force flight path and pauses for every Aero India.
- Kogilu has a 15-acre quarry and waste parcel beside Rs 1 to 3 crore projects; 167 structures were demolished there on 20 Dec 2025.
Shettigere
Brand premium, nothing delivered
Skip for now. Every project here fails two filters: entry above Rs 10,000 psf, and no finished building to prove resale.
- Birla Trimaya, Godrej MSR City, Sattva Vasanta Skye, Sattva City, Belvedere. All under construction.
- Asking Rs 10,850 psf, up 35.6% in a year (99acres). Trimaya Phase 4 asks Rs 11,351.
- No funded Cauvery water route, not even in the next stage.
- Noise-monitoring villages next door already exceed 55 dB with about 430 flights a day.
Bagalur (KIADB Phase 1 side)
Jobs and rent, but crowded
Only as a ready flat (Prestige Finsbury Park). The under-construction stock is 109 to 142 flats per acre.
- Finsbury Park (3,050 flats, delivered 2023) and Godrej Ananda (delivering now) are the belt's only finished large projects.
- Resale proof: Finsbury Park went from Rs 7,500 to 8,000 at launch to Rs 10,000 to 12,000 today. Registered sales average Rs 8,815 against Rs 9,700 asking.
- Foxconn is not here. It is 20 km away on the other side of the airport.
- Bagalur Cross metro is on NH-44, 8 to 10 km from the park. An old quarry landfill sits nearby.
Sadahalli / IVC Road
Embassy township, long horizon
Skip. Embassy Verde Phase 2 is 99% sold anyway, and nothing here is delivered yet.
- Embassy Springs (288 to 300 acres), Provident Deansgate villaments, Hydenben Clifton. Closest belt to Foxconn.
- The two nearest metro stations, Bettahalasuru and Chikkajala, were dropped in 2025. Trains will pass through.
- Cauvery water 2028-29 at the earliest.
KIADB Phase 2 / Haraluru (Prestige Parklane)
Unproven, priced ahead of everything
Skip at Rs 13,750 psf. We will re-run it the day Prestige publishes an official EOI sheet near Rs 10,000.
- North-east of the airport in Devanahalli taluk, Bengaluru Rural. A different taluk and district from Phase 1 at Bagalur, though both are sold as "KIADB".
- Prestige's own environmental filing: no metro station within 17.94 km, airport about 19 km by road.
- Factories inside 3.6 km are Exide, Carl Zeiss, IFFCO and Autocrat. Not Boeing, not Foxconn.
- KIADB industrial plots cannot become flats. We will confirm the tower sits on a plot allotted for housing before any cheque.
The seven questions applied: every project you will hear about
✓ passes, ✗ fails, · no data yet. The last column names the filter that stopped it. Sold-out projects are left out because there is nothing to buy. Scroll sideways on a phone.
| Project | 1 Budget | 2 Price | 3 Done by 2030 | 4 Proof nearby | 5 Velocity | 6 Builder | 7 Density | Asking psf, 2025 to now | Result |
|---|---|---|---|---|---|---|---|---|---|
| Sattva Park Cubix Ph2 Devanahalli town | ✓ Rs 98 L | ✓ 9,000 psf | ✓ 2029-09 | ✓ yes | ✓ 3.76%/mo over 16.0 mo | ✓ A | ✓ 88/acre | 2025-Q2: 7,500 → 2026-Q3: 8,550 (+14%) | PASSES clears every gate |
| Casagrand Estancia Yelahanka North / Kogilu | ✓ Rs 119 L | ✓ 8,964 psf | ✓ 2030-10 | ✓ yes | ✓ 6.63%/mo over 9.6 mo | ✓ A | ✓ 59/acre | 2025-Q3: 8,600 → 2026-Q3: 8,250 (-4%) | PASSES clears every gate |
| Century Kindle Ph1 Yelahanka North / Kogilu | ✓ Rs 113 L | ✓ 9,625 psf | ✗ 2031-03 | ✓ yes | ✓ 16.72%/mo over 3.4 mo | ✓ A | ✓ 29/acre | 2026-Q2: 9,625 → 2026-Q2: 9,625 (+0%) | NEAR MISS not finished by end-2030 |
| Belvedere by UKN Ph2 Sadahalli / IVC Road | ✓ Rs 104 L | ✓ 9,682 psf | ✗ 2031-02 | ✗ no delivered stock | · no RERA filing yet | ✗ mid | ✓ 65/acre | 2026-Q1: 9,682 → 2026-Q2: 9,682 (+0%) | DOES NOT PASS not finished by end-2030, nothing delivered in that micromarket yet, not a top-tier builder |
