Pricing
Nambiar Kannamangala Price — Rates, Cost Breakdown and Investment Analysis
Nambiar Kannamangala is indicatively priced at ₹11,400 – ₹12,700 per sq ft, giving a band of roughly ₹1.76 Cr for a 3 BHK to ₹3.33 Cr for a 4 BHK at base cost, or ₹1.96 Cr to ₹3.72 Cr including GST, stamp duty and registration. Formal pricing is released at the Q4 2026 launch alongside the Karnataka RERA registration. Nikoo Homes 8 is useful for the affordability lens because the real decision usually comes down to all-in cost, payment schedule, floor preference, and how much contingency the buyer keeps aside.
12
Acres
4
Blocks · G+20
~850
Apartments
~71
Homes / Acre
Pricing
Market context — what this corridor actually costs
| Reference | Rate |
|---|---|
| Assetz Marq — same village, same road (22 acres, Kannamangala Village, Whitefield–Hoskote Rd) | ₹12,000 – ₹15,500 /sq ft. Q1 2026 average moved ₹14,350 → ₹15,500, a +8.01% gain in one quarter. Phase 3: 3 BHK 1,366–1,937 sq ft, 4 BHK 2,253–2,262 sq ft |
| Kannamangala average (NoBroker, Jul 2026) | ~₹13,133 /sq ft |
| Whitefield average (2026) | ~₹13,000 /sq ft; apartments ₹11,000–14,000, metro-adjacent towers above ₹15,000 |
| Whitefield full range (99acres) | ₹8,900 – ₹17,800 /sq ft depending on sub-locality and property type |
Assetz Marq is the controlling comparable — same village, same road, same access, same commute, and a live transaction record rather than an asking price. Its Q1 2026 move from ₹14,350 to ₹15,500 in three months is the clearest evidence available of what this specific stretch is doing.
Against that, an indicative ₹11,400 – ₹12,700 per sq ft enters below the established branded comparable in its own village and below the Kannamangala average. That is what a Q4 2026 pre-launch on a less mature stretch of the same road should do: pre-launch rates in this market typically open 10–15% below the prevailing branded rate and close the gap over the build period.
Pricing
Configuration-wise pricing
| Configuration | Super built-up | Indicative rate | Base price | Incl. GST, stamp duty and registration |
|---|---|---|---|---|
| 3 BHK | 1,540 sq ft | ₹11,400 /sq ft | ₹1.76 Cr | ₹1.96 Cr |
| 3 BHK | 1,760 sq ft | ₹11,400 /sq ft | ₹2.01 Cr | ₹2.24 Cr |
| 3.5 BHK | 1,870 sq ft | ₹12,000 /sq ft | ₹2.24 Cr | ₹2.51 Cr |
| 3.5 BHK | 2,050 sq ft | ₹12,000 /sq ft | ₹2.46 Cr | ₹2.75 Cr |
| 4 BHK | 2,320 sq ft | ₹12,700 /sq ft | ₹2.95 Cr | ₹3.29 Cr |
| 4 BHK | 2,620 sq ft | ₹12,700 /sq ft | ₹3.33 Cr | ₹3.72 Cr |
There is no compact tier. The entry ticket here is a 1,540 sq ft three-bedroom at roughly ₹1.96 crore all-in — a consequence of an all-larger-format plan at 71 homes per acre. A buyer looking for a two-bedroom in this corridor is not this project's buyer.
Pricing
Full cost breakdown — a worked 3 BHK
Headline rates never describe what a buyer actually writes cheques for. Worked below, the entry configuration: a 1,540 sq ft 3 BHK at ₹11,400 per sq ft.
| Line item | Basis | Amount |
|---|---|---|
| Base price | 1,540 sq ft × ₹11,400 | ₹1,75,56,000 |
| Floor rise / preferential location | ~2% average | ₹3,51,000 |
| Covered car park (1) | Lump sum | ₹4,50,000 |
| Club membership | One-time | ₹2,50,000 |
| BWSSB, KEB and infrastructure charges | ~₹225 /sq ft | ₹3,46,500 |
| Agreement value | ₹1,89,53,500 | |
| GST | 5% of agreement value, under-construction, no ITC | ₹9,47,675 |
| Stamp duty | 5% + cess and surcharge ≈ 5.65% (Karnataka, above ₹45 L) | ₹10,70,873 |
| Registration | 1% | ₹1,89,535 |
| Legal and documentation | Indicative | ₹40,000 |
| Maintenance corpus / sinking fund | ~₹125 /sq ft, one-time | ₹1,92,500 |
| Advance maintenance | 12 months at ~₹4.5 /sq ft/month | ₹83,160 |
| Total outlay before fit-out | ₹2,14,77,243 | |
| Fit-out and interiors | ₹1,300 – ₹2,800 /sq ft | ₹20.0 L – ₹43.1 L |
The headline-to-total gap is roughly 22%. Budgeting from the ₹1.76 Cr headline and arriving at ₹2.15 Cr before a single piece of furniture is the most common financing surprise in the Bengaluru market. Budget from the total, not the headline.
