This page covers the group's corporate structure and which entity filed this particular parcel, its history and leadership, its portfolio across verticals with named projects, its published financial position, and the specific things about this project that the group has not published. The last of those is as important as the rest.
Three Entities, and Which One Filed This Project
The most common factual error in material circulating about this parcel is naming the listed company as its promoter. It is not the applicant on the statutory record. Three distinct things carry the Prestige name and they should not be blurred together.
| Entity | What it is | Role at this parcel |
|---|---|---|
| Prestige Group | The brand under which the group's residential, commercial, retail and hospitality businesses trade | The brand attribution for this project |
| Prestige Estates Projects Limited | The listed flagship company, NSE: PRESTIGE and BSE: 533274, headquartered in Bengaluru, listed since 2010 | Not the applicant on this parcel's environmental filing, and not the promoter of record |
| Apex Realty Management Private Limited | A Prestige Group special-purpose vehicle, registered at Prestige Falcon Tower, Brunton Road, Bengaluru | The entity that filed PARIVESH proposal SIA/KA/INFRA2/588626/2026 on 11 August 2026 for this parcel, signed by Mohmed Zaid Sadiq as Authorised Signatory |
Special-purpose vehicles are ordinary practice in Indian real estate. They ring-fence a project's liabilities from the rest of the group, simplify land aggregation and joint development, and are how most large developers hold individual parcels. They are not a red flag. What they do mean, concretely, is that the counterparty on an eventual agreement to sell may be the SPV and not the listed company's balance sheet, and that the group's consolidated financial strength does not automatically flow through to the project vehicle.
The name on the Karnataka RERA registration, when one is issued, will settle this. That name is the promoter a buyer contracts with, the entity whose escrow account receives instalments, and the entity against whom RERA remedies run. Until then the promoter of record is not fixed, and no page - this one included - should present it as though it were.
Company Snapshot
Figures below are as disclosed by Prestige Estates Projects Limited in its published corporate and investor material. They describe the listed group, not this parcel.
| Item | Detail |
|---|---|
| Legal name | Prestige Estates Projects Limited |
| Brand | Prestige Group |
| Founded | 1986 |
| Headquarters | Bengaluru, Karnataka |
| Listings | NSE (PRESTIGE), BSE (533274), listed 2010 |
| Chairman & Managing Director | Irfan Razack |
| Joint Managing Director | Rezwan Razack |
| Whole-time Director | Noaman Razack |
| Director, Corporate Communications | Uzma Irfan |
| Projects delivered (December 2025) | 313 across all verticals |
| Total area delivered | 206 million sq ft |
| Residential delivered | 150 projects / 127 million sq ft |
| Residential ongoing | 37 projects / 65 million sq ft |
| Residential planned | 30 projects / 75 million sq ft |
| FY26 sales | ₹30,024.5 crore |
| FY26 collections | ₹18,514.6 crore |
| FY26 revenue from operations | ₹12,685.4 crore |
| FY26 net profit | ₹1,195.5 crore |
| Active geographies | Bengaluru, Hyderabad, Chennai, Kochi, Mangalore, Goa, Pune, Mumbai, NCR |
Heritage
Prestige was founded in 1986 by Irfan Razack and his brothers, moving into property from a family tailoring business. The late 1980s and 1990s built the company's initial reputation on architecturally articulate apartments in Bengaluru's premium localities - Kalyan Nagar, Indiranagar, Whitefield - at a point when the city's apartment culture was still forming and most housing stock was independent houses on 30 by 40 sites.
Two structural decisions in the 2000s made the modern company. The first was the 2010 IPO and listing on the NSE and BSE, which subjected the group to quarterly disclosure, independent directors, a big-four audit and continuous analyst scrutiny. The second was a deliberate expansion out of pure residential into commercial offices, retail, hospitality and managed offices, which turned Prestige from a housing developer into an integrated real-estate platform with recurring rental income alongside development sales. The Forum mall portfolio, the UB City development and the Oakwood Premier Prestige serviced-apartment product all date from this period and are the anchors of that shift.
