What is actually on the record for Brigade Banashankari
What follows is therefore a pricing framework rather than a price list: the dated market benchmarks the belt is trading at, our own estimated rate band with the reasoning shown, the Karnataka statutory cost stack at 5% stamp duty and 2% registration, one worked example, and the questions to put to the sales team when the cost sheet finally appears. Every figure below is labelled by where it comes from. We publish no return, yield or appreciation projection of any kind. For buyers already comfortable with the brigade-group name, Brigade Gunjur adds a local portfolio lens without skipping the practical checks around cost and daily use.
The one primary document that exists for this project is its Environmental Clearance, granted on 13 May 2026 by the State Environment Impact Assessment Authority, Karnataka, under EC identification number EC26C3801KA5414542N (proposal SIA/KA/INFRA2/570476/2026, state file SEIAA 108 CON 2026). It is a signed certificate, and it is unusually detailed.
| Field on the certificate | Value | Bearing on price |
|---|---|---|
| Plot area | 36,523 sq m — 9 acres 1 gunta | Land cost base |
| Net site area | 30,655 sq m (7.575 acres) | The FAR base |
| Built-up area | 1,47,500 sq m (1.587 million sq ft) | Total construction |
| FAR | Permissible 3.00, proposed 3.00 (92,000 sq m) | Sanctioned saleable envelope |
| Configuration | Tower A and Tower B, 4 basements + ground + 40 upper floors | High-rise cost structure |
| Units | 600 apartments plus a clubhouse | Denominator for any per-unit figure |
| Project cost | Rs 198 crore | Declared construction cost, not a sales value |
The Rs 198 crore is a construction cost declared to the environmental regulator. It is not a gross development value, not a revenue figure and not a guide to what an apartment will sell for. The two should never be set against each other.
Uttarahalli and Banashankari market context for Brigade Banashankari
The belt this project sits in — Uttarahalli, Banashankari, Subramanyapura and the adjoining Kanakapura Road frontage — was benchmarking at roughly Rs 11,400 to Rs 12,050 per square foot on smaller formats through 2026. This is a mature, largely mid-market residential belt rather than a premium one, and the competitive set within about five kilometres is dominated by small local builders rather than by listed developers.
Two dated, sourced figures give the developer-side context. Both are historical results, not forecasts.
| Measure | Value | Source and date |
|---|---|---|
| Brigade FY26 average realisation | Rs 12,107 per sq ft, up 9% on FY25 | Brigade Enterprises Ltd, Investor Presentation Q4 and FY26, filed with NSE and BSE on 6 May 2026 |
| Brigade FY26 realisation excluding plotted | Rs 12,622 per sq ft | Same filing |
| Brigade FY26 pre-sales | Rs 7,424 crore on 6.13 million sq ft, down 5% on FY25's Rs 7,847 crore | Same filing |
| Karnataka registration charge | Raised from 1% to 2% with effect from 31 August 2025 | State policy change |
Brigade's realisation figure is a company-wide, mix-affected average across four cities and several product types. It is not a Uttarahalli price index and it is not a prediction. We cite it only because it establishes the price tier Brigade's book as a whole is transacting at, which is materially above the Uttarahalli benchmark band.
Our estimated rate band for Brigade Banashankari — and the arithmetic
This band is our own estimate. Brigade has not confirmed, briefed or implied it, and it should be treated as a working assumption to be tested against the launch cost sheet.
Estimated rate band: Rs 13,900 to Rs 16,300 per square foot.
The reasoning, drawn entirely from figures on the Environmental Clearance:
- 600 units across two towers of 40 upper floors each works out to 7.5 homes per floor plate per tower, 15 per level across both towers. That sits inside the ordinary four-to-eight-per-plate range and is not itself a premium signal; the pricing case rests on the ground plane instead - 11.7% ground coverage and 63.3% landscape.
- Landscape area of 19,406 sq m against a net site of 30,655 sq m is 63.3% of the net site. Ground coverage of 3,585 sq m is 11.7%, so roughly 88% of the net site is not built on at ground level.
- 1,000 parking spaces against a required 963 is 1.67 spaces per home.
- The Environmental Clearance conditions require solar generation across at least 50% of roof area, EV charging on at least 25% of parking, dual plumbing, tertiary treatment of wastewater to urban-reuse standards, and ECBC and BEE compliance. These are cost-additive specifications, not brochure language.
