Brigade Banashankari

Brigade Banashankari overview - 600 homes on nine acres at Uttarahalli

Brigade Banashankari is a pre-launch residential development by Brigade Enterprises Limited on Sy. Nos. 83, 84/1 and 84/2 of Uttarahalli Village, Uttarahalli Hobli, Bengaluru South Taluk, off Dr Vishnuvardhan Road. Almost everything on this page comes from one primary document: the Environmental Clearance granted on 13 May 2026 by the State Environment Impact Assessment Authority, Karnataka (EC identification number EC26C3801KA5414542N, state file SEIAA 108 CON 2026). That certificate records a 9 acre 1 gunta site, 600 apartments, two towers of four basements plus ground plus 40 upper floors, and a separate clubhouse block - along with the water, power, parking, landscape and sustainability numbers reproduced throughout this page. For another Bengaluru read, Brigade Belvedere helps ground the project story in buyer fit, product type, and the level of document clarity needed before moving ahead.

Two things a buyer should know before reading any further. First, Brigade has not announced a marketing name for this project. It is referred to in circulating material as Brigade Banashankari or Brigade Uttarahalli; both are working titles, and neither appears in Brigade's own project index or investor communication. Second, the project is not registered with the Karnataka Real Estate Regulatory Authority. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a project in Karnataka cannot be advertised, booked or sold until that registration is issued. Anything you are shown as a booking, a price list or an allotment before then is outside the statute.

Land. 36,523 sq m, recorded on the certificate as 9 acres 1 gunta. Net of 5,868 sq m of kharab land, the developable net site area is 30,655 sq m, or 7.575 acres, carrying a permissible and proposed Floor Area Ratio of 3.00.

Units. 600 apartments and one clubhouse. Across two towers of 40 upper floors each, that is 600 divided by 80 residential plates, or 7.5 homes on each tower's floor plate - 15 homes per level across both towers. That is an ordinary count for a Bengaluru high-rise. What is genuinely unusual here is the ground plane: ground coverage of 11.7% and landscape across 63.3% of the net site, both arithmetic taken off a certificate rather than a brochure adjective.

Approvals. Environmental Clearance granted 13 May 2026 under Category B2, Schedule 8(a) Building and Construction, on a proposal filed 23 March 2026 (SIA/KA/INFRA2/570476/2026), recommended by SEAC on 2 April 2026 and decided by SEIAA on 22 April 2026. K-RERA registration has not been issued. A height No Objection Certificate from the Airports Authority of India is a required approval for a building of this height and we make no claim that it has been obtained.

Location. Uttarahalli Village, Uttarahalli Hobli, Bengaluru South Taluk, Bengaluru Urban District, off Dr Vishnuvardhan Road, postal code 560061. The certificate's own declared list of sensitive receptors records Turahalli Forest at 0.6 km, a Muneshwara temple at 0.05 km and Subramanya Kere at 1.6 km. Those are the filing's figures; every travel distance quoted on this page is a routed road distance instead.

Price position. Brigade has published no price and there is no cost sheet. The surrounding Uttarahalli, Banashankari, Subramanyapura and Kanakapura Road belt was benchmarking around Rs 11,400 to Rs 12,050 per sq ft on smaller formats in 2026. Our own estimate for this product, set out with its reasoning further down, is Rs 13,900 to Rs 16,300 per sq ft - an estimate, not a quotation.

Green cover. 19,406 sq m of landscape and 1,220 trees to be planted, against a certificate condition of one tree for every 80 sq m of plot area.

Most pre-launch pages in Bengaluru are written off a channel-partner PDF. This one is not. The Environmental Clearance for this parcel is a signed, numbered, publicly filed instrument that names the survey numbers, the applicant, the authorised signatory and roughly forty separate design and services figures. It is the reason this page can state a floor count, a parking count and a sewage treatment capacity as fact while declining to state a unit size or a possession date. Where the certificate is silent, this site is silent.

