Pre-Launch • Attibele Hobli, South Bengaluru

Purva Attibele Pricing

Purva Attibele is at pre-launch, pre-RERA stage. No official cost sheet has been published, and no RERA-declared carpet area exists yet for any unit. The pricing on this page reflects the anticipated pre-launch entry points for the project set against the Attibele and Electronic City rate card, Puravankara's own disclosed development economics, and the corridor's branded comparable set. It is an informed indicative position, not a quotation.

Market Context — What the Corridor Costs Today

LocalityAverage rateRange
Attibele₹6,450 / sq ft₹5,250 – ₹7,800
Electronic City₹7,400 / sq ft₹5,450 – ₹10,250
Prestige Attibele (branded peer, indicative)₹7,000 – ₹9,000 / sq ft—

Attibele is the corridor's affordability anchor. Two-bedroom stock in the wider Attibele, Chandapura and Begur belt trades in the ₹40–60 lakh band, and the existing supply is overwhelmingly mid-rise and locally developed. There is no flagship high-rise podium township from a national listed developer anywhere on this stretch of road.

Buyers shortlisting Purva Attibele often compare it with Signature Regal, a Chandapura project in the same city that offers a useful reference on format, pricing and delivery record.

Puravankara's Own Development Economics

There is a useful check available here that most pre-launch projects do not offer, because Puravankara disclosed the numbers to the exchanges.

On 23 December 2025, the company announced its acquisition of the 53.5-acre Attibele Hobli parcel with approximately 6.4 million sq ft of saleable potential and a gross development value exceeding ₹4,800 crore.

₹4,800 crore ÷ 6.4 million sq ft ≈ ₹7,500 per sq ft.

That is the developer's own blended realisation assumption across the entire land bank at the point of acquisition. It is a blended figure — a 53.5-acre parcel developed over multiple phases typically carries a mix of formats and price points, with a flagship high-rise tower enclave pricing above the blend and lower-density or mid-income components below it.

It is a useful anchor precisely because it comes from the developer rather than from a broker.

Purva Attibele — Indicative Pricing

The project's anticipated pre-launch entry points are from ₹95 lakh for 1.5 BHK, ₹1.30 crore for 2 BHK and ₹1.50 crore for 3 BHK. Worked against internally consistent unit sizes, those give:

ConfigurationSuper built-upIndicative carpetRate bandIndicative all-in
1.5 BHK950 – 1,020 sq ft620 – 670 sq ft₹9,950 – ₹10,100₹95 L – ₹1.03 Cr
2 BHK1,290 – 1,400 sq ft845 – 920 sq ft₹10,080 – ₹10,150₹1.30 Cr – ₹1.42 Cr
3 BHK1,470 – 1,640 sq ft965 – 1,075 sq ft₹10,200 – ₹10,300₹1.50 Cr – ₹1.69 Cr

Overall project range: ₹95 Lakh to ₹1.69 Crore. Working rate band: ₹9,950 – ₹10,300 per sq ft.

Reading That Premium Honestly

The implied rate band sits roughly 55% above the Attibele average and at the top of the wider Electronic City range. It is above the top of Prestige Attibele's indicative ₹7,000–9,000 guidance, and above the ₹7,500 blended figure implied by Puravankara's own GDV disclosure.

What justifies a premium of that size:

  • Flagship brand, not mid-income. Puravankara operates three brands. Provident Housing is its mid-income line; Purva Land is plotted development; Puravankara is the flagship premium-apartment brand, carrying a specific architectural and specification standard built over five decades. This is a flagship asset, and flagship product does not price against mid-rise local stock.
  • No comparable supply. Fourteen towers to 80 metres on a multi-level podium, with 2,900+ homes and a multi-tier grand clubhouse, has no equivalent anywhere on this corridor. A first-mover branded high-rise sets the benchmark rather than competing within one.
  • The podium premium is real construction cost. A podium slab engineered to carry landscape, water bodies, a swimming pool, sports surfaces, mature tree planting and fire tender access is materially more expensive to build than a conventional layout. The vehicle-free ground plane is bought, not conjured.
  • Engineering at 80 metres. Seismic and wind lateral-load design, pressurised lobbies, high-head water distribution and high-rise firefighting are a different structural and services standard from mid-rise construction, and they cost accordingly.

What a buyer should do about it: treat these figures as the anticipated pre-launch position and test them against the official cost sheet when it is published. If the launch price lands materially below this band — which the GDV arithmetic and the corridor comparables would both support — that is a better entry, not a worse project. Either way, ask for the price per RERA-declared carpet square foot and compare it directly against every alternative on your shortlist.