A 600-unit, two-tower, 41-level scheme at that plate density and that open-space ratio would create the top of this micro-market rather than join it. That is why our estimate sits well above the Rs 11,400 to Rs 12,050 belt benchmark. It remains an estimate, and a wide one: the 17% spread between the two ends of the band is an honest reflection of how little has been fixed.
Publish the whole band, not a midpoint. Anyone quoting a single per-square-foot number for this project today is quoting something no document supports.
The Brigade Banashankari pricing we tested and withdrew
Brigade's Regulation 30 disclosure to the BSE and NSE on 22 September 2025 (reference BEL/NSEBSE/PR/22092025) announced a joint development agreement for a residential project in Banashankari 5th Stage, south Bengaluru, spread over 7.5 acres, with a stated gross development value of approximately Rs 1,200 crore. Across all 323 Brigade exchange announcements between January 2025 and August 2026 it is the only south-Bengaluru residential joint development disclosed, and the arithmetic reconciles neatly: net of 5,868 sq m of kharab, the certificate's net site area of 30,655 sq m is 7.575 acres, and 30,655 multiplied by an FAR of 3.00 gives 91,965 sq m against the certificate's stated 92,000.
We nonetheless publish no price derived from that filing, and we do not present its gross development value as this project's. The link between the filing and these survey numbers is our own inference and it is not proven. Four separate problems compound:
- The identity is a hypothesis. No filing ties Sy. Nos. 83, 84/1 and 84/2 to that joint development agreement, and the absence of any other disclosure does not prove identity — owned land bank and sub-materiality transactions generate no filing at all.
- The two inputs are a design cycle apart. A gross development value struck at signature in September 2025 would be divided by a unit count from a certificate granted in May 2026, and even the site area disagrees across that gap — 7.5 acres announced against 9.02 acres gross on the certificate.
- The loading factor is a category error. Sanctioned FAR area is not carpet area, so the familiar 1.3 to 1.4 times carpet-to-super-built-up multiplier does not apply to it. The correct FAR-to-saleable factor is nearer 1.15 to 1.25, and choosing between the two bases swings the answer by roughly 22% on an assumption nobody has stated.
- The apparent corroboration is circular. The unit mix used to sanity-check it has no independent provenance.
A method that produces a 22% swing on an unstated assumption does not produce a publishable number. The Rs 13,900 to Rs 16,300 band above is derived from market comparables instead, and it is the only estimate this site carries.
We also note a separate transaction that aggregators regularly conflate with this one: Brigade's outright purchase of two acres on Kanakapura Road on 29 July 2026. That is a different deal on a different parcel and has no bearing on pricing here.
Brigade Banashankari cost stack — stamp duty 5%, registration 2%
Karnataka's statutory charges are fixed and are the same for every buyer. They are levied on the sale-deed consideration, not on the GST-inclusive figure.
| Charge | Rate | Notes |
|---|---|---|
| GST | 5% | Applies to under-construction residential sale without input tax credit. A completed unit sold after the occupancy certificate attracts no GST. |
| Stamp duty | 5% | The Karnataka slab for property valued above Rs 45 lakh. Lower slabs apply below that and are irrelevant at this ticket size. |
| Registration charge | 2% | Raised from 1% with effect from 31 August 2025. Any cost sheet or online calculator still showing 1% is out of date and will understate the demand. |
Two riders. First, Karnataka levies a cess and a surcharge on the stamp duty component within urban limits, so the sub-registrar's actual demand runs a little above the headline 5%; take the exact figure from the sub-registrar rather than from a brochure. Second, tax deducted at source of 1% under Section 194-IA of the Income Tax Act applies to every instalment on a transaction above Rs 50 lakh. That is a credit against the seller's tax, not an additional cost, but the buyer is the one responsible for deducting and depositing it.
The one worked example for Brigade Banashankari
This is the only worked example on this site. Every other page refers back to it. It is illustrative arithmetic on our estimated band, not a quotation, and both the rate and the unit size are estimates.