What the certificate describes is a deliberately narrow building programme on a wide site. Ground coverage is 3,585 sq m on a net site of 30,655 sq m - 11.7%, which means roughly 88% of the net site carries no building at ground level. Landscape is 19,406 sq m, or 63.3% of the net site. The residential mass is pushed into two slender vertical elements rather than spread across six or eight mid-rise blocks, which is the trade that buys the open ground. At 600 homes on 9.02 acres the gross density works out to 66.5 units per acre - dense by the standards of a plotted layout, but the built footprint is concentrated rather than distributed.

The parcel sits in a part of Bengaluru that has been settled for decades. Uttarahalli, Subramanyapura, Padmanabhanagar and the older Banashankari stages are mature, largely mid-market residential neighbourhoods with established schools, colleges and hospitals, and a competitive set within about five kilometres that is overwhelmingly small local builders. A 600-unit, two-tower, 40-storey scheme with 63% of its net site under landscape does not join that market; on the evidence of the certificate it would create a new tier above it. That is the single most important thing to understand about the project, and it is also the source of most of the uncertainty around its eventual price.

Brigade Banashankari location - Uttarahalli, off Dr Vishnuvardhan Road

Every figure in this table is a road distance, computed on the OpenStreetMap driving network from the project pin on 23 August 2026. We never present a map measurement as a distance, and we publish no single drive-time numbers. On this site that is not a formality. National Public School Banashankari is 0.29 km away in a straight line and 1.75 km by road - a detour factor of six. The nearest NICE Road toll plaza is 2.62 km on the map and 15.95 km by road, because NICE Road is a controlled-access expressway with no local entry from the Uttarahalli side; the only genuinely usable entry is the western, Kengeri-side toll at 5.40 km routed, which is the figure in the table below. A page that published the map figures would be materially misleading a buyer.

Transit - what is operational, and what is not

Vajarahalli on the Green Line is the nearest metro station, 4.26 km by road. It has been operational since 21 January 2021. This is a first-mile car or auto trip, not a walk. If an illustrative journey time is useful: our own estimate, not a measurement, is likely 10 to 20 minutes at peak on that stretch. We could not confirm a dedicated feeder bus service or a BMTC route number to the station, and we record that as an unresolved gap rather than as evidence that no service runs. Note also that the 4.26 km is measured from the pin given in the circulating information sheet, which is itself unverified.

Two lines are in range, which is genuinely unusual for a south-west address. Green Line stations run from Vajarahalli at 4.26 km through Thalaghattapura at 5.25 km, Doddakallasandra at 5.58 km, Konanakunte Cross at 6.23 km and Silk Institute at 7.14 km. On the Purple Line, Pattanagere is 6.14 km, Rajarajeshwari Nagar 6.77 km and Kengeri Bus Terminal 7.13 km.

The Yellow Line, RV Road to Bommasandra, 19.15 km across 16 elevated stations, was inaugurated on 10 August 2025 and opened to public service on 11 August 2025. What that changes here is the Electronic City question: a rail route now exists, running north on the Green Line to RV Road and interchanging onto the Yellow Line, which bypasses the Silk Board road bottleneck. There is no single-seat journey, and we publish no end-to-end journey time. Service opened at a 25-minute headway with one or two trainsets and was later improved to roughly seven minutes; confirm the current headway with BMRCL before you plan a commute around it.

Two corrections to claims circulating about this location. Metro Phase 3 does not put a station in Uttarahalli. Its Orange Line runs along the western Outer Ring Road between Kempapura and a southern terminus in the JP Nagar area, with intermediate stations reported around Hosakerehalli and Kadirenahalli, roughly 4 km north-east of the site. Phase 3 was approved by the Union Cabinet in August 2024 at about Rs 15,611 crore and is targeted around 2031; all of its specifics remain provisional. And a Green Line extension south of Silk Institute toward Harohalli exists only as a proposed Phase 4 corridor - no sanction, no approved detailed project report, no timeline. It should not enter anyone's valuation.