| Purva Northern Lights Ph1 Bagalur | ✓ Rs 111-118 L | ✗ ~11,000 psf | ✓ 2029-12 | ✓ yes | · RERA Mar 2026, no filing in DB | ✓ A | ✗ ~121/acre (2,973 on 24.6 ac) | n/a | DOES NOT PASS entry above Rs 10,000 psf, over 90 flats per acre |
| Laurel & Maple @ Brigade Orchards Devanahalli town | ✗ Rs 129 L | ✗ 10,800 psf | ✓ 2030-03 | ✓ yes | ✓ 6.71%/mo over 3.9 mo | ✓ A | ✓ 26/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf |
| Kalyani Livingtree Bagalur | ✓ Rs 92 L | ✓ 8,776 psf | ✓ 2029-09 | ✓ yes | ✓ 3.76%/mo over 21.1 mo | ✗ mid | ✗ 109/acre | 2025-Q2: 8,441 → 2026-Q2: 8,776 (+4%) | DOES NOT PASS not a top-tier builder, over 90 flats per acre |
| MJR North Park Bagalur | ✓ Rs 88 L | ✓ 8,295 psf | ✓ 2028-12 | ✓ yes | ✓ 3.0%/mo over 28.8 mo | ✗ mid | ✗ 142/acre | n/a | DOES NOT PASS not a top-tier builder, over 90 flats per acre |
| Concorde Neo Yelahanka North / Kogilu | ✓ Rs 111 L | ✓ 9,876 psf | ✓ 2029-10 | ✓ yes | ✓ 2.26%/mo over 21.1 mo | ✗ mid | ✗ 106/acre | 2025-Q2: 9,100 → 2026-Q3: 11,550 (+27%) | DOES NOT PASS not a top-tier builder, over 90 flats per acre |
| Hydenben Clifton Sadahalli / IVC Road | ✓ Rs 101 L | ✓ 8,550 psf | ✓ 2028-04 | ✗ no delivered stock | ✓ 2.63%/mo over 13.6 mo | ✗ small | ✓ 62/acre | 2025-Q3: 8,300 → 2026-Q3: 8,550 (+3%) | DOES NOT PASS nothing delivered in that micromarket yet, not a top-tier builder |
| Embassy Verde Ph2 Sadahalli / IVC Road | ✓ Rs 101 L | ✗ 10,700 psf | ✗ 2031-06 | ✗ no delivered stock | ✓ 13.58%/mo over 7.3 mo | ✓ A | ✗ 147/acre | 2025-Q1: 8,900 → 2026-Q3: 9,550 (+7%) | DOES NOT PASS entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet, over 90 flats per acre |
| Birla Trimaya Ph4 Shettigere | ✗ Rs 134 L | ✗ 11,351 psf | ✗ 2031-12 | ✗ no delivered stock | ✓ 17.26%/mo over 5.0 mo | ✓ A | ✓ 78/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet |
| Sattva City Shettigere | ✗ Rs 176 L | ✗ 13,500 psf | ✗ 2032-02 | ✗ no delivered stock | ✓ 3.53%/mo over 4.0 mo | ✓ A | ✓ 53/acre | 2026-Q2: 6,400 → 2026-Q3: 6,400 (+0%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet |
| Prestige Parklane (EOI) KIADB Ph2 / Haraluru | ✓ Rs 110 L | ✗ 13,750 psf (800 sqft) | ✗ launch 25 Sep 2026, ~2030-31 | ✗ no delivered stock | · pre-RERA | ✓ A | ✗ ~150/acre (1,788 on 11.91 ac) | n/a | DOES NOT PASS entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet, over 90 flats per acre |
| Nikoo Homes VI Yelahanka North / Kogilu | ✗ Rs 147 L (broker quotes 145) | ✗ 12,894 psf | ✓ 2029-01 | ✓ yes | ✗ 2.18%/mo over 29.5 mo | ✓ A | ✓ 78/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median |
| TVS Emerald Altura Yelahanka North / Kogilu | ✗ Rs 149 L | ✗ n/a | ✗ 2033-03 | ✓ yes | ✗ 0.0%/mo over 2.9 mo | ✓ A | ✗ n/a | 2025-Q1: 12,050 → 2026-Q3: 5,750 (-52%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not finished by end-2030, selling slower than the belt median, over 90 flats per acre |
| Sattva Vasanta Skye Shettigere | · 2BHK price not listed | ✗ 11,200 psf | ✗ 2031-05 | ✗ none delivered | ✗ 1.91%/mo over 13.8 mo | ✓ A | ✓ 68/acre | 2025-Q3: 10,500 → 2026-Q3: 11,300 (+8%) | DOES NOT PASS entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet, selling slower than the belt median |
| Assetz Sora & Saki Phase 2 Bagalur | · 2BHK price not listed | ✗ ~11,733 psf | ✓ 2029-07 | ✓ yes | ✗ 1.39%/mo over 25.3 mo | ✓ A | ✗ 90/acre | n/a | DOES NOT PASS entry above Rs 10,000 psf, selling slower than the belt median, over 90 flats per acre |
All 66 belt projects with a listed 2BHK price (6 pass, 3 near miss, 57 do not pass)
