That opening is not a disclaimer bolted onto a brochure. It is the actual position, and it has legal force. Prestige Park Lane KIADB is not registered with Karnataka RERA, and no application for it has been filed. A full parse of the K-RERA project registry — 9,895 rows — returns no registration and no pending application under this name, under "Prestige Holland", under "Prestige Battersea", or under the filing entity Apex Realty Management Private Limited. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, advertising, accepting bookings and executing sales are all barred until registration, which means not one rupee can lawfully change hands, and no allotment or sale agreement can be executed, until then. The project's environmental application was submitted only on 11 August 2026 and is still under examination, so a registration is realistically a year or more away. Verify the position yourself at rera.karnataka.gov.in.
Anyone quoting you a firm rate, a floor-rise schedule or a booking amount for this project today is quoting something that does not exist in any filing. This page is an attempt to tell you what the number will probably look like when it does exist, and to show you the working.
What Is Actually Known About the Project's Economics
Two figures come from a primary source and can be stated plainly. The developer's own environmental filing — PARIVESH proposal SIA/KA/INFRA2/588626/2026, submitted on 11 August 2026 by Apex Realty Management Private Limited under the name Prestige Holland & Battersea — records a proposed built-up area of 3.84 million sq ft on 32.26 acres, and a stated project cost of Rs 877 crore.
That cost figure is a construction and development cost, not a sales figure, and it is worth reading for what it is. Rs 877 crore across 3,843,780 sq ft of built-up area works out to roughly Rs 2,282 per sq ft of built-up area as declared development cost — a number that excludes land, marketing, financing and margin, and which sits in the normal range for a high-rise scheme with two basement levels. It tells you the project is real and budgeted. It does not tell you what an apartment will sell for.
Everything else about the building — unit count, tower count, floor count, unit sizes, launch date, possession date — comes from the project information supplied to us, appears in no filing, and is attributed on every page of this site rather than asserted.
Market Context — The Branded Comparable Set
The only honest route to a number here is the comparable set. These are six branded apartment launches in the same airport belt, quoted on super built-up area, with the two developer-published rates identified as such.
| Comparable | Rate (Rs/sq ft) | Note |
|---|---|---|
| Ebony at Brigade Orchards | 10,260 | Developer-published; RERA PRM/KA/RERA/1250/303/PR/280225/007530 |
| Laurel & Maple at Brigade Orchards | 11,480 | Senior-living format, carries a premium |
| Purva Northern Lights, KIADB Bagalur | 11,000 | Developer-published; RERA .../PR/120326/008523 |
| Provident Ecopolitan | 10,600 | |
| Godrej MSR City | 10,050 | |
| Sattva Vasanta Skye | 9,800 | Reported down 7.8 per cent last quarter |
| Mean | 10,532 | Median 10,430 |
Two structural notes on that table. First, the spread between the cheapest and the dearest is only about 17 per cent, which tells you this is a market that prices on brand and format rather than on micro-location — the belt is not yet differentiated enough for address to command much of a premium. Second, one member of the set has been falling, not rising, which is a useful corrective to the assumption that Devanahalli rates only move one way.
Above this set sits a township tier — Birla Trimaya, Tata Carnatica, and Lodha's Sadahalli scheme — trading in the region of Rs 12,500 to Rs 13,250 per sq ft. Those projects carry delivered or under-delivery township infrastructure around them. Prestige Park Lane KIADB, on a parcel with no delivered residential neighbour inside 8.59 km, cannot claim that tier on day one, and our ceiling is deliberately set below it.
Deriving the Band — Three Methods
Method one: the comparable anchor. The six-project mean is Rs 10,532 per sq ft and the median Rs 10,430. That is the corridor's branded new-launch level as at the most recent readings.