Employment - the honest version

This is not a tech corridor, and a buyer's first search will establish that in thirty seconds. The nearest real office cluster is on Mysore Road, not to the south-east: Mindtree Global Village Tech Park and Sattva Global City at 5.36 km by road. The Bannerghatta Road office belt is about 11.9 km routed and the Central Silk Board and southern Outer Ring Road area about 12.9 km. Electronic City is 25.60 km by road against 16.15 km straight-line - a detour factor of 1.6 and a serious peak-hour exposure by car. For that trip the rail option is now better than the road option.

What this belt offers instead is the depth of schools, colleges and hospitals listed above. The buyer this site suits is a family taking a settled, well-serviced south-west address with two metro lines in reach - not a daily Whitefield or Outer Ring Road commuter.

Turahalli Forest - what is true and what is not

Turahalli is a real reserved forest of roughly 590 acres and it is genuinely close: the clearance filing records it at 0.6 km. Two qualifications, both of which matter.

The reserve section is closed to the public. The accessible Tree Park entrance is a 5.26 to 5.54 km drive. And we make no forest-view claim - 0.6 km with intervening development does not support one. What is defensible, and worth something, is that a large protected green mass under a kilometre away is not going to be built on.

The second point is a reassurance rather than a caveat. Litigation over the Turahalli buffer has frozen roughly 2,000 nearby BDA sites. This parcel is not among them. It is private revenue land in Uttarahalli Hobli carrying live survey numbers, not a BDA layout site in Kengeri Hobli, and the distinction is the whole reason the difference between "Uttarahalli Village" and "Banashankari 6th Stage" is worth being pedantic about.

Brigade Banashankari floor plans and configurations - 2, 3 and 4 BHK

No unit plan, carpet area or apartment size has been published by Brigade, and none appears on the Environmental Clearance. We are not going to print a specification table that does not exist.

What does exist is a client information sheet, circulating since July 2026, which lists three configurations - 2 BHK at 1,150 to 1,350 sq ft, 3 BHK at 1,550 to 2,000 sq ft, and 4 BHK at 2,400 to 3,000 sq ft and above. Those figures are unverified. They come from that single sheet, they carry no developer attribution, and the aggregator microsites circulating alongside it advertise only 2 and 3 BHK. Treat them as an indication of the intended product, nothing more, and do not use them to compute a budget.

There is one internal consistency check we can run, and we publish it as our own estimate rather than as a finding. The certificate's FAR area of 92,000 sq m divided across 600 apartments gives 153 sq m per unit, which is about 1,650 sq ft of sanctioned FAR area. Sanctioned FAR area is not saleable area; applying a normal FAR-to-saleable loading of 1.3 to 1.4 gives an average saleable unit of roughly 2,000 to 2,300 sq ft. That is an average, not a range of offered sizes, and it says nothing about the mix. It is consistent with a scheme weighted toward 3 and 4 BHK homes, which is what the circulating sheet describes - but consistency is not confirmation.

The definitive configuration table will exist only when Brigade files for K-RERA registration, at which point unit-wise carpet areas become a matter of public record.

2 BHK

1,150 - 1,350 sq ft band · plan drawn at 1,250 sq ft

The band comes from circulating pre-launch material and is reproduced as that, not as a Brigade figure. The single size on the drawing is its midpoint, drawn by us.

3 BHK

1,550 - 2,000 sq ft band · plan drawn at 1,775 sq ft

The widest of the three bands, and the one most likely to split into two or more distinct types once Brigade files a unit schedule with K-RERA.

4 BHK

2,400 - 3,000 sq ft band · plan drawn at 2,700 sq ft

The top of the circulating mix. The Environmental Clearance records the BHK split as not available, so nothing here is certified.

Brigade Banashankari gallery - site, massing and the certified programme

No developer renders, elevations or photographs have been released for this project. The frames below are indicative visualisations prepared for this site from the specification recorded on the Environmental Clearance. They illustrate certified dimensions and site organisation; they are not Brigade artwork and should not be read as a representation of the final architecture.

