Apartments Under ₹5 Crore
on Bannerghatta Road
16+ verified ultra-premium 3 & 4 BHK apartments and villas across Bannerghatta Road — homes from Sobha Magnus, Prestige, Shriram and Purva, plus villaments in Hulimavu, all under ₹5 Cr. RERA-checked, price/sqft compared, zero brokerage surprises.
3 & 4 BHK apartments & villas under 5 crore on Bannerghatta Road
At this budget the real decision is apartment vs. villa vs. villament — and how much of it goes to a brand-new Sobha launch vs. an established, ready-to-move address. Here's what's realistically available under ₹5 Cr right now.
1,109–1,950 sqft · from established resale to new eco-luxury launches
- Widest price spread on this page — reflects the gap between mid-premium and ultra-luxury stock
- Sobha Magnus's 3 BHKs at ₹15,000–18,000/sqft anchor the top of the range
- Established projects like Prestige Elysian remain the value entry point
1,920–2,800 sqft · Hiranandani Upscale, Sobha Magnus
- Genuinely scarce below ₹3 Cr — most 4 BHK inventory sits closer to the ceiling
- New-launch options carry possession risk and pre-launch pricing volatility; verify RERA and current price sheet
- Best suited to joint families or buyers prioritising brand and amenities
1,900–4,400 sqft · Hulimavu, Begur Road, NICE Junction
- Most built-up area per rupee of anything on this page
- Independent land ownership — but confirm UDS and building plan approval
- Concentrated in specific villa-belt pockets rather than spread across the whole corridor
Apartments & villas under 5 crore on Bannerghatta Road — 16 options compared
A cross-portal snapshot of ultra-premium apartments, villas and villaments currently trading under ₹5 Cr in and around Bannerghatta Road. Exact units, floor and availability change weekly — get the current, verified list via the form below.
| # | Project | Locality | Config | Size | Price | Rate /sqft |
|---|---|---|---|---|---|---|
| 1 | Prestige Elysian | Kalena Agrahara | 3 BHK (entry) | 1,109 sqft | ₹1.15 Cr | ₹10,370 |
| 2 | Prestige Elysian | Kalena Agrahara | 3 BHK (larger) | 1,810 sqft | ₹1.68 Cr | ₹9,282 |
| 3 | Valmark City Ville | Hulimavu | 3 BHK Villament (entry) | 2,300 sqft | From ₹2.00 Cr | ₹8,696 |
| 4 | Mahindra Windchimes Phase 2 | Hulimavu / Begur Road | 3/4 BHK (entry) | 1,800 sqft | From ₹2.00 Cr | ₹11,111 |
| 5 | Hiranandani Upscale Bannerghatta | Bannerghatta | 4 BHK (entry) | up to 3,455 sqft | From ₹2.59 Cr | — |
| 6 | Serenity Gardens | Begur Road | 4+ BHK (carpet area) | 1,920 sqft | ₹2.72 Cr | ₹14,167 |
| 7 | Sobha Magnus | Kothnur, off Bannerghatta Rd | 2 BHK (entry)* | 1,249 sqft | ₹2.62 Cr* | ₹20,977* |
| 8 | Sobha Magnus | Kothnur, off Bannerghatta Rd | 3 BHK | 1,750 sqft | ₹3.15 Cr* | ₹18,000* |
| 9 | Mahindra Windchimes Phase 2 | Hulimavu / Begur Road | 4 BHK (larger) | 2,800 sqft | Up to ₹3.60 Cr | ₹12,857 |
| 10 | Shriram Bannerghatta Villas | Bannerghatta Road | 4 BHK Villa (entry) | 1,900 sqft | From ₹3.95 Cr | ₹20,789 |
| 11 | Purva Symphony | NICE Junction, off Bannerghatta Rd | 3/4 BHK Villa (entry) | 3,283 sqft | From ₹4.00 Cr | ₹12,184 |
| 12 | Sobha Magnus | Kothnur, off Bannerghatta Rd | 3 BHK (larger) | 1,950 sqft | ₹3.50 Cr* | ₹17,949* |
| 13 | Sobha Magnus | Kothnur, off Bannerghatta Rd | 4 BHK (entry) | 2,200 sqft | ₹4.00 Cr* | ₹18,182* |
| 14 | Valmark City Ville | Hulimavu | 4 BHK Triplex Villament | 4,000 sqft | ₹4.50 Cr* | ₹11,250* |
| 15 | Sobha Magnus | Kothnur, off Bannerghatta Rd | 4 BHK (larger) | 2,800 sqft | ₹4.61 – 5.00 Cr* | ₹16,464–17,857* |
| 16 | Valmark City Ville | Hulimavu | 4 BHK Triplex Villament (largest) | 4,400 sqft | ₹4.99 Cr | ₹11,341 |
Compiled and cross-checked from live listings across major property portals (2026). *Rows marked with an asterisk reflect Sobha Magnus's published pricing, which has varied across sources and phases since this is a pre-launch/newly launched project (RERA-approved October 2025) — confirm the current official price sheet with Relgrow or the developer before shortlisting. Villament prices generally reflect land + structure value and vary significantly with plot size and UDS. Rows without a size or rate reflect what was publicly listed for that unit at the time of research.