Method two: time-adjust the one clean developer-published comparable. Ebony's Rs 10,260 dates from a February 2025 registration. The Devanahalli asking index moved from Rs 8,900 in September 2025 to Rs 9,550 in June 2026 — 7.3 per cent over three quarters, or about 9.8 per cent annualised. Applying that drift across the eighteen months to a late-2026 launch gives a multiplier of 1.111 at the conservative end and 1.151 at the measured end:
10,260 × 1.111 = Rs 11,400 per sq ft (rounded)
10,260 × 1.151 = Rs 11,800 per sq ft (rounded)
Method three: adjust the anchor for brand and for location. Two offsetting adjustments apply. Upward: the Prestige name, and a launch six to eighteen months after the comparable set was priced — together worth perhaps 4 to 12 per cent. Downward: a hard location penalty. The airport terminal is 19.34 km away by road, not the 6.54 km the straight line suggests. The nearest branded residential neighbour is 8.59 km. There is no delivered social infrastructure in the pocket — nearest supermarket 7.06 km, nearest hospital 8.24 km, nearest international school 22.22 km. The address is inside a notified industrial area. And nothing can be sold, because there is no registration. Those two adjustments roughly cancel, leaving the corridor's own drift:
10,532 × 1.06 = Rs 11,164 per sq ft
The three methods converge in a narrow band. Method three lands at 11,164; method two brackets 11,400 to 11,800; method one anchors the floor at 10,532.
The Indicative Rate Band
Our indicative band is Rs 10,500 to Rs 12,000 per sq ft on super built-up area, midpoint Rs 11,250.
The floor is the rounded, time-adjusted Ebony figure — the most defensible single comparable in the set, because it is developer-published and RERA-registered. The ceiling sits below the township tier for the reasons above. This is our estimate, derived from comparables, not a developer price. If a sanctioned plan and a RERA registration land at a different number, the registration is right and we are wrong.
Configuration-Wise Indicative Pricing
The size bands below come from the project information supplied to us and are not confirmed against any sanctioned plan. The rupee figures are ours, obtained by multiplying those sizes by the band above.
| Configuration | Size (sq ft, super built-up) | At Rs 10,500 | At Rs 11,250 | At Rs 12,000 |
|---|---|---|---|---|
| 1 BHK | 550 – 650 | Rs 57.8 L – 68.3 L | Rs 61.9 L – 73.1 L | Rs 66.0 L – 78.0 L |
| 2 BHK | 800 – 1,000 | Rs 84.0 L – 1.05 Cr | Rs 90.0 L – 1.13 Cr | Rs 96.0 L – 1.20 Cr |
| 3 BHK | 1,400 – 1,800 | Rs 1.47 Cr – 1.89 Cr | Rs 1.58 Cr – 2.03 Cr | Rs 1.68 Cr – 2.16 Cr |
There is no four-bedroom configuration in the information supplied. Taking the bottom-left cell — a 550 sq ft one-bedroom at the floor of the band — the entry price for the project works out to about Rs 58 lakh, and that is the figure this site carries as its indicative starting point.
The Prices in Circulation, Scored Against Our Band
The project information supplied to us carries tentative prices, marked at source as "not officially verified". Presented as circulating figures rather than as the developer's, and scored against our band, they look like this:
| Configuration | Circulating figure | Implied Rs/sq ft | Our verdict |
|---|---|---|---|
| 1 BHK | Rs 70 – 75 lakh at 550 sq ft | 12,727 – 13,636 | Above the band. It reconciles only at 600 – 650 sq ft, where it gives Rs 10,769 – 12,500. The "plus" in "550-plus sq ft" is doing all the work. |
| 2 BHK | Rs 1.00 – 1.30 crore at 800 – 1,000 sq ft | 10,000 – 16,250 | Straddles. Paired end to end — the low price against the small unit, the high price against the large one — it implies Rs 12,500 – 13,000, above the band. |
| 3 BHK | Rs 1.55 – 2.20 crore at 1,400 – 1,800 sq ft | 11,071 – 12,222 | Essentially sound. It sits inside our band across its whole range. |
There is a second problem with the circulating set worth naming. Taken at face value it implies a spread of about 22.8 per cent between the one-bedroom rate and the three-bedroom rate. This corridor does not price that way. Puravankara quotes one base rate across two, three and four-bedroom units at Northern Lights, and Provident Ecopolitan's one and two-bedroom all-in rates are flat against each other. Small units carry no premium in the airport belt. A pricing sheet that charges 23 per cent more per square foot for a compact unit than for a large one is a pricing sheet that has not yet met the market. A same-developer shortlist can feel simpler than it really is; Prestige Battersea keeps attention on how each Bengaluru address solves a different routine, budget, and documentation question.