The 2010s and 2020s broadened the map. Hyderabad came first at Tellapur, then Chennai across the OMR corridor, then Kochi, Goa, Mangalore, Pune and the NCR. The most consequential recent move is Mumbai: the group's western-suburbs residential entry at Versova in April 2026, reported at ₹9,000 crore, alongside projects at Sher-e-Punjab Colony, the Kanjurmarg-Mulund belt and Mulund itself. A developer that can underwrite an MMR entry at that scale is operating at a different order of magnitude from the regional builders that dominate the Devanahalli belt, and that is the relevant comparison for a buyer weighing delivery risk on a five-year build.
Leadership
The Razack family runs the group with each member holding a defined operational vertical, which is unusual among family-run Indian developers and is one of the company's institutional features.
- Irfan Razack - Chairman and Managing Director. The public face of the brand and a recurring voice in industry forums on real-estate regulation, RERA implementation and the structural evolution of Indian residential demand.
- Rezwan Razack - Joint Managing Director. Runs the retail, commercial and hospitality verticals: the Forum mall portfolio, the hospitality assets, and the Grade-A office portfolio including Prestige Tech Park, Prestige Cyber Towers and UB City.
- Noaman Razack - Whole-time Director. Focuses on design and customer experience, with emphasis on the retail and leisure verticals.
- Uzma Irfan - Director, Corporate Communications. Leads branding, media and CSR activity.
Brand Architecture
Prestige runs several product lines under one corporate roof, each carrying its own design and specification expectation. Conflating them is the most common way buyers misjudge what a given Prestige project will actually deliver.
| Brand or segment | Positioning |
|---|---|
| Prestige (flagship) | Premium and luxury apartments, integrated townships, signature projects |
| Aston Park, Park Drive, Park Square | Plotted developments and gated-community formats |
| The Collection | Curated high-luxury bespoke residential |
| Forum | Retail and lifestyle malls |
| Prestige Tech Park | Grade-A commercial office campuses |
| Oakwood Premier Prestige | Hospitality - hotels and serviced apartments |
A compact 1, 2 and 3 BHK ladder of the kind described for this parcel sits at the accessible end of the flagship residential line rather than in the luxury or bespoke tiers, and its specification should be judged against the group's mid-premium apartment product, not against its signature projects.
Residential Portfolio - Bengaluru
Bengaluru is where the group has three decades of depth, and where a prospective buyer can most usefully inspect finished work. Delivered projects in the city, indicative rather than exhaustive:
- Prestige Shantiniketan, Whitefield - one of South India's largest integrated townships, mixing apartments with offices and retail on a single campus. The most useful project in the portfolio to visit if you want to see how a Prestige township ages.
- Prestige Lakeside Habitat, Varthur - large-format lakeside luxury apartments.
- Prestige Tranquility, Old Madras Road - delivered premium apartments.
- Prestige Jindal City, Tumkur Road - delivered premium apartments at scale on a north-west corridor comparable in maturity to the airport belt a decade ago.
- Prestige Misty Waters, Hebbal - lakeside apartments on the northern corridor.
- Prestige North Point, Hennur - delivered premium apartments.
- Prestige Sunrise Park, Electronic City - delivered mid-segment apartments.
- Prestige Park Square, Bannerghatta Road - delivered apartments.
- Prestige Royal Gardens, Tumkur Road - a delivered villa community.
- Prestige Bagamane Temple Bells, Rajarajeshwari Nagar - delivered apartments.
Active and recently launched Bengaluru residential work includes Prestige Evergreen at Varthur in east Bengaluru with a 1 to 4 BHK ladder, Prestige Falcon City Luxe on Kanakapura Road, Prestige Highland Hideaway and Prestige Raintree Park in the Whitefield belt, Prestige Pallava Gardens on Sarjapur Road, Prestige Park Ridge on Bannerghatta Road, and Prestige Park Drive, a plotted development on Tumkur Road. The group also holds and is progressing multiple parcels in the north Bengaluru airport belt itself, which is the corridor this project sits on.