Where does your ₹5 Crore go further?
At this budget, the decision isn't just locality — it's whether you pay the Sobha/branded-launch premium near Royal Meenakshi Mall, or move to the villa belt in Hulimavu and NICE Junction for meaningfully more space. Here's how they compare.
Kothnur / Kalena Agrahara apartment belt
Hulimavu / NICE Junction villa belt
The real cost of a ₹4 Cr home isn't ₹4 Cr
Listing portals show the sale price. Nobody shows what actually lands in your total outlay — and villas carry a few cost lines apartments don't. Here's the full picture on a typical ₹4 crore Bannerghatta Road home.
| Cost head | Typical rate | On a ₹4 Cr home |
|---|---|---|
| Base sale price | — | ₹4,00,00,000 |
| Stamp duty (Karnataka) | 5% + 10% cess/surcharge* | ₹22,00,000 |
| Registration charge | 1% | ₹4,00,000 |
| GST (only if under-construction apartment) | 5% of base price | ₹0 – ₹20,00,000 |
| Khata transfer / BBMP charges | 2% of guidance value, approx | ₹55,000 – ₹85,000 |
| Maintenance / corpus deposit (apartments only) | ₹75–150 per sqft, one-time | ₹1,50,000 – ₹3,50,000 |
| Legal + documentation (villas: title chain check) | Flat fee, higher for villas | ₹35,000 – ₹85,000 |
| Home loan processing fee | 0.5%–1% of loan amount | ₹1,60,000 – ₹3,20,000 |
*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 applies only to under-construction apartments (like Sobha Magnus), not villas or resale — but villa buyers should budget separately for BBMP building plan sanction fees if constructing or extending. Budget an extra 7–9% over the sale price for a resale home, and up to 13% for an under-construction apartment.
How far is your shortlisted home from work, really?
At this budget you're weighing space against commute — a villa in Hulimavu or NICE Junction buys more sqft, but adds 10-20 minutes each way versus a Kalena Agrahara apartment. Here's realistic peak-hour drive time.
| Destination | From Kalena Agrahara / Kothnur | From Hulimavu | From NICE Junction / Begur Road |
|---|---|---|---|
| IIM Bangalore & Bannerghatta hospitals belt | 8–12 min | 8–12 min | 15–20 min |
| Koramangala | 18–23 min | 18–23 min | 25–30 min |
| Silk Board Junction | 18–23 min | 18–23 min | 20–25 min |
| Electronic City (via NICE Road) | 15–20 min | 15–20 min | 10–15 min |
| Jayanagar / JP Nagar | 15–20 min | 15–20 min | 20–25 min |
| Kempegowda International Airport | 80–95 min | 80–95 min | 85–100 min |
Estimates for typical weekday peak traffic (9–10 AM / 6–7 PM), not off-peak. The Pink Line metro connecting Kalena Agrahara (Gottigere) to Nagawara opened its first phase in 2026 and has already cut travel time to the city centre and IT hubs significantly — ask your Relgrow advisor for the latest station-wise timeline before you buy for appreciation.
The 7-point document check most buyers skip
At ₹5 Cr you're often choosing between a brand-new pre-launch tower and an established villa community — and each carries a different risk profile. 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. This matters most for villas and villaments in Hulimavu and other fringe layouts.