Pricing is anticipated pre-launch guidance, not an official price list. The project is pre-RERA — the current stage is expression of interest only, and no booking payment should be made before K-RERA registration is granted and verified.
Configuration Size (SBA) Indicative Price Est. All-in Cost* Stage
1.5 BHK 950–1,020 sq ft ₹95 L+ ~₹1.04–1.15 Cr Phase 1 EOI
2 BHK 1,290–1,400 sq ft ₹1.30 Cr+ ~₹1.42–1.59 Cr Phase 1 EOI
3 BHK 1,470–1,640 sq ft ₹1.50 Cr+ ~₹1.64–1.89 Cr Phase 1 EOI

*Estimated all-in budgets run roughly 9–12% over the base price and include 5% GST on under-construction property, 5% Karnataka stamp duty, 1% registration, and BWSSB/BESCOM deposits. Club membership, maintenance corpus, legal charges and interiors are additional.

Reading the Premium Honestly

The anticipated entry points imply a working rate band of roughly ₹9,950–₹10,300 per sq ft. Attibele averages about ₹6,450 and Electronic City about ₹7,400, so this prices at the top of the wider Electronic City band rather than within the Attibele one. That is a flagship-brand, first-mover premium — test it against the official cost sheet the day it lands.

All-In Cost Beyond the Base Price

Budget a further 9–12% over the apartment price: 5% GST on under-construction property, 5% Karnataka stamp duty and 1% registration on the sale-deed value, club membership and the maintenance corpus, BWSSB and BESCOM deposits, legal charges, and 1% TDS under Section 194-IA on each instalment above ₹50 lakh. Interiors are additional.

Pre-Launch Stage and What It Means

This is an expression-of-interest stage, not a booking stage. Under RERA a project cannot legally be advertised for sale or accept booking payments before registration, so nothing beyond a refundable EOI should change hands. Registering early gives the widest choice of tower, floor and orientation across fourteen towers, ahead of the published price list.

Investment Perspective

The case rests on a genuinely dual-economy employment base meeting a corridor priced at ₹6,450 per sq ft with almost no branded supply, plus the Yellow Line's arrival at Bommasandra. The counterweights are pre-RERA status, social infrastructure thinner than Electronic City's, a 70 km airport distance, and anticipated pricing that implies a substantial premium to the local market.

All-In Cost Breakdown

Worked for an indicative 2 BHK at ₹1.36 crore base consideration.

ComponentBasisIndicative amount
Base consideration1,345 sq ft × ₹10,110₹1,35,97,000
Floor riseVaries by floor above threshold₹0 – ₹6,00,000
Preferential location chargeCorner / podium-facing / high floor₹0 – ₹7,00,000
Car parkingWhere charged separately₹3,00,000 – ₹5,00,000
Club membershipOne-time₹1,50,000 – ₹3,00,000
Maintenance corpus depositOne-time, at handover₹2,70,000 – ₹4,05,000
Infrastructure / development chargesWhere applicable₹1,50,000 – ₹3,00,000
Sub-total before statutory≈ ₹1,44,67,000 – ₹1,64,02,000
GST5% on under-construction, no ITC₹6,80,000 – ₹8,20,000
Stamp duty5% of guidance value (Karnataka, above ₹45 L)₹6,80,000 – ₹8,20,000
Registration1%₹1,36,000 – ₹1,64,000
Cess and scanning~0.6%₹82,000 – ₹98,000
Legal and documentation₹25,000 – ₹75,000
Total acquisition cost≈ ₹1,60,70,000 – ₹1,83,79,000
Fit-out and interiorsOptional, buyer's scope₹10,00,000 – ₹28,00,000

Planning rule: budget 9–12% above the quoted apartment price for statutory and one-time charges before any interior spend.

Karnataka statutory charges run approximately 6.6% all in — 5% stamp duty on properties above ₹45 lakh, 1% registration and around 0.6% in cess and scanning — calculated on the guidance value or transaction value, whichever is higher.

GST applies at 5% without input tax credit on under-construction residential property. It does not apply once a project receives its occupancy certificate.

Payment Plans

Construction-linked plan (CLP). Payments tied to verifiable construction milestones — foundation, podium slab, each tower slab, blockwork, finishing, handover. Typically 10% at booking, 10–15% at agreement, then milestone instalments with a retention until possession.

Down-payment plan. 90–95% within 30–60 days of booking against a 4–7% discount on the base rate. On a ₹1.36 crore unit, a 5% discount is roughly ₹6.8 lakh — against carrying full construction risk with no payment leverage.

Flexi or possession-linked plan. A larger upfront tranche, typically 30–40%, then the balance at possession, usually with a smaller discount than the down-payment option.

For a pre-RERA project specifically, CLP is the right default. Until registration is granted there is no declared completion date with legal force behind it. A construction-linked plan is the mechanism that keeps your outflow tracking actual progress rather than a promised schedule.

