Pride Tumkur Road Price and Rate per Sqft at Nagasandra

The ladder decodes to one rate, and that tells you something

Divide each circulating price by Rs 10,000 per sqft:

• Rs 1,15,00,000 ÷ 10,000 = 1,150 sqft
• Rs 1,65,00,000 ÷ 10,000 = 1,650 sqft
• Rs 2,30,00,000 ÷ 10,000 = 2,300 sqft

Three exact round numbers with zero remainder. The ratio 1.15 : 1.65 : 2.30 reduces to 1 : 1.4348 : 2.000. These are not three independently costed tiers; they are one flat rate multiplied by three round sizes. A genuine cost sheet almost never looks like this, because real rate cards differ by configuration, by floor, by facing and by tower, and real unit areas land on numbers like 1,143 or 1,676, not on multiples of fifty.

That has a second consequence worth stating plainly: at a flat rate, the rental yield is identical across all three configurations, and so is the cost per square foot of the four-bedroom and the two-bedroom. In a real project the larger format almost always carries a different rate. Treat Rs 10,000 as a stand-in that recovers the sizes usefully, and expect it to be replaced.

Five ways to derive the rate, with the working

Each method is independent. None of them is the developer's price.

Method A — where the ladder sits between the two branded reference points on the node. Pride's own registered project further along this road asks from Rs 1.24 Cr on a 1,414 sqft three-bedroom, which is Rs 8,769 per sqft. Brigade Lumina, one kilometre away, asks from Rs 1.45 Cr on a 1,099 sqft home, which is Rs 13,194 per sqft. The circulating Rs 10,000 sits (10,000 − 8,769) ÷ (13,194 − 8,769) = 27.8% of the way from the cheaper anchor to the dearer one. Bracket: Rs 8,769 – 13,194.

Method B — upper quartile of the institutional corridor band. Knight Frank puts Tumkur Road at Rs 5,300–10,200 for H1 2026. A new Grade-A high-rise prices in the upper part of a locality band, not the middle. At the 75th percentile: 5,300 + 0.75 × 4,900 = Rs 8,975. At the 90th: 5,300 + 0.90 × 4,900 = Rs 9,710. For reference, Rs 10,000 sits at the 96th percentile of that band: (10,000 − 5,300) ÷ 4,900 = 95.9%. Range: Rs 8,975 – 9,710.

Method C — read-across from the developer's own current asking rate on this road. Rs 8,769 per sqft, from the developer's own live project page. This scheme, as described, is larger, multi-tower, podium-based and closer to the station, so it should carry a step over that: at +10%, 8,769 × 1.10 = Rs 9,646; at +20%, 8,769 × 1.20 = Rs 10,523. Range: Rs 9,646 – 10,523.

Method D — guidance-value uplift. The government registration (guidance) rate for the West Bengaluru zone in June 2026 is Rs 4,900 per sqft, and Rs 4,850 for the adjacent industrial locality. Citywide, asking price runs at 12,100 ÷ 5,950 = 2.034× guidance. Applying that multiple: 4,900 × 2.034 = Rs 9,965; 4,850 × 2.034 = Rs 9,863. Range: Rs 9,863 – 9,965. Worth noting as a cross-check: the circulating Rs 10,000 against the West zone's Rs 4,900 guidance is a multiple of 2.041, which is almost exactly the citywide 2.034 — so on this measure the ladder is city-normal rather than aggressive.

Method E — a listed developer's own underwriting on this exact road. Brigade Enterprises' July 2024 joint-development agreement on Tumkur Road carried roughly 1.2 million sqft with a stated gross development value of about Rs 1,100 crore, which is 1,100,00,00,000 ÷ 12,00,000 = Rs 9,167 per sqft. That is a real number a listed company underwrote on this stretch, though it is dated mid-2024. Knight Frank records +16% over the 12 months to H1 2026; applying one year of that gives 9,167 × 1.16 = Rs 10,634. Applying it for both intervening years would be compounding a growth rate we only observe for one of them, so this method supports a range rather than a point. Range: Rs 9,167 – 10,634.

The four methods average Rs 9,811 per sqft, which is 1.9% below the ladder's own implied Rs 10,000 and sits inside the independently defensible band for this node of Rs 9,250 – 10,200 per sqft. Method A is deliberately excluded from the average because it is a bracket rather than an estimate.

That is a reassuring result and it should not be over-read. It says the circulating prices are plausible for this corridor. It says nothing whatsoever about whether the project exists as described, whether the unit sizes are right, or whether a cost sheet will eventually carry these numbers.

What a flat actually costs: the full acquisition stack

The agreement value is not the cheque. Karnataka doubled the registration fee from 1% to 2% with effect from 31 August 2025, the first revision since 2003, which moved the statutory load up by a full percentage point.

Statutory rates — these are fixed by law and are not the developer's to set:

One practical note on stamp duty. It is charged on the higher of the consideration and the guidance value. The West Bengaluru zone guidance rate is Rs 4,900 per sqft against an indicative asking rate near Rs 10,000, so duty here would be assessed on the agreement value, not on guidance. That also means any suggestion of registering at guidance value to save duty does not arise, and should be refused if it is ever offered.