1. Twin-tower massing, indicative. Tower A and Tower B at 4 basements plus ground plus 40 upper floors, drawn to the certificate's proportions on a 36,523 sq m plot, with the low clubhouse block reading as a horizontal counterpoint at 4 basements plus ground plus 5 floors.
2. Ground-plane study. The 11.7% ground coverage figure made visible - 3,585 sq m of building footprint set against 30,655 sq m of net site, showing how much of the parcel carries no structure at grade.
3. Landscape spread. The 19,406 sq m landscape area, 63.3% of the net site, shown as continuous planted ground rather than as fragmented setbacks between blocks.
4. Clubhouse envelope. The separate amenity building at ground plus five floors over four basements, positioned between the towers. The internal programme is not published and is not depicted.
5. Basement and parking section. A cutaway of the four basement levels carrying 1,000 spaces, with the certificate's condition of electric vehicle charging on at least 25% of them marked.
6. Services schematic. The 450 KLD sequential batch reactor STP on its 500 sq m footprint, the two 100 cu m rainwater tanks, the 30 recharge pits and the roof area reserved for solar generation.

Brigade Banashankari pricing - our estimate, and why Brigade has none published

Brigade has not published a price. There is no cost sheet, no rate card and no booking amount, and there lawfully cannot be one until K-RERA registration is issued.

The prevailing benchmark across Uttarahalli, Banashankari, Subramanyapura and the Kanakapura Road belt was roughly Rs 11,400 to Rs 12,050 per sq ft on smaller formats in 2026. That is a mature, largely mid-market band, set by a competitive field within about five kilometres that is overwhelmingly small local builders.

Our estimate for this product is Rs 13,900 to Rs 16,300 per sq ft. The reasoning, stated so you can disagree with it: a 600-unit, two-tower scheme at 41 levels above ground, with 11.7% ground coverage, 63.3% of the net site under landscape and 1.67 parking spaces per home, is not a product this micro-market currently contains. On the evidence of the certificate it would set the top of the local market rather than slot into it, and a premium of that order over the prevailing band is what that positioning normally costs. This is our estimate derived from market comparables. It is not a quotation, it is not from Brigade, and it should be checked against the cost sheet at launch.

We publish no all-in ticket price for this project, deliberately. Any such figure would have to multiply our estimated rate by an apartment size that is itself unverified, and compounding two estimates produces a number that looks precise and is not. When a real cost sheet exists, the arithmetic becomes worth doing.

What is fixed regardless of the base rate is the statutory stack payable at registration in Karnataka: stamp duty at 5%, registration charges at 2% - raised from 1% with effect from 31 August 2025 - and GST at 5% on an under-construction purchase without input tax credit. Those are payable to the relevant authority over and above the developer's price, and any budget built for this project should carry them from the outset.

Also worth noting: the Rs 198 crore recorded on the Environmental Clearance is the declared project construction cost. It is not a gross development value, not a sales value and not comparable to either. It should never be divided by 600.

Brigade Enterprises Limited - developer profile

Source: Brigade Enterprises Limited, Investor Presentation Q4 and FY26, filed with the NSE and BSE on 6 May 2026 (ref BEL/NSEBSE/IP/06052026). Promoter group holding was 41% at 31 March 2026.

Brigade's verified south-Bengaluru registrations, all held by Brigade Enterprises Limited and all project (/PR/) registrations, include Brigade Panorama on Mysore Road, Plumeria Phase 1 and Plumeria Lifestyle at Brigade Meadows, Brigade 7 Gardens in Banashankari, Brigade Southfield, Brigade Parkside West, Brigade Komarla Heights, Brigade Nanda Heights, and Azalea at Brigade Meadows. The applicant on this project's Environmental Clearance is Brigade Enterprises Limited itself, at the 29th and 30th floors of the World Trade Centre Bengaluru, Brigade Gateway Campus, with Ms Shama Chanekar as authorised signatory.