The unit size used is 2,000 sq ft, chosen because it is the one point where two independent estimates meet. The client information sheet — uncorroborated, and the only source for any unit dimension — gives a 3 BHK range of 1,550 to 2,000 sq ft, so 2,000 sits at the top of that band. Separately, the certificate's FAR area of 92,000 sq m divided by 600 units is about 153 sq m per unit, which at a 1.3 to 1.4 times loading implies an average saleable area of roughly 2,000 to 2,300 sq ft. That derivation is ours and is an estimate. Two thousand square feet is where the marketing sheet's ceiling and the certificate's floor coincide.
| Component | At Rs 13,900 per sq ft | At Rs 16,300 per sq ft |
|---|---|---|
| Indicative basic consideration (2,000 sq ft) | Rs 2,78,00,000 | Rs 3,26,00,000 |
| GST at 5% | Rs 13,90,000 | Rs 16,30,000 |
| Stamp duty at 5% of consideration | Rs 13,90,000 | Rs 16,30,000 |
| Registration at 2% of consideration | Rs 5,56,000 | Rs 6,52,000 |
| Indicative all-in | Rs 3,11,36,000 | Rs 3,65,12,000 |
In round terms, an all-in of approximately Rs 3.11 crore to Rs 3.65 crore for a 2,000 sq ft home. The statutory layer adds a flat 12% to the basic consideration — 5% GST, 5% stamp duty and 2% registration — so the all-in is 1.12 times the basic figure whatever rate the launch cost sheet eventually carries. That multiplier is the durable part of this table; the rate and the size are not.
The example deliberately excludes charges we have no figure for. See the exclusions below before treating it as a budget.
What is not in the Brigade Banashankari cost stack
Karnataka apartment cost sheets routinely carry line items that we cannot quantify because Brigade has published nothing. Each of these is a real cash outflow and none is included above:
- Covered car parking charge, where levied separately from the basic rate.
- Clubhouse and amenity contribution. With a dedicated clubhouse block of 4 basements plus ground plus 5 upper floors on this project, this line is likely to be substantial, but no figure exists.
- BWSSB deposits and infrastructure charges. The Environmental Clearance records BWSSB as the water source, so a connection deposit will apply.
- Electricity and generator backup deposits. The certificate records 4,500 KVA of sanctioned power and nine 500 kVA diesel generators.
- Legal and documentation charges, and stamp on the agreement for sale ahead of the sale deed.
- Advance maintenance, usually billed 12 to 24 months up front, and a sinking or corpus fund.
- Interior fit-out, which for a home of this size is a five-to-six-figure decision in its own right.
Ask for every one of these in writing on the cost sheet before comparing this project against any other. A basic rate quoted without them is not comparable to a basic rate quoted with them.
BSK 6th Stage guidance value and what it means at Brigade Banashankari
This project is widely searched as Brigade Banashankari 6th Stage, and "BSK 6th Stage guidance value" is a common query. Both deserve a straight answer, because the answer affects what a buyer actually pays at the sub-registrar.
In Karnataka, stamp duty and registration are charged on the higher of the transaction consideration and the government guidance value published on the Kaveri portal for the specific property. Guidance value is a floor, not the base. For a product priced anywhere in the band estimated above, the consideration will sit well clear of any plausible guidance value, so duty will be charged on the actual price. Guidance value matters here mainly as a check on under-declaration and as a lookup a buyer should still perform.
The lookup has to be done against the right land. The address of record on the Environmental Clearance is Sy. Nos. 83, 84/1 and 84/2 of Uttarahalli Village, Uttarahalli Hobli, Bengaluru South Taluk, Bengaluru Urban District. Banashankari 6th Stage proper is a BDA layout formed over Hemmigepura and Ganakallu villages in Kengeri Hobli — a different hobli and a different kind of land, being formed layout land rather than private revenue land. A guidance-value search run against a BSK 6th Stage BDA site will not return the rate applicable to this parcel. Brigade's own September 2025 exchange filing, meanwhile, used the label "Banashankari 5th Stage". Three different labels circulate; only the survey numbers on the certificate are authoritative.
We publish no guidance value figure, because we have not verified one for these survey numbers. Look it up on Kaveri against Uttarahalli Village, Uttarahalli Hobli, Bengaluru South Taluk, and ask the sales team to confirm which village record the sale deed will be drawn against.
Payment plans at Brigade Banashankari — what cannot yet be quoted
No payment plan exists. Reproducing one would mean inventing it. What can be said is what the law requires and what to test when a plan does appear.