| Project | 1 Budget | 2 Price | 3 Done by 2030 | 4 Proof | 5 Velocity | 6 Builder | 7 Density | Asking psf, 2025 to now | Result |
|---|---|---|---|---|---|---|---|---|---|
| Casagrand Estancia Yelahanka North / Kogilu | ✓ Rs 119 L | ✓ 8,964 psf | ✓ 2030-10 | ✓ yes | ✓ 6.63%/mo over 9.6 mo | ✓ A | ✓ 59/acre | 2025-Q3: 8,600 → 2026-Q3: 8,250 (-4%) | PASSES clears every gate |
| Sattva Park Cubix Ph2 Devanahalli town | ✓ Rs 98 L | ✓ 9,000 psf | ✓ 2029-09 | ✓ yes | ✓ 3.76%/mo over 16.0 mo | ✓ A | ✓ 88/acre | 2025-Q2: 7,500 → 2026-Q3: 8,550 (+14%) | PASSES clears every gate |
| Ivory Phase 1 at Brigade Orchards Devanahalli town | ✓ Rs 66 L | ✓ 7,536 psf | ✓ 2025-12 | ✓ yes | · no RERA filing yet | ✓ A | ✓ 19/acre | 2025-Q1: 6,908 → 2026-Q2: 7,536 (+9%) | PASSES clears every gate |
| Ajmera Lugaano - AB Wing Yelahanka North / Kogilu | ✓ Rs 95 L | ✓ 9,774 psf | ✓ 2025-09 | ✓ yes | · no RERA filing yet | ✓ A | ✓ 89/acre | 2025-Q3: 8,450 → 2026-Q3: 11,400 (+35%) | PASSES clears every gate |
| Prestige Finsbury Park - Hyde Bagalur | ✓ Rs 95 L | ✓ 9,700 psf | ✓ 2024-03 | ✓ yes | · no RERA filing yet | ✓ A | ✓ 58/acre | 2025-Q1: 9,400 → 2026-Q3: 10,450 (+11%) | PASSES clears every gate |
| Salarpuria sattva park cubix Devanahalli town | ✓ Rs 74 L | ✓ 8,468 psf | ✓ 2022-12 | ✓ yes | · no RERA filing yet | ✓ A | ✓ 88/acre | 2025-Q2: 7,500 → 2026-Q3: 8,550 (+14%) | PASSES clears every gate |
| Century Kindle Ph1 Yelahanka North / Kogilu | ✓ Rs 113 L | ✓ 9,625 psf | ✗ 2031-03 | ✓ yes | ✓ 16.72%/mo over 3.4 mo | ✓ A | ✓ 29/acre | 2026-Q2: 9,625 → 2026-Q2: 9,625 (+0%) | NEAR MISS not finished by end-2030 |
| Elegant Aura Yelahanka North / Kogilu | ✓ Rs 112 L | ✓ 9,600 psf | ✓ 2027-06 | ✓ yes | ✓ 2.9%/mo over 17.6 mo | ✗ mid | ✓ 71/acre | 2025-Q2: 9,600 → 2026-Q3: 9,350 (-3%) | NEAR MISS not a top-tier builder |
| Visalakshi Prakruthi Yelahanka North / Kogilu | ✓ Rs 97 L | ✓ 7,951 psf | ✓ 2025-07 | ✓ yes | · no RERA filing yet | ✗ small | ✓ 82/acre | 2025-Q2: 7,951 → 2026-Q3: 10,800 (+36%) | NEAR MISS not a top-tier builder |
| Laurel & Maple @ Brigade Orchards Devanahalli town | ✗ Rs 129 L | ✗ 10,800 psf | ✓ 2030-03 | ✓ yes | ✓ 6.71%/mo over 3.9 mo | ✓ A | ✓ 26/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf |
| Godrej Woods Yelahanka North / Kogilu | ✗ Rs 165 L | ✗ 13,671 psf | ✓ 2030-11 | ✓ yes | ✓ 6.49%/mo over 7.6 mo | ✓ A | ✓ 80/acre | 2025-Q2: 11,650 → 2026-Q3: 17,050 (+46%) | DOES NOT PASS over budget, entry above Rs 10,000 psf |
| Embassy Verde Sadahalli / IVC Road | ✓ Rs 86 L | ✓ 8,855 psf | ✓ 2030-12 | ✗ no delivered stock | ✓ 5.31%/mo over 18.7 mo | ✓ A | ✗ 110/acre | 2025-Q1: 8,900 → 2026-Q3: 9,550 (+7%) | DOES NOT PASS nothing delivered in that micromarket yet, over 90 flats per acre |
| Kalyani Livingtree Bagalur | ✓ Rs 92 L | ✓ 8,776 psf | ✓ 2029-09 | ✓ yes | ✓ 3.76%/mo over 21.1 mo | ✗ mid | ✗ 109/acre | 2025-Q2: 8,441 → 2026-Q2: 8,776 (+4%) | DOES NOT PASS not a top-tier builder, over 90 flats per acre |
| MJR North Park Bagalur | ✓ Rs 88 L | ✓ 8,295 psf | ✓ 2028-12 | ✓ yes | ✓ 3.0%/mo over 28.8 mo | ✗ mid | ✗ 142/acre | n/a | DOES NOT PASS not a top-tier builder, over 90 flats per acre |
| Sumadhura Epitome Yelahanka North / Kogilu | ✗ Rs 159 L | ✗ 12,325 psf | ✓ 2027-12 | ✓ yes | ✓ 2.63%/mo over 21.3 mo | ✓ A | ✓ 70/acre | 2025-Q1: 11,233 → 2026-Q3: 11,900 (+6%) | DOES NOT PASS over budget, entry above Rs 10,000 psf |
| Hydenben Clifton Sadahalli / IVC Road | ✓ Rs 101 L | ✓ 8,550 psf | ✓ 2028-04 | ✗ no delivered stock | ✓ 2.63%/mo over 13.6 mo | ✗ small | ✓ 62/acre | 2025-Q3: 8,300 → 2026-Q3: 8,550 (+3%) | DOES NOT PASS nothing delivered in that micromarket yet, not a top-tier builder |