The pattern worth noting for a Devanahalli buyer is that Prestige has repeatedly entered corridors before their infrastructure matured - Whitefield in the 1990s, Electronic City and Tumkur Road in the 2000s, Sarjapur in the 2010s - and has generally stayed long enough to build a second and third project there. That is a different behaviour from a developer taking a single opportunistic position in an emerging belt, and it is a reasonable, if not conclusive, signal about intent on the airport corridor.
Residential Portfolio - Other Cities
- Mumbai MMR - Prestige Versova (April 2026, reported at ₹9,000 crore), Prestige Horizon Heights at Sher-e-Punjab Colony, the residential component at The Prestige Place in the Kanjurmarg-Mulund belt, Prestige City Mulund and Prestige Daffodils.
- Hyderabad - Prestige Golden Grove at Tellapur, among other launches.
- Chennai - multiple premium apartment launches across the OMR and Anna Nagar corridors.
- Pune - Prestige Bella Vista and Prestige Song of the South.
- Kochi - Prestige Vistas and Prestige Shantiniketan Kochi.
- Goa - Prestige Glenwood Goa, alongside hospitality assets.
- Mangalore - Prestige Crystal Cove.
- NCR - Prestige Apollo and the ICC towers.
Ongoing and Upcoming Work
The group's own December 2025 disclosure puts residential activity at 37 ongoing projects covering 65 million sq ft, with a further 30 projects and 75 million sq ft planned. Set against 150 delivered residential projects and 127 million sq ft already handed over, that pipeline is roughly half the group's delivered residential area again - an expansion rate that is only serviceable with either substantial retained earnings or reliable access to institutional credit, and in practice both.
For this parcel, the relevant read is capacity rather than promise. A 3.84 million sq ft filed envelope is a large scheme by any measure, but it is a little under 6 per cent of the group's current ongoing residential area. This is not a project whose scale would strain the developer.
Other Verticals
Commercial and Grade-A offices. Prestige Tech Park on the Sarjapur Outer Ring Road, Prestige Cyber Towers, Prestige Atrium, Prestige Polygon and Prestige Featherlite Tech Park, among others. The office business is the group's counter-cyclical ballast: lease income continues through residential demand troughs.
Retail. The Forum portfolio - Forum Mall Koramangala, Forum Shantiniketan in Whitefield, Forum Neighbourhood Mall, Forum Vijaya Mall in Chennai, Forum Sujana Mall in Hyderabad, and malls in Mangalore and Kochi. Retail capability matters at a parcel like this one, where the filing's own employment figure points to a substantial commercial component and where the nearest organised retail is 7.06 km away.
Hospitality. Oakwood Premier Prestige serviced apartments, plus hotel assets developed with international operators including JW Marriott Bengaluru, Conrad Bengaluru and Hilton Bengaluru Embassy Manor.
Managed offices. The group holds a position in the managed-office and co-working segment through dedicated platforms.
The diversification is the structural point. A developer whose cash flows come from four largely uncorrelated sources is materially less exposed to a single residential downturn than a pure-play housing builder, and that matters on a project with a five-year build ahead of it.
Financial Standing
All figures here are as disclosed by the company. They are not independently audited by us, and they describe the listed group rather than the SPV that filed this parcel.
- Listed since 2010 on the NSE (PRESTIGE) and BSE (533274), with quarterly results, an annual report, an investor-day disclosure carrying project-level pipeline detail, and a big-four auditor performing the annual audit and quarterly reviews.
- FY26 sales of ₹30,024.5 crore, described by the company as a record, and among the larger sales prints reported by any listed Indian developer.
- FY26 collections of ₹18,514.6 crore. Collections are the more informative of the two numbers, because they measure cash actually received rather than value booked.
- FY26 revenue from operations of ₹12,685.4 crore, up 72.60 per cent year on year, with net profit of ₹1,195.5 crore, up 155.72 per cent. Revenue recognition in Indian real estate lags sales by construction milestones, so a jump of that size reflects earlier sales years reaching recognition thresholds rather than a single strong quarter.