Home Loan and EMI Guidance

Indicative EMIs at 8.5% per annum, 80% loan-to-value on the base consideration.

ConfigurationIndicative price20% down paymentLoan amountEMI over 20 yrsEMI over 25 yrs
1.5 BHK₹99,00,000₹19,80,000₹79,20,000₹68,700₹63,800
2 BHK₹1.36 Cr₹27,20,000₹1.09 Cr₹94,500₹87,700
3 BHK₹1.60 Cr₹32,00,000₹1.28 Cr₹1,11,000₹1,03,100

Income requirement. Lenders generally cap the EMI at 50–55% of net monthly income. A ₹94,500 EMI on the 2 BHK implies a household net income of roughly ₹1.7–1.9 lakh a month; the 1.5 BHK's ₹68,700 implies roughly ₹1.25–1.4 lakh.

During construction, the bank disburses against milestones and you pay pre-EMI interest on the disbursed amount only, with full EMI beginning after final disbursement. On a project of this scale, the pre-EMI phase runs for years — model it explicitly rather than assuming it away.

Tax. Interest on a self-occupied home loan is deductible up to ₹2 lakh a year under Section 24(b), with principal repayment up to ₹1.5 lakh under Section 80C. Pre-possession interest on an under-construction property is deductible in five equal instalments from the year of possession, subject to the same overall cap.

A note for pre-RERA purchases. Most lenders will not sanction a home loan against an unregistered project. Financing generally becomes available once RERA registration is granted and the project is on the bank's approved list. Plan your funding on that basis.

Rental Yield Analysis

Attibele's rental demand draws from three distinct pools: Electronic City's IT campuses, the Bommasandra, Jigani and Attibele industrial areas, and the Hosur manufacturing belt across the border. Industrial tenants in particular tend to rent steadily and move less frequently than IT tenants, which shortens void periods.

Modelled on completion, for a 2 BHK at an indicative ₹1.36 crore:

ScenarioMonthly rentAnnualGross yield
Conservative₹29,000₹3,48,0002.6%
Moderate₹36,000₹4,32,0003.2%
Optimistic₹42,000₹5,04,0003.7%

For a 1.5 BHK at ₹99 lakh:

ScenarioMonthly rentAnnualGross yield
Conservative₹22,000₹2,64,0002.7%
Moderate₹27,000₹3,24,0003.3%
Optimistic₹31,000₹3,72,0003.8%

Net yield runs roughly 0.5–0.8 percentage points below gross after maintenance charges, property tax, insurance, periodic repainting and a vacancy allowance.

The 1.5 BHK is the sharpest rental instrument in this project. Lowest absolute exposure, and a tenant pool wider than a 1 BHK's — it takes couples and sharers as well as single occupants — while costing substantially less than a 2 BHK.

Want the current Phase 1 information pack, the anticipated cost sheet, or a site visit at Attibele Hobli? Ask the team directly.

Request Project Brief

Yield in Context

AssetIndicative returnLiquidityRisk
Bank fixed deposit6.5% – 7.25%HighVery low
Debt mutual funds6.5% – 8%HighLow
Indian REITs5.5% – 7% distribution yieldHighModerate
Nifty 50 (long-run average)11% – 13%HighHigh
Residential rental yield (Bengaluru)2.5% – 3.3% netLowModerate
Residential total return (rent + appreciation)Corridor-dependentLowModerate to high pre-RERA

Indian residential property has never been a yield asset. It is an appreciation asset with a rental floor that covers part of the carry, and its distinguishing feature is access to long-tenor leverage at rates below the historical appreciation rate of a good micro-market. No other asset in the table offers a retail buyer that.

For a pre-RERA purchase specifically, the risk column moves up a notch. There is no registered completion date, no sanctioned-plan disclosure and no regulatory recourse until registration is granted. That is a genuine additional risk and it should be priced into the decision, not narrated away.

Capital Appreciation Potential

First-mover position (moderate-to-high confidence). Purva Attibele would be the corridor's first flagship high-rise podium township from a national listed developer. First-mover positions in Bengaluru peripheral corridors have historically produced stronger appreciation and better resale liquidity, because the project becomes the address rather than one of several.

The Attibele–Electronic City price gap (moderate confidence). ₹6,450 against ₹7,400 per sq ft, for locations 12 to 15 km apart on the same highway. Gaps of this size on a single corridor tend to compress as connectivity and branded supply arrive.

Metro extension (uncertain, high impact). The Yellow Line is operational to Bommasandra. A further Hosur Road extension with a proposed Attibele station would re-rate the corridor. Proposed, not funded and under construction — an option, not a plan.