What the Cost Stack Adds
The headline rate is not the price. In Karnataka in 2026, statutory charges add close to an eighth on top of the consideration value before a buyer has spent a rupee on legal fees, maintenance or furnishing.
| Component | Rate |
|---|---|
| GST (under construction, no input tax credit) | 5.00% |
| Karnataka stamp duty | 5.00% |
| Cess | 0.50% |
| Surcharge | approx. 0.15% |
| Registration fee | 2.00% |
| Total statutory loading | approx. 12.65% |
The registration line is the one that has changed and that most cost sheets in circulation have not caught up with. Karnataka doubled the registration fee from 1 per cent to 2 per cent with effect from 31 August 2025. On a Rs 1.5 crore consideration that single change costs an additional Rs 1.5 lakh. Any cost sheet you are shown that still says "registration at approximately 1 per cent" was built before that date and is understating the total.
A note on how the tables below are constructed. GST is charged on the agreement value and stamp duty, cess, surcharge and registration on the sale-deed value. For a straightforward under-construction purchase where the two are the same, applying the whole 12.65 per cent to the total consideration is the right approximation, and that is what we have done. Where a component is not published — floor rise, preferential location charge, clubhouse contribution, car parking — we have modelled it at prevailing corridor practice and shown it on its own line, so that a reader who thinks it should be zero can strike it out and re-add.
The modelling assumptions, all ours, none published for this project: floor rise at Rs 250 per sq ft, representing roughly a mid-level floor on a tower of the height in circulation; preferential location charge at 2 per cent of base; clubhouse contribution of Rs 2 lakh on a one-bedroom and Rs 3 lakh above it; covered parking at Rs 3 lakh for a single bay and Rs 4 lakh per bay thereafter; legal and documentation at Rs 50,000; twelve months' maintenance collected up front at Rs 4.50 per sq ft per month plus 18 per cent GST; and a corpus contribution of Rs 75 per sq ft. Rate used throughout: the band midpoint of Rs 11,250 per sq ft.
All-In Cost — The One-Bedroom Configuration
Modelled at 600 sq ft, the middle of the size band in circulation.
| Component | Amount |
|---|---|
| Base price (600 sq ft × Rs 11,250) | Rs 67,50,000 |
| Floor rise (Rs 250/sq ft) | Rs 1,50,000 |
| Preferential location charge (2%) | Rs 1,35,000 |
| Clubhouse contribution | Rs 2,00,000 |
| Covered car parking, one bay | Rs 3,00,000 |
| Total consideration | Rs 75,35,000 |
| GST at 5% | Rs 3,76,750 |
| Stamp duty at 5% | Rs 3,76,750 |
| Cess at 0.5% | Rs 37,675 |
| Surcharge at 0.15% | Rs 11,302 |
| Registration at 2% | Rs 1,50,700 |
| Statutory subtotal | Rs 9,53,177 |
| Legal and documentation | Rs 50,000 |
| 12 months' maintenance (incl. GST) | Rs 38,232 |
| Corpus / sinking fund | Rs 45,000 |
| All-in cost | Rs 86,21,409 |
Effective all-in rate: Rs 14,369 per sq ft, against a headline of Rs 11,250. The cost stack adds 27.7 per cent.