Occupancy Certificate (OC)
No OC means the building isn't legally fit for occupation yet — this is especially relevant for a pre-launch project like Sobha Magnus, where OC is years away, versus a completed community where it should already be in hand.
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 (villas)
For villas, confirm your Undivided Share of land matches the sale deed and that the built structure matches the BBMP/BDA-sanctioned plan — unsanctioned extensions are a common issue in independent villas.
Apartments & villas under 5 crore by micro-market
"Bannerghatta Road" and its villa belt cover a huge stretch with very different trade-offs. Pick the micro-market that matches your commute, budget and space needs.
Kothnur, near Royal Meenakshi Mall
₹15,000–18,000/sqft · Sobha's flagship entry to the corridor
Sobha Magnus anchors this stretch — 3 & 4 BHK eco-luxury homes spanning the full ₹2.6–5 Cr budget range.
Kalena Agrahara
₹9,000–17,000/sqft · at the Pink Line terminal station
Home to Prestige Elysian — the best value entry point on this page, with large 3 BHKs from ₹1.15 Cr.
Hulimavu
₹8,500–13,500/sqft · 8–12 min to core Bannerghatta Road
Valmark City Ville's triplex villaments (up to 4,400 sqft) trade here for meaningfully less than an equivalent apartment.
NICE Junction / Begur Hobli
₹10,000–13,000/sqft · 15–20 min to core Bannerghatta Road
Purva Symphony's triplex villas sit here — the largest single-unit footprints (up to 3,947 sqft) at this budget.
Begur Road
₹9,000–14,000/sqft · 15–25 min to core Bannerghatta Road
Home to Shriram Bannerghatta Villas and Mahindra Windchimes Phase 2 — the most competitively priced villa entry points.
Arekere
₹8,500–17,000/sqft · 5–10 min to IIM-B, Apollo, Fortis
The most premium apartment stretch on the corridor, with Hiranandani Upscale's entry-tier 4 BHKs from ₹2.59 Cr.
Schools, hospitals & malls near Bannerghatta Road apartments
What you're really buying into, beyond the flat itself.
| Category | Landmark | Approx. distance from Arekere |
|---|---|---|
| Hospital | Apollo Hospitals, Bannerghatta Road | 5–10 min |
| Hospital | Fortis Hospital, Bannerghatta Road | 5–10 min |
| Education | IIM Bangalore | 5–10 min |
| School | Ryan International School | 8–12 min |
| Mall / retail | Royal Meenakshi Mall | 5–10 min |
| Mall / retail | Vega City Mall | 8–15 min |
| Transit | Kalena Agrahara Metro (Pink Line terminal) | 8–20 min, area dependent |
| Highway | NICE Road | Direct access from most micro-markets |
Distances are approximate and vary by exact project location within each micro-market. Metro timelines are subject to BMRCL's official construction schedule.
Relgrow's Bannerghatta Road service area
We actively track and verify inventory across every pincode below — not just the Arekere stretch that most portals default to.
Localities & pincodes covered
Don't see your pincode? We're expanding coverage toward Jigani and Anekal — ask your advisor.
What actual Bannerghatta Road buyers say
"We were torn between a Sobha Magnus 4 BHK and a Valmark City Ville villament. Relgrow laid out the actual space-vs-brand trade-off with numbers, and was upfront that Sobha's pricing was still moving since it's a fresh launch."
— Rohan D., bought in Kothnur
"Our Purva Symphony villa shortlist had a UDS discrepancy nobody flagged until Relgrow's document check caught it. Saved us from a legal headache post-registration."
— Meenal K., bought near NICE Junction
"At this budget we wanted maximum space, and Relgrow was upfront that a villa would beat any apartment on sqft-per-rupee. We chose Shriram Bannerghatta Villas — no regrets."
— Farhan & Nisha, bought on Begur Road
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 ₹4 Cr home is actually worth negotiating to.
Zero brokerage on select inventory
Many of our Bannerghatta Road 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 Bannerghatta Road home
Slide to see the monthly EMI for any apartment or villa priced under ₹5 Crore.
Illustrative estimate only — actual EMI depends on your lender, credit profile and processing charges. Not financial advice.
Apartments & villas under 5 crore on Bannerghatta Road Bangalore — your questions
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