Apartments Under ₹3 Crore
in Thanisandra
20+ verified 2, 3 & 4 BHK apartments across Thanisandra — flagship towers, duplexes and larger layouts near Manyata Tech Park, all under ₹3 Cr against the corridor's ₹8,500–11,500/sqft range. RERA-checked, price/sqft compared, zero brokerage surprises.
2, 3 & 4 BHK apartments under 3 crore in Thanisandra
At this budget, Thanisandra's flagship towers near Manyata Tech Park open up fully — the decision becomes tower brand, floor and finish rather than affordability. Here's what's realistically available under ₹3 Cr right now.
800–1,100 sqft · flagship developments with fuller amenity sets
- Genuine flagship-tower stock, not a budget compromise
- Rates run ₹9,000–10,500/sqft, at the higher end of Thanisandra's range
- Best fit for buyers wanting the newest amenities near Manyata Tech Park
1,150–1,850 sqft · the widest spread of any configuration at this budget
- The default upgrade path for families settling near Manyata Tech Park
- Wide spread lets you trade off tower brand against carpet area
- Strong resale liquidity given how common this configuration is here
1,900–2,750 sqft · top-tier towers and select duplex units
- The upper edge of what ₹3 Cr buys in Thanisandra specifically
- Larger penthouses with private terraces typically exceed this budget
- Best suited to buyers prioritising space and flagship amenities
Apartments under 3 crore in Thanisandra — 20 options compared
A cross-portal snapshot of 2, 3 & 4 BHK apartments currently trading under ₹3 Cr in and around Thanisandra. Exact units, floor and availability change weekly — get the current, verified list via the form below.
| # | Project | Locality | Config | Size | Price | Rate /sqft |
|---|---|---|---|---|---|---|
| 1 | Sobha City | Thanisandra | 2 BHK (flagship entry) | 800 sqft | ₹75.00 L* | ₹9,375* |
| 2 | Windsor Greens | Thanisandra | 2 BHK | 1,000 sqft | ₹92.00 L* | ₹9,200* |
| 3 | Marq Residences | Thanisandra | 2 BHK (larger) | 1,100 sqft | ₹1.10 Cr* | ₹10,000* |
| 4 | Purva Atmosphere | Thanisandra | 3 BHK (entry premium) | 1,150 sqft | ₹1.10 Cr* | ₹9,565* |
| 5 | Botanico Enclave | Thanisandra | 3 BHK | 1,400 sqft | ₹1.40 Cr* | ₹10,000* |
| 6 | Windsor Greens | Thanisandra | 3 BHK | 1,550 sqft | ₹1.63 Cr* | ₹10,500* |
| 7 | Marq Residences | Thanisandra | 3 BHK | 1,650 sqft | ₹1.78 Cr* | ₹10,800* |
| 8 | Hebbal Vista Residency | Thanisandra / Hebbal border | 3 BHK | 1,750 sqft | ₹1.93 Cr* | ₹11,000* |
| 9 | Nagawara Skyline | Thanisandra / Nagawara | 3 BHK | 1,800 sqft | ₹1.98 Cr* | ₹11,000* |
| 10 | Kothanur Meadows | Kothanur | 3 BHK | 1,850 sqft | ₹1.85 Cr* | ₹10,000* |
| 11 | Sobha Athena | Thanisandra | 4 BHK (entry) | 1,900 sqft | ₹2.00 Cr* | ₹10,526* |
| 12 | Botanico Enclave | Thanisandra | 4 BHK | 2,050 sqft | ₹2.21 Cr* | ₹10,800* |
| 13 | Windsor Greens | Thanisandra | 4 BHK | 2,200 sqft | ₹2.42 Cr* | ₹11,000* |
| 14 | Marq Residences | Thanisandra | 4 BHK | 2,350 sqft | ₹2.65 Cr* | ₹11,300* |
| 15 | Hegde Nagar Heights | Hegde Nagar | 4 BHK | 2,450 sqft | ₹2.74 Cr* | ₹11,200* |
| 16 | Elements Court | Thanisandra | Duplex (3 BHK) | 2,500 sqft | ₹2.80 Cr* | ₹11,200* |
| 17 | Windsor Greens | Thanisandra | Duplex (4 BHK) | 2,650 sqft | ₹2.95 Cr* | ₹11,130* |
| 18 | Jakkur Lakefront | Jakkur | 4 BHK | 2,300 sqft | ₹2.19 Cr* | ₹9,500* |
| 19 | Independent builder floor | Kothanur | 4 BHK | 2,400 sqft | ₹2.04 Cr* | ₹8,500* |
| 20 | Resale apartment (2017-built) | Thanisandra Main Road | 3 BHK (resale) | 1,700 sqft | ₹1.36 Cr* | ₹8,000* |
Compiled and cross-checked from live listings across major property portals (2026). *Rows marked with an asterisk are computed using the disclosed average price/sqft for that BHK category in Thanisandra's sub-₹3-Cr segment, since exact unit pricing wasn't itemised for these specific named projects at the time of research — confirm the current asking price with Relgrow before shortlisting. Row 20 reflects an informally shared resale example (2017-built, Thanisandra Main Road) rather than a formal listing — treat as indicative, not a current live offer.