Pricing
Payment plans
Construction-linked plan (CLP). Payments track construction milestones — booking, agreement, foundation, each slab, finishing, handover. The default and the safest for the buyer: money releases against work actually completed, so exposure grows in step with the asset. Expect roughly 10% at booking, 20% on agreement, the balance across slab milestones.
Down-payment plan. 90–95% paid within thirty to sixty days of booking, for a discount typically running 6–9% on the base rate. On a ₹1.76 Cr 3 BHK that is ₹10.5 L to ₹15.8 L saved. Best value, highest risk: the buyer's full capital sits in a pre-launch project for more than four years.
Flexi / subvention. A larger portion paid early (typically 40–50%) for a smaller discount, with the balance construction-linked.
For a first-time or loan-funded buyer, take the CLP. The discount on a down-payment plan is real, but it is compensation for accepting risk that a construction-linked schedule leaves with the developer.
Pricing
Home loan guidance
RBI norms cap the loan-to-value ratio at 75% for property values above ₹75 lakh, which covers every configuration here.
Worked on the 1,540 sq ft 3 BHK:
| Item | Amount |
|---|---|
| Agreement value | ₹1,89,53,500 |
| Maximum loan at 75% LTV | ₹1,42,15,125 |
| Down payment from own funds | ₹47,38,375 |
| Plus GST, stamp duty, registration, legal, corpus (not loan-fundable) | ₹24,40,583 |
| Total own funds required | ₹71,78,958 |
Statutory charges cannot be loan-funded. A buyer who plans for a 25% down payment and nothing else will be roughly ₹24 lakh short at registration. Note that the all-larger-format plan raises this floor materially: there is no configuration here that opens below roughly ₹72 lakh of own funds.
EMI reference at 8.5% over 20 years: approximately ₹86,780 per month per ₹1 crore of loan.
| Configuration | Base price | Indicative loan at 75% LTV | Indicative EMI (8.5%, 20 yr) |
|---|---|---|---|
| 3 BHK, 1,540 sq ft | ₹1.76 Cr | ~₹1.42 Cr | ~₹1,23,200 |
| 3.5 BHK, 1,870 sq ft | ₹2.24 Cr | ~₹1.82 Cr | ~₹1,57,900 |
| 4 BHK, 2,320 sq ft | ₹2.95 Cr | ~₹2.39 Cr | ~₹2,07,300 |
Most lenders want the EMI at or under 50% of net monthly income. On that basis the 3 BHK needs roughly ₹2.5 lakh a month of household income, the 3.5 BHK about ₹3.2 lakh, and the 4 BHK about ₹4.2 lakh.
Under a construction-linked plan the loan disburses in tranches, and until full disbursement the borrower pays pre-EMI interest on the drawn amount only. Full EMI begins at final disbursement. Some lenders offer full-EMI-from-day-one, which reduces total interest paid — worth asking for on a build horizon this long.
Pricing
Rental yield
Whitefield is one of the deepest rental markets in India, anchored by ITPL and the SEZ cluster eight to ten kilometres away, with the Hoskote industrial belt adding a second, differently shaped tenant pool at seven kilometres.
| Configuration | Indicative monthly rent | Annual rent | On total outlay | Gross yield |
|---|---|---|---|---|
| 3 BHK, 1,540 sq ft | ₹40,000 – ₹50,000 | ₹4.80 L – ₹6.00 L | ₹2.15 Cr | 2.2% – 2.8% |
| 3.5 BHK, 1,870 sq ft | ₹48,000 – ₹60,000 | ₹5.76 L – ₹7.20 L | ₹2.74 Cr | 2.1% – 2.6% |
| 4 BHK, 2,320 sq ft | ₹62,000 – ₹80,000 | ₹7.44 L – ₹9.60 L | ₹3.60 Cr | 2.1% – 2.7% |
Net yield after maintenance, property tax, vacancy and periodic refurbishment typically runs 0.6 to 0.9 percentage points below gross.
Three scenarios for the 3 BHK:
- Conservative — ₹40,000 rent, one month vacancy a year, 2.2% gross, 1.5% net. The asset does not pay for itself; the return is entirely capital appreciation.
- Moderate — ₹45,000 rent, full occupancy, 2.5% gross, 1.8% net. Rent covers maintenance, property tax and roughly a third of the EMI interest.
- Optimistic — ₹55,000 rent following further Whitefield SEZ absorption and progress on the Purple Line extension, 3.1% gross, 2.3% net.