All-In Cost — The Two-Bedroom Configuration
Modelled at 900 sq ft, the middle of the size band in circulation.
| Component | Amount |
|---|---|
| Base price (900 sq ft × Rs 11,250) | Rs 1,01,25,000 |
| Floor rise (Rs 250/sq ft) | Rs 2,25,000 |
| Preferential location charge (2%) | Rs 2,02,500 |
| Clubhouse contribution | Rs 3,00,000 |
| Covered car parking, one bay | Rs 4,00,000 |
| Total consideration | Rs 1,12,52,500 |
| GST at 5% | Rs 5,62,625 |
| Stamp duty at 5% | Rs 5,62,625 |
| Cess at 0.5% | Rs 56,262 |
| Surcharge at 0.15% | Rs 16,879 |
| Registration at 2% | Rs 2,25,050 |
| Statutory subtotal | Rs 14,23,441 |
| Legal and documentation | Rs 50,000 |
| 12 months' maintenance (incl. GST) | Rs 57,348 |
| Corpus / sinking fund | Rs 67,500 |
| All-in cost | Rs 1,28,50,789 |
Effective all-in rate: Rs 14,279 per sq ft. The cost stack adds 26.9 per cent.
All-In Cost — The Three-Bedroom Configuration
Modelled at 1,550 sq ft, the middle of the size band in circulation, with two parking bays.
| Component | Amount |
|---|---|
| Base price (1,550 sq ft × Rs 11,250) | Rs 1,74,37,500 |
| Floor rise (Rs 250/sq ft) | Rs 3,87,500 |
| Preferential location charge (2%) | Rs 3,48,750 |
| Clubhouse contribution | Rs 3,00,000 |
| Covered car parking, two bays | Rs 8,00,000 |
| Total consideration | Rs 1,92,73,750 |
| GST at 5% | Rs 9,63,688 |
| Stamp duty at 5% | Rs 9,63,688 |
| Cess at 0.5% | Rs 96,369 |
| Surcharge at 0.15% | Rs 28,911 |
| Registration at 2% | Rs 3,85,475 |
| Statutory subtotal | Rs 24,38,131 |
| Legal and documentation | Rs 50,000 |
| 12 months' maintenance (incl. GST) | Rs 98,766 |
| Corpus / sinking fund | Rs 1,16,250 |
| All-in cost | Rs 2,19,76,897 |
Effective all-in rate: Rs 14,179 per sq ft. The cost stack adds 26.0 per cent.
Three further items sit outside all three tables. A buyer must deduct TDS at 1 per cent under Section 194-IA of the Income Tax Act on every instalment, because all three configurations exceed the Rs 50 lakh threshold. Interior fit-out typically runs Rs 5 to 9 lakh for a compact unit and Rs 12 to 20 lakh for a three-bedroom at this specification level. And on KIADB-allotted land, water and power connection deposits are a genuine unknown, because the supply obligation sits with KIADB rather than with BWSSB and BESCOM's standard residential schedule — ask for the figure in writing before committing.
The Compact Entry — How Much Headroom Is Left
The distinctive thing about this project, and the reason it does not compete with the township next door, is the compact configuration at the bottom of the ladder. It is worth testing whether that entry survives the cost stack.
Take the least favourable case inside our band: a 650 sq ft one-bedroom priced at the ceiling of Rs 12,000 per sq ft. Base Rs 78,00,000; floor rise Rs 1,62,500; preferential location charge Rs 1,56,000; clubhouse Rs 2,00,000; parking Rs 3,00,000 — consideration Rs 86,18,500. Statutory loading at 12.65 per cent adds Rs 10,90,240. Legal Rs 50,000, twelve months' maintenance Rs 41,418, corpus Rs 48,750.
All-in: Rs 98,48,908.
Even at the top of our band and the top of the size range, the compact unit lands just under a crore — by about Rs 1.5 lakh. That is the honest shape of the "branded entry product" claim: it holds, but with almost no margin. Push the rate to the township tier, or add a second parking bay, or take a top floor, and it does not hold at all. Buyers targeting a sub-crore all-in should be very specific about size, floor and inclusions, and should get every line of the cost sheet in writing.