- Nothing can be collected before registration. Section 3 of the Act bars advertising, marketing, booking, selling and offering for sale before the project is registered. A pre-registration "expression of interest" or "priority booking" cheque has no statutory protection.
- The 10% rule. Under Section 13, a promoter cannot accept more than 10% of the cost of the apartment as an advance or application fee without first entering into a registered agreement for sale.
- The escrow rule. Under Section 4(2)(l)(D), 70% of the amounts realised from allottees must be deposited in a separate account and drawn only against certified construction progress.
- Four basements change the milestone shape. This project has 4 basement levels beneath both towers and beneath the clubhouse. A very large share of the programme's early cost and time sits below ground, where a buyer standing at the site sees no visible progress at all. Under a construction-linked plan whose milestones are defined by roof slabs, the early calls can therefore run well ahead of anything a buyer can see. Ask for milestones that name excavation, shoring, raft and each basement slab explicitly, and ask what proportion of the total falls before the ground-floor slab.
- Ask which plan type is on offer — construction-linked, time-linked or a subvention arrangement — and read the interest clauses in both directions: what the buyer pays on a delayed instalment, and what the promoter pays on a delayed handover.
Home loan guidance for a Brigade Banashankari purchase
No lender can sanction against an unregistered project, so approved-project panels do not yet exist here. The arithmetic below is generic and is included so a buyer can size the commitment in advance.
Loan-to-value. Under the Reserve Bank of India's norms the ceiling is 75% of property value for loans above Rs 75 lakh, which is the band this product falls in. Stamp duty, registration and documentation charges are excluded from the property value used for that calculation, so they must be funded from the buyer's own resources along with GST.
| At our estimated band | Basic consideration | Loan at 75% | Buyer's own funds |
|---|---|---|---|
| Rs 13,900 per sq ft | Rs 2,78,00,000 | Rs 2,08,50,000 | Rs 1,02,86,000 |
| Rs 16,300 per sq ft | Rs 3,26,00,000 | Rs 2,44,50,000 | Rs 1,20,62,000 |
The buyer's own funds column is the all-in figure from the worked example less the loan, so it already carries the GST, stamp duty and registration.
Indicative EMI, on a 20-year tenure. The two interest rates are illustrations for arithmetic, not a market quotation — home loan rates move with the repo rate and vary by lender and credit profile, so take live quotes.
| Loan amount | EMI at 8.50% | EMI at 9.00% |
|---|---|---|
| Rs 1.50 crore | Rs 1,30,200 | Rs 1,35,000 |
| Rs 2.00 crore | Rs 1,73,600 | Rs 1,79,900 |
| Rs 2,08,50,000 (75% at band floor) | Rs 1,80,900 | Rs 1,87,600 |
| Rs 2,44,50,000 (75% at band ceiling) | Rs 2,12,200 | Rs 2,20,000 |
Three things a buyer of an unlaunched high-rise should factor in specifically:
- Pre-EMI runs for years, not months. On an under-construction purchase the lender disburses in tranches against construction milestones, and until full disbursement the borrower typically services interest only on what has been drawn. A 4-basement, 41-level, 1.587 million sq ft twin-tower programme is a multi-year build, so that interest-only period is long and its total cost is real.
- Rent and EMI overlap. A buyer currently renting will carry both for the length of the construction programme.
- Tax treatment differs sharply between the old and new regimes, on both interest and principal. Check the position for your own circumstances with a tax adviser rather than assuming the deductions that applied a few years ago still apply.
How to price-check Brigade Banashankari at launch
When Brigade does publish, five checks will tell a buyer more than the headline rate:
- Confirm the K-RERA registration first. It should be a project registration — a Karnataka number containing /PR/ — held by Brigade Enterprises Limited. A number containing /AG/ is an agent registration and belongs to a broker, not to the project.
- Compare like with like. Get the basic rate, the floor-rise schedule, the parking charge, the clubhouse contribution and the amenity deposits as separate lines, then add the flat 12% statutory layer to reach a true all-in.
- Check the launch rate against the belt. The Rs 11,400 to Rs 12,050 benchmark is the honest local reference point, and any premium over it is being charged for the tower configuration, the plate density and the open-space ratio recorded on the certificate. Decide whether those are worth it to you.
- Check the declared carpet area on the RERA registration, not the super built-up area on the brochure. Carpet area is the statutory measure and it is the one that will appear in the agreement.