| MVN Aero One Phase 3 Shettigere | ✓ Rs 90 L | ✓ 8,382 psf | ✓ 2027-07 | ✗ no delivered stock | ✓ 2.56%/mo over 30.6 mo | ✗ small | ✓ 80/acre | 2025-Q2: 8,382 → 2026-Q3: 9,550 (+14%) | DOES NOT PASS nothing delivered in that micromarket yet, not a top-tier builder |
| Concorde Neo Yelahanka North / Kogilu | ✓ Rs 111 L | ✓ 9,876 psf | ✓ 2029-10 | ✓ yes | ✓ 2.26%/mo over 21.1 mo | ✗ mid | ✗ 106/acre | 2025-Q2: 9,100 → 2026-Q3: 11,550 (+27%) | DOES NOT PASS not a top-tier builder, over 90 flats per acre |
| Purva Atmosphere Yelahanka North / Kogilu | ✗ Rs 241 L | ✗ 16,666 psf | ✓ 2024-12 | ✓ yes | · no RERA filing yet | ✓ A | ✓ 81/acre | 2025-Q1: 16,666 → 2026-Q2: 16,666 (+0%) | DOES NOT PASS over budget, entry above Rs 10,000 psf |
| Purva Northern Lights Ph1 Bagalur | ✓ Rs 111-118 L | ✗ ~11,000 psf | ✓ 2029-12 | ✓ yes | · RERA Mar 2026, no filing in DB | ✓ A | ✗ ~121/acre (2,973 on 24.6 ac) | n/a | DOES NOT PASS entry above Rs 10,000 psf, over 90 flats per acre |
| Tvs Emerald Auralis Yelahanka North / Kogilu | ✗ Rs 129 L | ✗ 11,540 psf | ✓ 2030-06 | ✓ yes | ✓ 10.28%/mo over 9.6 mo | ✓ A | ✗ 106/acre | 2025-Q3: 12,300 → 2026-Q3: 5,750 (-53%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, over 90 flats per acre |
| Embassy Greenshore Yelahanka North / Kogilu | ✗ Rs 172 L | ✗ 14,618 psf | ✗ 2031-12 | ✓ yes | ✓ 9.69%/mo over 7.3 mo | ✓ A | ✓ 61/acre | 2025-Q4: 9,850 → 2026-Q3: 10,500 (+7%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not finished by end-2030 |
| Birla Trimaya Phase-3 Shettigere | ✗ Rs 168 L | ✗ 12,913 psf | ✓ 2030-08 | ✗ no delivered stock | ✓ 5.59%/mo over 17.0 mo | ✓ A | ✓ 50/acre | 2025-Q1: 10,550 → 2026-Q3: 11,700 (+11%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, nothing delivered in that micromarket yet |
| Brigade Eternia Yelahanka North / Kogilu | ✗ Rs 189 L | ✗ 16,012 psf | ✓ 2030-03 | ✓ yes | ✓ 3.87%/mo over 15.8 mo | ✓ A | ✗ 92/acre | 2025-Q2: 14,350 → 2026-Q3: 14,250 (-1%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, over 90 flats per acre |
| AMIGO PALACIO Yelahanka North / Kogilu | ✓ Rs 92 L | ✗ n/a | ✓ 2028-03 | ✓ yes | ✓ 3.44%/mo over 10.6 mo | ✗ small | ✗ n/a | 2025-Q3: 9,850 → 2026-Q3: 11,350 (+15%) | DOES NOT PASS entry above Rs 10,000 psf, not a top-tier builder, over 90 flats per acre |
| Nikoo Homes V Yelahanka North / Kogilu | ✗ Rs 131 L | ✗ 12,000 psf | ✓ 2029-08 | ✓ yes | ✓ 3.09%/mo over 31.4 mo | ✓ A | ✗ 142/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, over 90 flats per acre |
| SHASHANK AKSHAYA Yelahanka North / Kogilu | ✓ Rs 76 L | ✗ n/a | ✓ 2027-04 | ✓ yes | ✓ 3.06%/mo over 25.4 mo | ✗ small | ✗ n/a | 2025-Q2: 6,550 → 2026-Q3: 7,500 (+15%) | DOES NOT PASS entry above Rs 10,000 psf, not a top-tier builder, over 90 flats per acre |
| TNM LAKEVIEW Yelahanka North / Kogilu | ✓ Rs 40 L | ✗ n/a | ✓ 2026-10 | ✓ yes | ✓ 2.85%/mo over 27.3 mo | ✗ small | ✗ n/a | n/a | DOES NOT PASS entry above Rs 10,000 psf, not a top-tier builder, over 90 flats per acre |
| DNR Parklink Yelahanka North / Kogilu | ✗ Rs 132 L | ✗ 10,580 psf | ✓ 2027-12 | ✓ yes | ✓ 2.54%/mo over 34.9 mo | ✗ mid | ✓ 88/acre | 2025-Q2: 10,150 → 2026-Q3: 12,800 (+26%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not a top-tier builder |
| Orchid Salisbury Yelahanka North / Kogilu | ✓ Rs 112 L | ✗ 12,000 psf | ✓ 2028-12 | ✓ yes | ✓ 2.37%/mo over 31.1 mo | ✗ mid | ✗ 111/acre | 2025-Q2: 10,548 → 2026-Q2: 12,000 (+14%) | DOES NOT PASS entry above Rs 10,000 psf, not a top-tier builder, over 90 flats per acre |