Payment Plan Structures
No payment plan has been published for Prestige Park Lane KIADB, and none can be until registration, because the RERA-registered agreement to sell governs the schedule. What follows is an illustrative construction-linked plan of the kind used on comparable Bengaluru high-rise launches, applied to the two-bedroom consideration above, so that a buyer can see the shape of the cash outflow.
| Milestone | Share | Amount (2 BHK) |
|---|---|---|
| On booking | 10% | Rs 11,25,250 |
| On execution of the agreement to sell | 10% | Rs 11,25,250 |
| On completion of excavation and foundation | 10% | Rs 11,25,250 |
| On completion of the basement slabs | 7.5% | Rs 8,43,938 |
| On completion of the ground floor slab | 7.5% | Rs 8,43,938 |
| On completion of the 5th floor slab | 7.5% | Rs 8,43,938 |
| On completion of the 10th floor slab | 7.5% | Rs 8,43,938 |
| On completion of the 15th floor slab | 7.5% | Rs 8,43,938 |
| On completion of the 20th floor slab | 7.5% | Rs 8,43,938 |
| On completion of the top floor slab | 7.5% | Rs 8,43,938 |
| On completion of blockwork and plastering | 7.5% | Rs 8,43,938 |
| On flooring, doors and windows | 5% | Rs 5,62,625 |
| On handover and registration | 5% | Rs 5,62,625 |
| Total | 100% | Rs 1,12,52,500 |
Amounts are rounded to the rupee and may differ from the total by a few rupees. The slab milestones assume the floor count in circulation; that count is unconfirmed, and a different tower height would change the schedule. GST is charged on each instalment as it falls due, not in a lump at the end.
Construction-linked plans suit buyers using a home loan, because the disbursement schedule tracks the milestone calls and interest accrues only on the amount drawn. The alternative structures — possession-linked and subvention plans, where the developer services the interest until handover — are worth treating with care: the cost of that carry is almost always built into the headline rate, and on a project with a 2031 indicative possession the carry period is long enough to be expensive. Given that this project has no registration and no clearance, the interval between any booking and any construction milestone is itself the largest unknown in the schedule.
Home Loan and EMI Guidance
Banks generally fund up to 80 per cent of the agreement value, excluding GST. On the three configurations modelled above, at the 8.5 to 9.0 per cent home-loan band available in 2026 over a twenty-year tenure:
| Configuration | Indicative loan (80% of consideration) | EMI at 8.5% | EMI at 9.0% | Own funds required |
|---|---|---|---|---|
| 1 BHK, 600 sq ft | Rs 60,28,000 | Rs 52,312 | Rs 54,235 | Rs 25,93,409 |
| 2 BHK, 900 sq ft | Rs 90,02,000 | Rs 78,121 | Rs 80,993 | Rs 38,48,789 |
| 3 BHK, 1,550 sq ft | Rs 1,54,19,000 | Rs 1,33,810 | Rs 1,38,729 | Rs 65,57,897 |
The "own funds required" column is the one that catches buyers out. It is the all-in cost less the loan, and it is large because GST, stamp duty, registration, maintenance and corpus are not fundable — banks lend against the agreement value, not against the tax on it. On the two-bedroom, a buyer needs roughly Rs 38.5 lakh of their own money against a Rs 1.13 crore consideration.
Adding post-handover maintenance to the instalment gives the real monthly outflow: roughly Rs 57,400 for the one-bedroom, Rs 85,800 for the two-bedroom and Rs 1,47,000 for the three-bedroom at the upper rate. Under the common bank test that total obligations should not exceed about 45 per cent of net monthly income, that implies household net incomes of approximately Rs 1.28 lakh, Rs 1.91 lakh and Rs 3.27 lakh a month respectively.
Rental Yield
Yield analysis at this address requires an admission first: there is essentially no residential rental market at this pin today. The nearest branded residential community is 8.59 km away. Any rent figure for 2031 is a projection about a market that does not yet exist, built on the assumption that the industrial cluster within 3.6 km — the lithium-ion gigafactory at 2.50 km, Carl Zeiss at 2.94 km, the nano-urea plant at 3.61 km, Autocrat Engineers at 2.53 km, and the mixed-use township at 1.38 km — generates enough salaried demand to fill 1,800 apartments.