Hosur's industrial growth (moderate confidence). Tamil Nadu is actively developing Hosur as a manufacturing and electronics hub. Growth there drives housing demand on the Karnataka side, where the schooling, healthcare and social infrastructure is deeper. Attibele is the nearest such node.

The counterweight. A high entry rate reduces the appreciation headroom. If the project prices at ₹10,000+ per sq ft in a ₹6,450 market, a meaningful share of the corridor's future re-rating is already in the entry price. That is the central tension in this investment case and it deserves a clear-eyed answer before committing.

Investor Profiles

The Electronic City or Hosur professional. Buy the 2 BHK. A branded high-rise home with township amenities inside a practical commute of nine employment nodes across two states.

The single professional or young couple. Buy the 1.5 BHK. A configuration almost nobody else builds, at the project's lowest entry, with a half-room that becomes a home office now and a nursery later.

The first-mover investor. Buy the 1.5 BHK for yield and lowest exposure, or the 3 BHK if the thesis is corridor re-rating and you want maximum absolute participation. Choose tower and floor for orientation and highway distance rather than for price.

Who should wait. Anyone who needs a RERA number, a sanctioned plan and a published cost sheet before committing funds — all three are pending. Anyone who needs bank financing, which generally requires registration. And anyone uncomfortable with an entry rate at a substantial premium to the local market.

Before You Pay Anything

  1. Confirm RERA registration has been granted and verify the /PR/ or P0-class number on rera.karnataka.gov.in. Do not accept an agent-class number.
  2. Obtain the RERA-declared carpet area and compute price per carpet square foot.
  3. Compare that figure against Prestige Attibele and the Electronic City branded set on the same basis.
  4. Get the land conversion, layout approval and plan sanction documents for your counsel's review, plus an independent title search.
  5. Read Puravankara's December 2025 exchange filing on the 53.5-acre acquisition — it is public and it is the strongest verifiable fact about this project.
  6. Confirm the payment schedule ties every instalment to a verifiable construction milestone.
  7. Confirm what is included in the quoted price — parking, club membership, corpus, floor rise and PLC are frequently quoted separately.
  8. Ask for the projected maintenance charge at full occupancy, remembering that a podium scheme carries a higher common-area load.
  9. Establish when the podium amenity level completes relative to your tower's handover.
  10. Read the delay compensation, area variation and specification change clauses before signing anything.

Purva Attibele Pricing — Frequently Asked Questions

Where exactly is Purva Attibele located?

Attibele Hobli, Anekal Taluk, near Attibele, South Bengaluru, pin code 562107 — on the NH-44 (Hosur Road) corridor between the Electronic City technology cluster to the north and the Hosur industrial belt roughly 10 km south across the Tamil Nadu border.

What is Attibele Hobli?

A hobli is a revenue sub-division within a taluk in Karnataka's administrative structure. Attibele Hobli sits inside Anekal Taluk in the Bengaluru Urban district. It is the precise regulatory phrasing Puravankara used in its own December 2025 land-acquisition disclosure.

What configurations are available at Purva Attibele?

Anticipated 1.5, 2 and 3 BHK. Indicative super built-up areas run 950–1,020 sq ft for 1.5 BHK, 1,290–1,400 sq ft for 2 BHK and 1,470–1,640 sq ft for 3 BHK. The project brief describes these as anticipated rather than confirmed; the definitive set is released with the floor plans at launch.

What is a 1.5 BHK and is it worth buying?

A 1.5 BHK is a one-bedroom home with an additional half-room — smaller than a full bedroom and usable as a study, nursery, home office or guest space — that does not carry a second full bedroom's area cost. It suits single professionals, young couples and investors, and it is a configuration with real, persistent search demand in Bengaluru and almost no branded supply answering it. Check whether the half-room has an external window: with one it is a study, without one it is a store.

What is the price of Purva Attibele?

Anticipated pre-launch entry points are from ₹95 lakh for 1.5 BHK, ₹1.30 crore for 2 BHK and ₹1.50 crore for 3 BHK — a working rate band of roughly ₹9,950–₹10,300 per sq ft and an overall range of ₹95 lakh to ₹1.69 crore. Pricing is tentative and not yet official. Budget a further 9–12% for GST, Karnataka stamp duty and registration, club membership, corpus and legal charges.

What is the ₹4,800 crore Attibele Hobli acquisition?

On 23 December 2025 Puravankara announced the acquisition of a 53.5-acre land parcel in Attibele Hobli, Anekal Taluk, with approximately 6.4 million sq ft of saleable development potential and a gross development value exceeding ₹4,800 crore — one of its largest single residential additions in Bengaluru. It took the company's FY26 cumulative land additions to 12.76 million sq ft and roughly ₹13,900 crore of potential GDV. This 28-acre tower enclave is the flagship high-rise component within that wider land bank.