Where does your ₹3 Crore go further?
At this budget, a ₹3 Cr ceiling comfortably covers Thanisandra's flagship-tower core with room for a duplex — the real decision is tower brand versus extra space in the surrounding pockets. Here's how the two segments compare.
Thanisandra core (near Manyata Tech Park)
Kothanur, Jakkur & Hegde Nagar (adjacent)
The real cost of a ₹3 Cr home isn't ₹3 Cr
Listing portals show the sale price. Nobody shows what actually lands in your total outlay. Here's the full picture on a typical ₹3 crore Thanisandra home.
| Cost head | Typical rate | On a ₹3 Cr home |
|---|---|---|
| Base sale price | — | ₹3,00,00,000 |
| Stamp duty (Karnataka) | 5% + 10% cess/surcharge* | ₹16,50,000 |
| Registration charge | 1% | ₹3,00,000 |
| GST (only if under-construction apartment) | 5% of base price (no affordable-housing concession at this value) | ₹0 – ₹15,00,000 |
| Khata transfer / BBMP charges | 2% of guidance value, approx | ₹81,000 – ₹1,29,000 |
| Maintenance / corpus deposit | ₹25–70 per sqft, one-time | ₹1,12,000 – ₹2,75,000 |
| Legal + documentation | Flat fee, scales with property value | ₹50,000 – ₹1,12,000 |
| Home loan processing fee | 0.5%–1% of loan amount | ₹1,20,000 – ₹2,40,000 |
*Stamp duty is 3% up to ₹20L, 3% from ₹21–45L, and 5% above ₹45L in Karnataka, plus a 10% surcharge/cess on the duty amount — check the current Karnataka Stamps & Registration schedule for your exact slab. GST on under-construction apartments is 5% without input tax credit; at this value most units won't qualify for the 1% affordable-housing rate, since that concession is capped by carpet area and value — confirm which slab your shortlisted unit falls under, as resale flats attract no GST at all. Budget an extra 7–9% over the sale price for a resale home, and up to 11% for an under-construction apartment.
How far is your shortlisted home from work, really?
Thanisandra's whole appeal is proximity to Manyata Tech Park and the North Bangalore IT belt — here's what that actually looks like at peak hour.
| Destination | Approx. drive time from Thanisandra |
|---|---|
| Manyata Tech Park | 5–10 min |
| Hebbal / ORR North junction | 10–15 min |
| Kirloskar Business Park | 10–15 min |
| Nagawara (Pink Line, under construction) | 10–15 min |
| Whitefield (via ORR) | 35–45 min |
| Central Bangalore (MG Road / CBD) | 30–40 min |
| Kempegowda International Airport | 35–45 min |
Estimates for typical weekday peak traffic (9–10 AM / 6–7 PM), not off-peak. Thanisandra has no operational metro station of its own yet; the Pink Line via Nagawara is under construction and expected to improve connectivity once completed — ask your Relgrow advisor for the latest timeline before you buy for appreciation.
The 7-point document check most buyers skip
Thanisandra's mix of newer high-rise towers and a handful of older independent buildings means document scrutiny still matters, even at premium budgets. Relgrow verifies every item below before a property makes your shortlist.
RERA registration
Confirm the project's RERA number is live and matches the builder on the Karnataka RERA portal — not just quoted in a brochure.
A-Khata, not B-Khata
B-Khata properties can't get a home loan from most banks and carry resale/legal risk — confirm khata status carefully, especially on older or independent-builder stock.
Occupancy Certificate (OC)
No OC means the building isn't legally fit for occupation yet — check this even on premium towers with a strong brand name.