Rather than invent a rent, the more useful construction is to ask what rent each yield level would require. On the two-bedroom all-in cost of Rs 1,28,50,789:
| Scenario | Monthly rent | Gross yield on all-in cost |
|---|---|---|
| Conservative | Rs 22,000 | 2.05% |
| Moderate | Rs 28,000 | 2.61% |
| Optimistic | Rs 34,000 | 3.18% |
Note that these are computed on the all-in cost, not the base price. Yields quoted against base price flatter the return by roughly a quarter, and that is the most common piece of sleight of hand in Bengaluru rental-yield marketing. Bengaluru's mid-premium gross yield band has run 2.5 to 3.5 per cent for several years, so the moderate scenario is the one that would put this project in line with the city — and it requires a 900 sq ft two-bedroom in an industrial estate to command Rs 28,000 a month. That is a demanding assumption, and the honest answer is that it depends entirely on whether the employment cluster matures.
Net of tax the picture thins further. On the moderate scenario, allowing an 8 per cent vacancy, the 30 per cent standard deduction under Section 24, tax at a 31.2 per cent effective rate and one month of owner-borne maintenance, the net annual return lands at roughly 1.8 per cent of all-in cost. Rental income is not the case for this asset.
How This Compares With Other Asset Classes
| Asset | Indicative return profile | Liquidity | Notes |
|---|---|---|---|
| This project, end to end | Capital appreciation plus roughly 1.8% net rent, from possession only | Very low until registration; low thereafter | Nothing can be bought today; approvals risk is live |
| Bank fixed deposit | Prevailing 2026 rates, broadly high-6 to low-7 per cent pre-tax | High | Taxed at slab; no capital upside |
| Listed office REITs | Distribution plus modest capital growth | High, intraday | Exposure to the same Bengaluru office demand, without approvals risk |
| Sovereign gold bonds | Metal price plus a 2.5 per cent coupon | Medium | Capital gains exempt at maturity |
| Broad equity index | Long-run high single to low double digits, with volatility | High | No use-value |
The comparison that matters is not against a fixed deposit but against the same money deployed in a registered project. A RERA-registered project in this corridor gives a buyer an enforceable possession date, a defined carpet area, a five-year structural defect liability and a statutory route to compensation for delay. Prestige Park Lane KIADB gives none of those today, because it is not registered. Whatever discount a buyer negotiates at pre-launch has to be large enough to pay for that difference — and since no price exists, no discount can be evaluated either.
Capital Appreciation and the Break-Even Point
The one measured corridor number available is the Devanahalli asking index: Rs 8,900 in September 2025 to Rs 9,550 in June 2026, which is 7.3 per cent over three quarters, or about 9.8 per cent annualised. Three quarters is not a trend, and that figure should be treated as an upper marker rather than a forecast.
Projecting our Rs 11,250 midpoint forward five years, from an indicative 2026 launch to an indicative 2031 possession:
| Annual growth | Rate in 2031 | Implied value, 900 sq ft |
|---|---|---|
| 4% (downside) | Rs 13,687 | Rs 1,23,18,300 |
| 7% (base case) | Rs 15,779 | Rs 1,42,01,100 |
| 9.8% (corridor rate held) | Rs 17,954 | Rs 1,61,58,600 |
Now put that against the entry cost, which is the step most appreciation tables skip. The two-bedroom's all-in cost is Rs 14,279 per sq ft. Adding 2 per cent for brokerage on exit, a reseller needs about Rs 14,565 per sq ft simply to get their money back. Starting from Rs 11,250:
| Annual growth | Years to break even on all-in cost |
|---|---|
| 4% | approx. 6.6 years |
| 7% | approx. 3.8 years |
| 9.8% | approx. 2.8 years |
In the downside case, the 2031 value is below the all-in cost. In the base case, close to four years of corridor growth goes entirely on recovering the transaction stack, and only the years after that are return. This is not a comment on Devanahalli specifically — it is what a 12.65 per cent statutory loading plus charges does to any Indian residential purchase — but it is the reason a five-year hold on a pre-launch apartment is a short hold, not a long one.