| Krishna Iris Yelahanka North / Kogilu | ✓ Rs 97 L | ✗ n/a | ✓ 2029-07 | ✓ yes | ✓ 2.35%/mo over 17.3 mo | ✗ small | ✗ n/a | n/a | DOES NOT PASS entry above Rs 10,000 psf, not a top-tier builder, over 90 flats per acre |
| DS MAX SHRESTA Yelahanka North / Kogilu | ✓ Rs 75 L | ✗ n/a | ✓ 2026-07 | ✓ yes | ✓ 2.31%/mo over 40.3 mo | ✗ mid | ✗ n/a | 2025-Q1: 5,700 → 2026-Q3: 10,800 (+89%) | DOES NOT PASS entry above Rs 10,000 psf, not a top-tier builder, over 90 flats per acre |
| Nikoo Homes Vi Yelahanka North / Kogilu | ✗ Rs 147 L | ✗ 12,894 psf | ✓ 2029-01 | ✓ yes | ✗ 2.18%/mo over 29.5 mo | ✓ A | ✓ 78/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median |
| Nikoo Homes VI Yelahanka North / Kogilu | ✗ Rs 147 L (broker quotes 145) | ✗ 12,894 psf | ✓ 2029-01 | ✓ yes | ✗ 2.18%/mo over 29.5 mo | ✓ A | ✓ 78/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median |
| Nikoo Homes VI - Phase 2 Yelahanka North / Kogilu | ✗ Rs 131 L | ✗ 11,368 psf | ✓ 2029-09 | ✓ yes | ✗ 2.08%/mo over 29.5 mo | ✓ A | ✓ 79/acre | 2025-Q2: 11,368 → 2026-Q2: 11,368 (+0%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median |
| DNR Parklink Phase 2 Yelahanka North / Kogilu | ✗ Rs 163 L | ✗ 11,989 psf | ✓ 2029-05 | ✓ yes | · no RERA filing yet | ✗ mid | ✓ 88/acre | 2025-Q2: 10,150 → 2026-Q3: 12,800 (+26%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not a top-tier builder |
| Ranka Ankura Yelahanka North / Kogilu | ✗ Rs 140 L | ✗ 10,914 psf | ✓ 2029-12 | ✓ yes | · no RERA filing yet | ✗ mid | ✓ 87/acre | 2025-Q3: 10,050 → 2026-Q3: 10,800 (+7%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not a top-tier builder |
| Mittal Elanza Yelahanka North / Kogilu | ✗ Rs 125 L | ✗ 10,833 psf | ✓ 2021-12 | ✓ yes | · no RERA filing yet | ✗ mid | ✓ 86/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, not a top-tier builder |
| Bhartiya Garden Estate Phase-1 Sadahalli / IVC Road | ✗ Rs 127 L | ✗ 11,216 psf | ✓ 2030-08 | ✗ no delivered stock | · no RERA filing yet | ✓ A | ✓ 54/acre | 2025-Q3: 7,300 → 2026-Q3: 10,400 (+42%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, nothing delivered in that micromarket yet |
| Concorde Mayfair Yelahanka North / Kogilu | ✗ Rs 177 L | ✗ 15,156 psf | ✓ 2028-11 | ✓ yes | · no RERA filing yet | ✗ mid | ✓ 65/acre | 2025-Q3: 12,050 → 2026-Q3: 14,400 (+20%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not a top-tier builder |
| Belvedere by UKN Ph2 Sadahalli / IVC Road | ✓ Rs 104 L | ✓ 9,682 psf | ✗ 2031-02 | ✗ no delivered stock | · no RERA filing yet | ✗ mid | ✓ 65/acre | 2026-Q1: 9,682 → 2026-Q2: 9,682 (+0%) | DOES NOT PASS not finished by end-2030, nothing delivered in that micromarket yet, not a top-tier builder |
| Birla Trimaya Ph4 Shettigere | ✗ Rs 134 L | ✗ 11,351 psf | ✗ 2031-12 | ✗ no delivered stock | ✓ 17.26%/mo over 5.0 mo | ✓ A | ✓ 78/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet |
| Embassy Verde Ph2 Sadahalli / IVC Road | ✓ Rs 101 L | ✗ 10,700 psf | ✗ 2031-06 | ✗ no delivered stock | ✓ 13.58%/mo over 7.3 mo | ✓ A | ✗ 147/acre | 2025-Q1: 8,900 → 2026-Q3: 9,550 (+7%) | DOES NOT PASS entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet, over 90 flats per acre |
| Sattva City Shettigere | ✗ Rs 176 L | ✗ 13,500 psf | ✗ 2032-02 | ✗ no delivered stock | ✓ 3.53%/mo over 4.0 mo | ✓ A | ✓ 53/acre | 2026-Q2: 6,400 → 2026-Q3: 6,400 (+0%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet |
| AXIS OAKLYN Yelahanka North / Kogilu | ✗ Rs 125 L | ✗ n/a | ✓ 2027-03 | ✓ yes | ✓ 2.57%/mo over 27.1 mo | ✗ small | ✗ n/a | 2025-Q2: 8,000 → 2026-Q3: 9,000 (+12%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not a top-tier builder, over 90 flats per acre |