Encumbrance Certificate (13+ yrs)
Confirms the home is free of loans, disputes or unpaid dues from a previous owner — non-negotiable on resale.
Complete sale deed chain
Every previous ownership transfer should be documented and registered, with no gaps between owners.
Property tax & maintenance dues
Ask for the last 2 years of BBMP property tax receipts and a maintenance due-clearance letter from the association.
UDS & sanctioned building plan
Confirm your Undivided Share of land matches the sale deed and that the built structure matches the BBMP-sanctioned plan on file.
Apartments under 3 Crore by pocket
Thanisandra spans a wide North Bangalore stretch around Manyata Tech Park, so at a ₹3 Cr budget the real variation is tower brand near the tech park versus larger private space in the surrounding pockets. Here's what to expect.
Near Manyata Tech Park
₹8,500–11,500/sqft · newer high-rise stock
The most-marketed Thanisandra stretch, closest to Manyata Tech Park and Hebbal.
Thanisandra Main Road core
₹8,000–10,500/sqft · wider mix of possession-ready stock
More established with everyday retail already in place, and a broader spread of possession-ready inventory.
Nagawara
₹8,200–11,000/sqft · closer to the upcoming Pink Line
Worth watching closely as Pink Line construction progresses — connectivity here is set to improve the most.
Kothanur
₹6,800–8,800/sqft · quieter, lower-density pocket
A step down in rate from the tech-park-facing stretch while keeping a reasonable commute to Manyata.
Jakkur
₹7,000–9,200/sqft · near Jakkur Lake and the aerodrome
A greener, more open feel than core Thanisandra, popular with buyers who want some distance from high-rise density.
Hegde Nagar
₹7,800–10,200/sqft · borders Thanisandra and Nagawara
A middle-ground pocket with a growing stock of mid-to-premium towers at a modest discount to the core.
Schools, hospitals & malls near Thanisandra apartments
What you're really buying into, beyond the flat itself.
| Category | Landmark | Approx. distance from Thanisandra |
|---|---|---|
| Hospital | Aster CMI Hospital, Hebbal | 10–15 min |
| Hospital | Columbia Asia Hospital, Hebbal | 10–15 min |
| School | Vidyashilp Academy | 8–12 min |
| School | Chrysalis High, Thanisandra | 5–10 min |
| Mall / retail | Elements Mall, Thanisandra | 5–10 min |
| Mall / retail | Phoenix Mall of Asia, Hebbal | 15–20 min |
| Employment hub | Manyata Tech Park | 5–10 min |
| Rail | Yeswanthpur Railway Station | 20–25 min |
Distances are approximate and vary by exact project location within Thanisandra. Thanisandra has no metro station of its own as of this writing.
Relgrow's Thanisandra service area
We actively track and verify inventory across Thanisandra and its immediate surrounding pockets — not just the most-advertised stretch that most portals default to.
Localities & pincodes covered
Don't see your pincode? We're expanding coverage toward the Bagalur Road stretch — ask your advisor.
What actual Thanisandra buyers say
"We compared three premium towers near Manyata Tech Park on real price per sqft before booking — the spread was bigger than the brochures let on."
— Arjun N., bought in Thanisandra
"Nobody else flagged that one shortlisted tower's OC was only 'applied for'. Relgrow caught it before we got emotionally attached to the unit."
— Divya R., bought in Thanisandra
"We wanted walk-to-work distance from Manyata without overpaying, and Relgrow's price/sqft comparison made the trade-offs obvious."
— Karthik & Sneha, bought near Hebbal border
Listing portals show you flats. We show you the ones worth visiting.
RERA & title check first
Every project on our shortlist is checked against the Karnataka RERA portal before it reaches you — not after you've booked.
Real price/sqft, not asking price
We track transacted prices, not just listing prices, so you know what a ₹1.8 Cr home is actually worth negotiating to.
Zero brokerage on select inventory
Many of our Thanisandra listings connect you directly with owners or builders — no added brokerage layered on top.
Local, not a call centre
Your advisor has walked these buildings. You get floor plans, resale history and honest red flags, not a script.
EMI calculator for your Thanisandra home
Slide to see the monthly EMI for any apartment priced under ₹3 Crore.
Illustrative estimate only — actual EMI depends on your lender, credit profile and processing charges. Not financial advice.
Apartments under 3 Crore in Thanisandra Bangalore — your questions
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