What could move the corridor is worth listing honestly, with the delivered separated from the promised. Delivered: the Satellite Town Ring Road (NH-648), 3.32 km away by road, open through the Dabaspete–Devanahalli–Hoskote section since 11 March 2024. Being delivered, it is already in the price. Underway: the lithium-ion gigafactory 2.50 km away, with a first phase targeted at the end of 2026. Promised: Blue Line Phase 2B to the airport terminals, targeted December 2027 — but the nearest planned station is 17.94 km away by road, so the effect here is corridor sentiment rather than commute. And uncertain: Cauvery Stage VI, approved in February 2026 and at planning stage, with the earliest supply discussed around 2028.
Against those sit the drags a buyer is underwriting: no RERA registration, no environmental clearance and no sanctioned plan; a KIADB allotment letter rather than a sale deed; a KIADB pre-feasibility layout for this industrial area that allocates zero acres to residential use; and social infrastructure that is 7 to 22 km away in every direction.
Investor and Buyer Profiles
The airport-belt end-user. Someone working at the gigafactory, the optics campus, the fertiliser plant or the offices in the township down the road, who today has essentially no branded residential option within a short drive. For this buyer the calculation is straightforward — the commute is minutes rather than an hour, the compact configurations are affordable on a single good salary, and the amenity gap in the pocket is filled by the community's own facilities. This is the buyer the project is actually for.
The long-horizon investor. Someone with a seven to ten year view who is prepared to underwrite approvals risk in exchange for pre-launch pricing. The break-even table above sets the terms: five years is not enough. The case only works if the industrial cluster matures into a genuine employment base and if the approvals land without a material delay.
The compact-entry buyer. Someone who wants a branded developer and a new build under a crore all-in, and cannot find one in the airport belt. The arithmetic above shows that entry exists, with roughly Rs 1.5 lakh of headroom at the top of our band — real, but thin.
Who This Does Not Suit
Anyone with a daily commute to the established tech corridors. ITPL is 35.23 km away, Manyata Tech Park 36.86 km and MG Road 44.66 km — 65 to 99 minutes at peak in each direction. This is not a commuter suburb, and no infrastructure currently planned makes it one.
Anyone who needs to buy in the next twelve months. Nothing here can lawfully be sold until registration.
Anyone underwriting the aerospace-employment story. The named aerospace employers — at 12.46, 13.19, 14.99, 16.11 and 16.14 km — sit on the far side of a four-kilometre-wide airport. The employment story here is batteries, optics and fertiliser, not aircraft.
And any short-horizon buyer. On the base-case growth rate it takes close to four years just to recover the cost of buying.
Booking — and Why None Is Possible Today
There is no booking amount for Prestige Park Lane KIADB, no earnest money figure, no allotment process and no price list, because Section 3 of the RERA Act 2016 prohibits all of it before registration. If you are asked for a cheque, an expression-of-interest payment, a "pre-launch blocking amount" or a refundable deposit for this project, that request has no legal basis and you should decline it. Money paid outside a registered project sits outside the protections the Act exists to provide.
What a serious buyer can usefully do now is watch three things and act when they change: the grant of Terms of Reference and then environmental clearance on PARIVESH under proposal SIA/KA/INFRA2/588626/2026; the appearance of a Karnataka RERA registration at rera.karnataka.gov.in, which will carry the sanctioned plan, the carpet areas, the approved unit count and an enforceable possession date; and the developer's own first published price, which is the moment every estimate on this page can finally be checked against a real number.
Use the enquiry form on this site to be told when those change. We will publish the registered figures against our estimates, including where our estimates turn out to have been wrong.
Prestige Park Lane KIADB Pricing FAQs - Frequently Asked Questions
What is Prestige Holland & Battersea, and is it the same project?