- Q4 FY26 consolidated profit of ₹250 crore, reported as a roughly ninefold increase year on year.
- Net debt to equity within investment-grade norms, per the company's disclosures, and a CRISIL DA1+ developer grading cited by the group.
- Analyst coverage from Motilal Oswal, ICICI Securities, Axis Capital and JM Financial, which means the company's project pipeline and balance sheet are examined publicly every quarter by people with no incentive to flatter them.
For a buyer, the listed structure is the practical benefit. A private developer's financial health can only be inferred; a listed developer's is filed, audited and contested in public every three months. That does not guarantee any individual project, and it says nothing about the SPV holding this parcel, but it is a far better monitoring framework than the alternative.
Awards and Recognition
The group has been recognised across CREDAI's regional real-estate awards in Bengaluru, Hyderabad and Chennai, the CNBC-AWAAZ Real Estate Awards, the Realty Plus Excellence Awards and the CII Excellence Awards for design and sustainability, and carries historical Forbes Asia "Best Under a Billion" recognition from its earlier scale. Industry awards are a weak signal of construction quality on any specific project and should be read as brand-level context, not as a delivery guarantee.
What Differentiates Prestige
- Three decades of Bengaluru depth. Vendor networks, regulatory relationships, design standards and post-handover experience accumulated in one city since 1986. On a parcel where the sanctioning authority is itself an open question, familiarity with Karnataka's approval machinery has real value.
- Listed-developer transparency. Quarterly NSE and BSE disclosures, audited accounts, independent directors and a big-four auditor give an outside monitoring framework through the construction cycle.
- A diversified portfolio. Offices, retail, hospitality and managed offices alongside residential, providing income that does not depend on housing sales.
- Brand depth across segments, from mid-premium to ultra-luxury, with separate sub-brands so each price point carries its own specification expectation.
- Joint development and land-aggregation capability. Prestige routinely structures joint development agreements and holds parcels through SPVs - the mechanism visible at this parcel.
- National execution across nine cities, 313 delivered projects and 206 million sq ft.
- Consistent RERA filing cadence. The group registers Karnataka projects as a matter of course. That is directly relevant here, because this parcel is not yet registered, and the group's own pattern elsewhere is the strongest available indication that it will be before anything is sold.
What Has Not Been Published About This Project
An honest developer page has to include this section, because the absence of published material is itself the most important fact about the project's current stage.
- The marketed name does not appear in the developer's own material. "Prestige Park Lane" is not on the group's corporate site, not in the Karnataka RERA registry, and not on PARIVESH. The name on the statutory filing for this parcel is Prestige Holland & Battersea.
- No Karnataka RERA registration exists and no application has been filed. A full parse of the K-RERA project registry returns nothing under this name, under Prestige Holland, under Prestige Battersea, or under Apex Realty Management Private Limited. Under Section 3 of the RERA Act 2016 nothing can lawfully be advertised, booked or sold until a number is issued.
- No price has been issued by the developer, and none can lawfully be quoted while the project is unregistered. Any figure a channel partner offers today is somebody's estimate, including ours.
- No sanctioned plan, no environmental clearance and no AAI height NOC have been published. The environmental application was submitted on 11 August 2026 and remains at Terms of Reference stage, under examination.
- No unit count, tower count, floor count or configuration schedule appears in any filing. The figures in circulation - approximately 1,800 apartments, nine towers, two basements plus ground plus 25 floors - come from project information supplied to us and are attributed as such throughout this site.
None of that is unusual for a parcel at pre-launch stage, and none of it is a criticism of the developer. It is simply the difference between a project that exists on a filing and a project that exists in law.
Other Prestige Projects on the PropNewz Fleet
Buyers comparing Prestige's north Bengaluru work, or comparing this parcel against the group's product in other corridors, may find these project pages useful for portfolio context.