Be clear about what this asset is. At 2.1–2.8% gross, Bengaluru apartments do not compete with fixed income on yield. A fixed deposit returns 6.5–7.5% with no vacancy risk and full liquidity. The case for the apartment is capital appreciation plus leverage: a 75% loan means a 5% annual price rise is a 20% return on the equity deployed. Anyone buying primarily for rental income is buying the wrong asset class.
What Whitefield does offer that most Indian micro-markets do not is rental depth — a tenant pool large enough that vacancy risk is genuinely low, which matters more to a leveraged buyer than the headline yield does.
Pricing
Yield comparison
| Asset | Indicative annual return | Liquidity | Leverage | Effort |
|---|---|---|---|---|
| Bank fixed deposit | 6.5 – 7.5% | High | None | None |
| Debt mutual fund | 6.5 – 8% | High | None | Low |
| Nifty 50 index (long-run average) | 11 – 13% | High | None | Low |
| Listed REIT | 6 – 8% distribution + capital | High | None | Low |
| This apartment — rental only | 2.1 – 2.8% gross | Low | Up to 75% LTV | Moderate |
| This apartment — rental + 6% appreciation | ~8.1 – 8.8% unlevered; ~25%+ on equity at 75% LTV | Low | Up to 75% LTV | Moderate |
The case rests on the last line. Leverage is the mechanism — no other retail asset class in India lets an individual borrow 75% at 8.5% against it.
Pricing
Capital appreciation
Four drivers over a five-to-seven-year hold, in descending order of certainty:
- The Whitefield employment mass. ITPL, EPIP, Brigade Tech Gardens and Prestige Shantiniketan sit eight to ten kilometres away and continue to absorb space. This is the demand floor under every rental and resale in the corridor, and it is established rather than speculative.
- The pricing gap to the established comparable. Assetz Marq in the same village transacts at ₹12,000–15,500 and gained 8% in a single quarter in early 2026. Entering at ₹11,400–12,700 buys below that, on the same road.
- Ardendale's maturation. MIMS, Essensai 067 and the surrounding retail are already operating a kilometre and a half away. Social infrastructure that already exists tends to compound rather than to arrive.
- The announced Purple Line extension from Kadugodi to Hoskote. Real upside, genuinely uncertain in timing. An announced intention from November 2023, with alignment, stations and funding still to be settled. Treat it as optionality rather than as a plan.
Against that: the airport is roughly 35 km, the Whitefield–Hoskote Road congests badly at peak, the stretch north of Ardendale is still filling in, and March 2031 is a long wait from a Q4 2026 launch. A realistic base case is 6–8% compound over the hold, which is above what the North Bengaluru pockets currently support, because Whitefield's employment growth is faster.
Pricing
Investor profiles
The Whitefield professional priced out of Whitefield proper. Working at ITPL or the SEZ cluster, wants a 3 BHK, finds ₹15,000 per sq ft inside Whitefield unaffordable. This project is eight kilometres out and two to four thousand rupees per square foot cheaper. The commute cost is ten to fifteen minutes.
The hybrid-working household. The 3.5 BHK at 1,870–2,050 sq ft is built for this buyer: three bedrooms plus a dedicated work room that does not consume a child's bedroom. In a corridor whose demand comes from a technology workforce, this is the configuration to watch.
The upgrader within East Bengaluru. Currently in a two-bedroom, needs a third or fourth, does not want to change school or employer. The 3 BHK at 1,540–1,760 sq ft is the entry point.
The multi-generational household. 4 BHK with the maid's room, at ₹12,700 per sq ft against ₹15,000+ for the equivalent inside Whitefield. That spread on 2,500 sq ft is roughly ₹50 lakh.
The long-hold leveraged investor. Buying an established employment catchment at a discount to its own village comparable, funded at 75% LTV, on a five-to-seven-year view with metro optionality. Should be honest that the first three years will be cash-negative.
Who this is not for: anyone shopping for a two-bedroom — there isn't one; anyone who needs income from day one, anyone who may need liquidity inside three years, anyone who flies frequently (the airport is an hour away), and anyone who cannot absorb a twelve-month slip in the March 2031 handover.
Pricing
Pricing status
Every figure on this page is an estimate derived from Assetz Marq's live transaction band on the same road, from the Kannamangala and Whitefield locality averages, and from the project's scheme parameters. The information sheet for this project carries no pricing. The binding numbers — the price list, the payment schedule, the car-park and club charges, the corpus — are issued at launch with the Karnataka RERA registration. Register your interest to receive the cost sheet as soon as it is published. When budget pressure is the real filter, KNS District 30 helps keep the same-city shortlist focused on total payable cost, payment milestones, interiors, and the buffer a buyer should keep aside.
Buyer Questions
Nambiar Kannamangala Pricing — FAQ
Next step for Nambiar Kannamangala
Nambiar Kannamangala launches in Q4 2026. Pre-launch registrations receive the configuration and pricing sheet ahead of the public release, priority on floor and unit selection, and direct notification when the Karnataka RERA registration is published.