It is the name the developer itself used on the statutory filing for this parcel. PARIVESH proposal SIA/KA/INFRA2/588626/2026, submitted on 11 August 2026, describes a Residential and Commercial Development called Prestige Holland & Battersea on 13.0552 hectares at exactly these coordinates. Marketing names routinely differ from the names used in environmental filings, and a project can be renamed between filing and launch. Treat the name that appears at Karnataka RERA registration as the binding one, because that is the name any agreement will be written against.
Is this the same as the Park Lane project at Thubarahalli, or a Prestige project at Hennur Road?
No to both. Park Lane by A B & T Lifestyle Spaces LLP is a separate registered Bengaluru project at Thubarahalli in east Bengaluru, carrying Karnataka RERA number PRM/KA/RERA/1251/446/PR/200126/008415, with no connection to this parcel. Separately, some circulating material places a "Prestige Battersea" at Hennur Road, and we found no PARIVESH filing, no Karnataka RERA record and no investor disclosure supporting a project of that name there. The parcel described on this site is fixed by the plot numbers and coordinates on the environmental filing.
Is KIADB-allotted land a sound basis for a residential purchase?
It is a genuinely open question on this parcel, and buyers should treat it as one. The developer's own filing records the ownership document as an allotment letter, not a sale deed, which is a different tenure from private freehold. KIADB's own pre-feasibility report for this industrial area allocates no acreage at all to residential use across the entire 1,210.85-acre layout, with the whole commercial allocation smaller than this single 32.26-acre parcel, yet the developer has filed the scheme as a Residential and Commercial Development. There is precedent inside the wider park - Brigade's 75-acre township holds Plots 305-309 in this same layout - but the position here is unresolved, so ask to see the allotment letter and the land use recorded on it.
What is the expected price per square foot in this pocket of Devanahalli?
The branded apartment comparables in the belt cluster tightly. Ebony at Brigade Orchards is developer-published at Rs 10,260 per sq ft under Karnataka RERA number PRM/KA/RERA/1250/303/PR/280225/007530, and Purva Northern Lights at KIADB Bagalur at Rs 11,000 under registration reference PR/120326/008523. Laurel & Maple at Brigade Orchards is reported at Rs 11,480 with a senior-living premium, and Provident Ecopolitan at Rs 10,600, Godrej MSR City at Rs 10,050 and Sattva Vasanta Skye at Rs 9,800 complete the set, giving a mean of Rs 10,532. The delivered-township tier of Birla Trimaya, Tata Carnatica and Lodha Sadahalli sits higher at Rs 12,500 to Rs 13,250, and we set our ceiling below it because no delivered township surrounds this parcel.
What will the all-in cost be after GST, stamp duty and registration, and did Karnataka change the registration fee?
Budget about 12.65 per cent over the base price: GST at 5 per cent on an under-construction purchase with no input tax credit, Karnataka stamp duty at 5 per cent, cess at 0.5 per cent, surcharge at roughly 0.15 per cent, and the registration fee at 2 per cent. Karnataka did change the registration fee - it doubled from 1 per cent to 2 per cent with effect from 31 August 2025 - so any cost sheet or calculator still using 1 per cent understates your outgo. This loading excludes floor-rise, car parking, clubhouse contribution, corpus, maintenance advance and legal charges, none of which has been published for this project.
What should I verify for myself before committing anything?
Four checks, in order. Search rera.karnataka.gov.in for the project, for Prestige Holland, for Prestige Battersea and for Apex Realty Management Private Limited, and confirm a registration exists before any money moves. Ask for the KIADB allotment letter and the permitted land use recorded on it, and for the survey numbers, so they can be checked against the Special Agricultural Zone order of 6 December 2025. Track PARIVESH proposal SIA/KA/INFRA2/588626/2026 for the Terms of Reference grant and the clearance that follows. Then take independent legal advice on the allotment tenure, because it is not the freehold title most apartment buyers are used to.