| True North by Living Walls Yelahanka North / Kogilu | ✗ Rs 193 L | ✗ 13,100 psf | ✓ 2028-06 | ✓ yes | ✗ 2.19%/mo over 22.8 mo | ✗ small | ✓ 28/acre | 2025-Q2: 10,515 → 2026-Q2: 13,526 (+29%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder |
| AMIGO AMPARO Yelahanka North / Kogilu | ✓ Rs 117 L | ✗ n/a | ✓ 2026-12 | ✓ yes | ✗ 2.0%/mo over 29.2 mo | ✗ small | ✗ n/a | 2025-Q3: 8,450 → 2026-Q3: 12,600 (+49%) | DOES NOT PASS entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
| ELITE HOMES Yelahanka North / Kogilu | ✓ Rs 108 L | ✗ n/a | ✓ 2026-06 | ✓ yes | ✗ 1.99%/mo over 21.0 mo | ✗ small | ✗ n/a | n/a | DOES NOT PASS entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
| SNN Felicity Yelahanka North / Kogilu | ✗ Rs 134 L | ✗ 12,800 psf | ✓ 2028-12 | ✓ yes | ✗ 1.96%/mo over 29.3 mo | ✗ mid | ✓ 89/acre | 2025-Q2: 11,600 → 2026-Q3: 12,850 (+11%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder |
| Vajram Newtown Phase 2 Yelahanka North / Kogilu | ✗ Rs 144 L | ✗ 12,063 psf | ✓ 2028-01 | ✓ yes | ✗ 1.81%/mo over 27.8 mo | ✗ mid | ✓ 40/acre | 2025-Q2: 10,100 → 2026-Q3: 10,350 (+2%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder |
| Aryan 1 Celeste Yelahanka North / Kogilu | ✗ Rs 140 L | ✗ 10,873 psf | ✓ 2028-06 | ✓ yes | ✗ 1.8%/mo over 22.6 mo | ✗ mid | ✓ 73/acre | 2025-Q2: 10,008 → 2026-Q2: 11,500 (+15%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder |
| DIVINE GREEN LEAF Yelahanka North / Kogilu | ✓ Rs 91 L | ✗ n/a | ✓ 2027-12 | ✓ yes | ✗ 1.8%/mo over 31.2 mo | ✗ small | ✗ n/a | 2025-Q2: 10,200 → 2026-Q3: 7,750 (-24%) | DOES NOT PASS entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
| Elegant Takt - Tropical Symphony Yelahanka North / Kogilu | ✗ Rs 152 L | ✗ 12,050 psf | ✓ 2028-12 | ✓ yes | ✗ 1.76%/mo over 20.2 mo | ✗ mid | ✓ 90/acre | 2025-Q2: 5,650 → 2026-Q3: 5,450 (-4%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder |
| MLN ENCLAVE Yelahanka North / Kogilu | ✓ Rs 78 L | ✗ n/a | ✓ 2026-12 | ✓ yes | ✗ 1.72%/mo over 14.5 mo | ✗ small | ✗ n/a | 2025-Q3: 7,050 → 2026-Q3: 7,300 (+4%) | DOES NOT PASS entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
| AFFINITY GARDENIA Yelahanka North / Kogilu | ✓ Rs 83 L | ✗ n/a | ✓ 2026-12 | ✓ yes | ✗ 1.7%/mo over 23.2 mo | ✗ small | ✗ n/a | 2025-Q1: 7,500 → 2026-Q3: 7,650 (+2%) | DOES NOT PASS entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
| Cumins Sanctum Yelahanka North / Kogilu | ✓ Rs 106 L | ✗ 11,000 psf | ✗ 2031-12 | ✓ yes | ✗ 1.5%/mo over 17.2 mo | ✗ small | ✓ 64/acre | 2025-Q3: 6,950 → 2026-Q3: 7,900 (+14%) | DOES NOT PASS entry above Rs 10,000 psf, not finished by end-2030, selling slower than the belt median, not a top-tier builder |
| DHIRAAN GALAXY Yelahanka North / Kogilu | ✓ Rs 63 L | ✗ n/a | ✓ 2026-08 | ✓ yes | ✗ 1.38%/mo over 27.1 mo | ✗ small | ✗ n/a | 2025-Q3: 6,750 → 2026-Q3: 8,050 (+19%) | DOES NOT PASS entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
| Sree Urban Pinnacle Yelahanka North / Kogilu | ✓ Rs 82 L | ✗ n/a | ✓ 2026-12 | ✓ yes | ✗ 1.35%/mo over 44.4 mo | ✗ small | ✗ n/a | 2025-Q1: 10,550 → 2026-Q3: 10,850 (+3%) | DOES NOT PASS entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
| Soven Sachi Yelahanka North / Kogilu | ✗ Rs 152 L | ✗ 10,304 psf | ✓ 2026-12 | ✓ yes | ✗ 1.25%/mo over 15.2 mo | ✗ small | ✓ 60/acre | 2025-Q4: 10,304 → 2026-Q2: 10,304 (+0%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder |
| High Life Towers Yelahanka North / Kogilu | ✗ Rs 136 L | ✗ 12,400 psf | ✓ 2027-08 | ✓ yes | ✗ 0.59%/mo over 33.4 mo | ✗ small | ✓ 85/acre | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder |
| Sb Urban Park Yelahanka North / Kogilu | ✗ Rs 193 L | ✗ 12,600 psf | ✓ 2026-11 | ✓ yes | ✗ 0.53%/mo over 28.3 mo | ✗ small | ✓ 63/acre | 2025-Q3: 12,100 → 2026-Q3: 11,000 (-9%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, selling slower than the belt median, not a top-tier builder |
| Legacy Vivienda Shettigere | ✓ Rs 45 L | ✗ n/a | ✓ 2028-12 | ✗ no delivered stock | · no RERA filing yet | ✗ small | ✗ n/a | 2025-Q2: 5,850 → 2026-Q3: 5,300 (-9%) | DOES NOT PASS entry above Rs 10,000 psf, nothing delivered in that micromarket yet, not a top-tier builder, over 90 flats per acre |
| Prestige Parklane (EOI) KIADB Ph2 / Haraluru | ✓ Rs 110 L | ✗ 13,750 psf (800 sqft) | ✗ launch 25 Sep 2026, ~2030-31 | ✗ no delivered stock | · pre-RERA | ✓ A | ✗ ~150/acre (1,788 on 11.91 ac) | n/a | DOES NOT PASS entry above Rs 10,000 psf, not finished by end-2030, nothing delivered in that micromarket yet, over 90 flats per acre |
| VSS ENCLAVE Shettigere | ✓ Rs 91 L | ✗ n/a | ✓ 2025-12 | ✗ no delivered stock | ✗ 1.49%/mo over 21.8 mo | ✗ small | ✗ n/a | n/a | DOES NOT PASS entry above Rs 10,000 psf, nothing delivered in that micromarket yet, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
| TVS Emerald Altura Yelahanka North / Kogilu | ✗ Rs 149 L | ✗ n/a | ✗ 2033-03 | ✓ yes | ✗ 0.0%/mo over 2.9 mo | ✓ A | ✗ n/a | 2025-Q1: 12,050 → 2026-Q3: 5,750 (-52%) | DOES NOT PASS over budget, entry above Rs 10,000 psf, not finished by end-2030, selling slower than the belt median, over 90 flats per acre |
| DHRUVIJA GOPURA Bagalur | ✗ Rs 129 L | ✗ n/a | ✗ 2032-03 | ✓ yes | ✗ 0.0%/mo over 1 mo | ✗ small | ✗ n/a | n/a | DOES NOT PASS over budget, entry above Rs 10,000 psf, not finished by end-2030, selling slower than the belt median, not a top-tier builder, over 90 flats per acre |
Asking prices by quarter, early 2025 to today
- Built from archived copies of each project's Square Yards and PropSoch pages, one point per quarter, plus the live page. 84 of 111 belt projects had usable archives. Portals only began publishing project-level psf in 2025, so the series is seven quarters long.
- These are asking prices, not registered sales. Each line is the median of that micromarket's projects for the quarter; read the level, not every wiggle.
| Project | 2025-Q1 | 2025-Q2 | 2025-Q3 | 2025-Q4 | 2026-Q1 | 2026-Q2 | 2026-Q3 | trend |
|---|---|---|---|---|---|---|---|---|
| Sattva Park Cubix Ph2 Devanahalli town | 7,500 | 7,700 | 8,300 | 8,200 | 8,550 | 8,550 | ||
| Casagrand Estancia Yelahanka North / Kogilu | 8,600 | 9,900 | 9,850 | 8,250 | 8,250 | |||
| Prestige Finsbury Park - Hyde Bagalur | 9,400 | 9,750 | 10,150 | 10,700 | 10,550 | 10,450 | 10,450 | |
| Godrej Ananda Bagalur | 9,150 | 9,200 | 9,850 | 10,000 | 9,750 | 9,750 | ||
| Birla Trimaya Phase-3 Shettigere | 10,550 | 13,750 | 12,913 | 13,250 | 13,200 | 11,700 | 11,700 | |
| Embassy Verde Sadahalli / IVC Road | 8,900 | 9,150 | 9,700 | 8,750 | 9,350 | 9,850 | 9,550 | |
| Sattva Vasanta Skye Shettigere | 10,500 | 9,300 | 11,300 | 11,300 | 11,300 | |||
| Kalyani Livingtree Bagalur | 8,441 | 8,441 | 8,776 | 8,776 | ||||
| Tvs Emerald Auralis Yelahanka North / Kogilu | 12,300 | 11,300 | 10,500 | 5,750 | 5,750 | |||
| Godrej Woods Yelahanka North / Kogilu | 11,650 | 14,000 | 12,625 | 15,075 | 15,125 | 17,050 | ||
| Concorde Neo Yelahanka North / Kogilu | 9,100 | 9,100 | 9,750 | 11,850 | 11,550 | 11,550 | ||
| Century Kindle Ph1 Yelahanka North / Kogilu | 9,625 |
Our advice
Two under-construction projects clear all seven questions. Neither is in the four localities you named, and none of the projects you were pitched pass. Here is what we would do with your budget, in order.