- Verify the possession date on the registration. Circulating material gives a tentative launch in Q1 2027 and a tentative completion in Q1 2032, and both figures come from an uncorroborated client information sheet. The date declared to K-RERA is the enforceable one, and it is the only one worth planning around.
Nothing on this page is a price quotation, an offer, or investment advice. Confirm every figure against Brigade's own cost sheet and the K-RERA registration before committing funds.
Brigade Banashankari price FAQ
The statutory stack, the Rs 1,200 crore figure in the news, and what can and cannot be quoted today.
What about guidance value, stamp duty and registration?
Guidance value in Karnataka is set per survey number by the Department of Stamps and Registration and published on the Kaveri portal, so a BSK 6th Stage guidance value is not transferable to Sy. Nos. 83, 84/1 and 84/2 of Uttarahalli Village — look up the survey numbers themselves rather than a layout label. On top of the agreement value, budget Karnataka stamp duty at 5% and registration at 2%; registration was raised from 1% on 31 August 2025, so any older calculator understates the bill. GST is 5% on an under-construction residential purchase. Our pricing page sets out how that stack applies here; we publish no rental yield, no return projection and no appreciation forecast for this or any project on this site.
Is the Rs 1,200 crore figure in the news this project's value?
Brigade's Regulation 30 filing to BSE and NSE dated 22 September 2025 disclosed a joint development agreement for a residential project in "Banashankari, 5th Stage, South Bengaluru", spread over 7.5 acres, with a gross development value of approximately Rs 1,200 crore. That it is this project is a working hypothesis, not a proven fact. The arithmetic reconciles neatly — the certificate's net site area is 7.575 acres — but no filing ties Sy. Nos. 83, 84/1 and 84/2 to that agreement, so we do not publish Rs 1,200 crore as this project's GDV and no price on this site is derived from it. The only cost figure we publish is the Rs 198 crore project cost stated on the Environmental Clearance, which is a construction cost and is not comparable with a gross development value. It is also a different transaction from Brigade's 29 July 2026 outright purchase of two acres on Kanakapura Road, which several aggregators conflate with this one.
What unit sizes and configurations are expected?
Nothing here is confirmed by Brigade. The client information sheet — the only source, and not a Brigade publication — lists 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-plus sq ft. Those figures are at least internally coherent with the certificate: sanctioned FAR area 92,000 sq m ÷ 600 units = 153 sq m per unit, which at a 1.3 to 1.4× super-built-up loading implies a saleable average of roughly 2,000 to 2,300 sq ft. That coherence check is ours and it tests plausibility only — it does not confirm the mix, and aggregator listings for this project advertise only 2 and 3 BHK.
Who is the developer, and how is that developer doing?
Brigade Enterprises Limited, trading as Brigade Group, founded 1986, listed as BSE 532929 / NSE BRIGADE, CIN L85110KA1995PLC019126. The clearance application was filed from the 29th and 30th floors of World Trade Centre Bengaluru at the Brigade Gateway campus, with Ms Shama Chanekar as authorised signatory. On the FY26 numbers filed with NSE and BSE on 6 May 2026: revenue Rs 5,909 crore, up 11%; pre-sales Rs 7,424 crore on 6.13 million sq ft, down 5%; EBITDA Rs 1,638 crore at a 28% margin; PAT Rs 725 crore, up 7%; average realisation Rs 12,107 per sq ft, up 9%. The group has delivered 300-plus buildings and over 100 million sq ft, carries ICRA AA (Stable) and CRISIL AA- (Positive) ratings, and runs net debt of Rs 2,278 crore at a net debt-to-equity of 0.27. Pavitra Shankar is Managing Director; M R Jaishankar is Executive Chairman.
Can I book a unit, and should I pay anything now?
No, and no. There is nothing to book: without K-RERA registration the project cannot be advertised, marketed, booked or sold, and no agreement for sale can be executed. Registering interest simply puts you in line for the material that actually settles things — the registered project name, the K-RERA number, the sanctioned plan, the real configuration mix and carpet areas, a rate card, and a possession date committed to the regulator. If anyone asks you for money before a registration number exists, treat it as money at risk and get the refund terms in writing before you part with anything.
Ask for the Brigade Banashankari cost sheet
There is no cost sheet yet - the rate band on this page is our estimate, with the comparables shown. Register and we will send the real one at launch.
Contact us