Worked examples at the circulating prices. Legal and documentation is taken at a flat Rs 50,000, which is market practice, not a quoted fee.

Budget roughly 13% over the agreement value on this ladder, and understand that the figure is a floor, because it contains none of the project-specific charges below.

Payment plans, and what registration changes

No payment schedule has been published for this project, so what follows is the norm and the law, not this scheme's terms.

Bengaluru construction-linked plans typically take around 10% at booking, another 10–20% at agreement, and the balance against slab progress, with a final 5% at handover. Two structural features of this particular scheme deserve attention if a plan is ever offered. Three basements take a long time and are invisible from the road — a plan that front-loads a large tranche on "completion of basements" can move a quarter of the money before any superstructure exists. And a 33-level stack generates a long tail of slab milestones, so the schedule's shape matters more than its headline.

The legal position while the project is unregistered is the part that matters most:

• Section 3 bars the promoter from advertising, marketing, booking, selling or offering for sale any apartment in an unregistered project. An unregistered project cannot lawfully take a booking at all.
• Section 13(1) bars a promoter from accepting more than 10% of the cost of the apartment as an advance without first entering into a written agreement for sale, which must then be registered.
• Section 4(2)(l)(D) requires 70% of collections to sit in a separate designated account and be drawn only against certified construction progress. That protection attaches on registration. Before registration, money paid has no such statutory mechanism governing how it is deployed.

The practical translation: any "expression of interest", "pre-launch booking amount" or "priority allotment cheque" collected now sits outside the escrow discipline that makes a RERA-registered purchase safe, and no completion date is enforceable, because registration is what makes a completion date binding on a promoter. If you are asked for money before a registration number exists, that is the moment to stop and ask why.

Rental yield, derived

No published rental yield exists for Nagasandra, Peenya or Tumkur Road. The nearest published rate is Rs 29 per sqft per month, which two adjacent localities on this belt both carry. Applying it:

• 1,650 sqft × Rs 29 = Rs 47,850 a month, or Rs 5,74,200 a year
• Against a Rs 1.65 Cr agreement value: 3.48% gross
• Against the Rs 1.86 Cr all-in cost: 3.08% gross

Because the ladder is one flat rate, that percentage is identical for all three configurations. A published absolute cross-checks it: a three-bedroom on the adjacent industrial locality lets at about Rs 45,000 a month, which on 1,650 sqft is Rs 27.3 per sqft per month and a 3.27% gross yield.

One more denominator matters, and it is the reason a single yield number would mislead. The 3.48% above is computed against the circulating Rs 10,000 per sqft. Run the same Rs 29 against Nagasandra's own locality rate of Rs 9,250 per sqft and it reads 29 × 12 ÷ 9,250 = 3.76%. Both are correct; they simply price two different entry points. Published yields on either side bracket that read sensibly — Jalahalli at 4.07% and Yeshwanthpur at 3.12%. So call the corridor 3.5% to 3.8% gross on the purchase price, with the low end being what the circulating pre-launch rate produces and the high end what the locality rate produces, and about 3.1% on the all-in cost once stamp duty, registration and GST are carried — an estimate, not a published figure, and before maintenance, vacancy, income tax and the property's own share of common charges. Net yield will be materially lower, and an unregistered pre-launch produces no rent at all until handover.

What a buyer cannot yet know

This is the honest list, and it is longer than the list of things that are settled.

• The price. Nothing above is the developer's figure. The ladder is unconfirmed information in circulation and decodes to a single assumed rate.
• The unit sizes, which means the ticket for any specific apartment is unknown even if the rate is right.
• The carpet areas, which are the only areas a registered agreement can be signed against.
• Every project-specific charge — floor rise, parking, clubhouse, corpus, maintenance, preferential location, infrastructure and connection charges. On a 32-storey tower, floor rise alone can be a double-digit percentage of the base.
• The payment schedule, and therefore how much money moves before anything is built.
• The land extent and the survey number. The land area is not published anywhere; the figure used across this site, approximately 3.8 acres, is our own back-calculation from the unit count and the FAR headline, with an honest band of 3.5 to 4.7 acres.
• Whether premium FAR has actually been purchased and TDR loaded. FAR 5.19 is the maximum permissible under the February 2025 premium FAR policy, not an entitlement anyone holds — and premium FAR is bought at roughly 28% of guidance value, which is a real cost that has to be earned back in the price.
• Whether an AAI height clearance exists for a stated 98.35 m tower, with four aerodromes inside the notified radii.
• The completion date, which cannot be enforceable while the project is unregistered.
• The RERA registration number. A full parse of the Karnataka RERA project registry current to 17 August 2026 returns no registration for this project under any Pride-family promoter entity, and the developer's own Bengaluru portfolio does not list it. That is consistent with a genuine pre-launch. It also means nothing about the project can be independently verified.