Our recommendation
Sattva Park Cubix Phase 2, Devanahalli
2BHK 1,085 sq ft · about Rs 98 lakh · Rs 9,000 psf · possession Sep 2029
- Cheapest top-builder price in the belt, and only 6% above its own delivered Phase 1 next door (resale Rs 7,400 to 7,600 psf). That gap is your margin.
- Asking price has moved from Rs 7,500 (mid-2025) to Rs 8,550 (today) on portals, up 14% in five quarters.
- 481 of 798 units booked, 3.8% of the project a month, above the belt median.
- Finished by 2029, so in 2031 you sell a lived-in flat, not a construction site.
Watch: Phase 1 was delivered late and some buyers complained about towers facing each other. We will pick a corner or outward-facing unit with you and get it in writing. Water is borewell and tanker until Cauvery Stage VI (2028-30).
Second choice
Casagrand Estancia, Kogilu (Yelahanka North)
2BHK 1,323 to 1,382 sq ft · Rs 1.19 to 1.24 crore · Rs 8,964 psf · possession Oct 2030
- Passes every filter: price, builder, 59 flats per acre, 64% sold in ten months.
- Inside city limits: Cauvery water and Yelahanka Junction rail today, and the deepest resale pool in the north.
- Yelahanka North asking prices rose 20.1% in the last year, faster than the airport belt.
Watch: at the top of your budget, and portal asking prices for this project have been noisy (Rs 8,600 to 9,900 across quarters). Smaller upside than Devanahalli, easier exit.
If you prefer a finished flat
Prestige Finsbury Park resale, Bagalur
2BHK 955 to 999 sq ft · Rs 1.15 to 1.48 crore · Rs 12,000 to 13,000 psf · delivered 2023
- No GST (about Rs 6 lakh saved), rent of Rs 20,000 to 30,000 from day one, nothing can be delayed.
- The only project in the belt with a real resale history: Rs 7,500 to 8,000 at launch, Rs 10,450 asking today.
Trade-off: you pay a finished-flat price, so the upside is smaller. Best if you want income while you wait.
What you were pitched, and our view
Skip these at today's prices
- Birla Trimaya Phase 4: Rs 1.34 crore for 1,180 sq ft (Rs 11,351 psf), possession Dec 2031. Over budget, above the price line, unfinished when you sell, and nothing delivered in Shettigere yet.
- Prestige Parklane (KIADB Phase 2): Rs 1.10 crore for 800 sq ft is Rs 13,750 psf, more than a finished Prestige flat 4 km from the airport. No metro within 18 km by Prestige's own filing.
- Nikoo Homes VI: Rs 1.45 crore quoted, above budget, and builder stock appears exhausted.
- TVS Emerald Altura: Rs 1.5 crore, 85% payable by July 2028 for a flat arriving in 2033.
What happens next
- Sattva Park Cubix Phase 2. We will get the current cost sheet, the tower plan and the live Phase 1 resale rate on the 1,085 sq ft layout, and come back with the two or three specific units we would take.
- Casagrand Estancia. We will get the cost sheet and confirm the Oct 2030 date and the corner-unit options as the backup.
- Prestige Parklane. We will watch for the official EOI sheet. If the 2BHK lands at or under Rs 10,000 psf we will tell you the same day, since a true first-phase entry at that price would move to the top of this list. Any EOI cheque must be refundable in writing.
- Mid-October. The next RERA booking filings land. We will re-run the scorecard and send you the changes.
Assumptions: Rs 1.2 crore is the agreement value; a 20:80 construction-linked loan at 8.5%; a 2031 sale with a 4% exit cost. If you plan to pay fully upfront, the bar drops to about 7.4% a year and Park Cubix clears it with more room.
Words explained
- psf (price per square foot)
- Total price divided by flat size. Rs 1.34 crore for 1,180 sq ft is Rs 11,351 psf. It lets you compare a small flat with a big one fairly.
- Saleable vs carpet area
- Saleable includes walls, balcony and a share of corridors. Carpet is the floor you walk on, usually 65 to 75% of saleable. Builders quote psf on saleable.
- Velocity
- Units booked per month since the RERA registration date, as a share of the project. Fairer than "% sold" because projects launched at different times.
- EOI (expression of interest)
- A refundable cheque before launch for first pick and a small discount. The project is not RERA-registered yet at that stage, which is normal. It must stay refundable until the RERA number exists.
- 20:80 plan and 10:90 subvention
- 20:80: you pay 20% now, the bank pays the rest as construction progresses, you pay interest meanwhile. 10:90: the builder pays the interest until handover. No builder in this belt offers 10:90 publicly today.
Sources and limits
- Booked and unsold counts: Karnataka RERA quarterly filings for Q1 FY27 (to 30 June 2026).
- Asking prices: Square Yards, PropSoch, 99acres and Housing listings; archived copies via the Wayback Machine.
- Registered-sale averages: 99acres and Square Yards government-data series.
- Infrastructure dates: BMRCL and K-RIDE statements as reported by Deccan Herald and The Hindu, August to September 2026.
- Employment: Foxconn hiring per Karnataka IT minister, 22 Dec 2025; Amazon HQ move per Business Standard.
- Limits: no registered-transaction series exists yet for Shettigere or Sadahalli; Bagalur's Cauvery coverage is unconfirmed; buyer-mix data (end-user vs investor) is not published anywhere.