How to Engage
Enquiries, site-visit requests and price-list requests for Prestige Park Lane KIADB can be sent through the enquiry form on the contact page of this site, which passes the request to the sales channel handling this parcel. Because the project is unregistered, treat any request for a booking amount, an expression-of-interest payment or a pre-launch "priority" deposit with caution: no booking, allotment letter or agreement to sell can lawfully be executed until Karnataka RERA issues a registration number. Verify the position yourself at rera.karnataka.gov.in before parting with money, and ask for the registration certificate, the KIADB allotment letter and the sanctioned plan in writing.
Prestige Park Lane KIADB Builder FAQs - Frequently Asked Questions
How far is Kempegowda International Airport by road, and how long does the drive take?
The airport is 6.5 km from the site in a straight line but 19.34 km to Terminal 1 and 19.94 km to Terminal 2 by road, realistically about 26 minutes off-peak and closer to 40 minutes at morning peak. The airport has no eastern gate: every route runs 1.4 km of local road, roughly 8.2 km west along the Satellite Town Ring Road, 3.3 km south on NH-44, then in at the KIAL entry road. Any claim of a ten-minute drive to the terminal is measuring the straight line, not the road.
Which employers are actually within a short drive?
The genuinely close cluster is industrial rather than aerospace. Exide Energy Solutions' lithium-ion gigafactory sits on 80 acres 2.50 km away by road, with a 6 GWh first phase targeted for the end of 2026 and 12 GWh planned; Autocrat Engineers is 2.53 km, the Carl Zeiss campus 2.94 km and the IFFCO Nano Urea plant 3.61 km, while Brigade's 75-acre KIADB township is 1.38 km away. The aerospace names often attached to this address are far off: Eaton 12.46 km, Collins 13.19 km, Dynamatic 14.99 km, Boeing's engineering centre 16.11 km and Rossell Techsys 16.14 km, all on the far side of the airport.
Does the project have environmental clearance, and which authority sanctions the building plan?
No. A Fresh Terms of Reference application was submitted to PARIVESH on 11 August 2026 under proposal SIA/KA/INFRA2/588626/2026, with single-window references CAF/277949/2026 and SW/292273/2026, and is under examination. No Terms of Reference have been granted and no clearance issued, so the impact study that follows a ToR grant has not begun. On the planning side no approval of any kind is on record; because the land is a KIADB allotment inside a notified industrial area, plan sanction ordinarily rests with KIADB rather than with BIAAPA, the Bengaluru International Airport Area Planning Authority.
How many apartments, towers and floors are planned, and how dense is that?
The project information supplied to us describes approximately 1,800 apartments across nine towers of two basements plus ground plus 25 upper floors. None of those figures appears in a filing, a sanctioned plan or a registration, so treat them as that source's claim rather than settled fact. Spread over the filed 32.26 acres, 1,800 homes works out at about 56 per acre - our arithmetic - materially lower than the roughly 96 per acre of the neighbouring township. The same arithmetic on the 12-acre figure that also circulates would give 150 per acre, which is why the acreage question matters.
What configurations and unit sizes are planned?
The project information supplied to us describes a compact ladder of 1, 2 and 3 BHK with no 4 BHK: the 1 BHK at 550 to 650 sq ft super built-up, the 2 BHK at 800 to 1,000 sq ft, and the 3 BHK at 1,400 to 1,800 sq ft. No sanctioned plan or registered unit schedule exists to confirm any of these, and carpet areas have not been published, so the bands cannot yet be converted into usable floor area. What is notable is the absence of a large format at the top and a genuine compact unit at the bottom, which points at a different buyer from the township product elsewhere in the belt.
Is a pre-launch position here a sensible investment?
That depends on what you are buying into, and at this stage you cannot buy into anything with legal standing. This is a corridor-conviction position rather than a project-conviction one: it works for someone who believes the airport belt's industrial build-out will continue and can hold through it, given a gigafactory, an optics campus and a fertiliser plant within 3.6 km and the STRR open at 3.32 km. It works much less well for someone needing a near-term home with schools, hospitals and shops in place, or resale liquidity inside a few years. Until a registration exists there is no enforceable timeline, specification or price.