Mythri Sarjapur price

There is no price for this project. Nambiar Bannerghatta 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.

Not an indicative price, not a pre-launch price, not a rate per square foot. Mythri Builders has published nothing about this development: its own website lists four ongoing and four completed projects, and this scheme is on neither list.

Mythri Sarjapur is the working title used on this site. Mythri Builders has not announced a marketing name for the development.

The client intake workbook we hold carries a pricing tab, and it is the unfilled house template. "Its USP field lists categories of promotion with no amount, term, condition or expiry attached to any of them, so none is published here. A promotion with no terms is an inducement rather than an offer." (Apply the same edit to reviews.md line 117 and faq.md line 106.) A promotion with no terms is an inducement rather than an offer. What follows is the filed record, the corridor evidence ranked by weight, and the Karnataka cost stack.

The reason is the stage, not reticence.

A Standard ToR is a scoping instrument: it sets what the environmental study must cover for a category B1 project. Nothing beyond it has been granted.

The registration position governs this page. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a project in a registrable class cannot lawfully be advertised, marketed, booked or sold before registration is granted. A parse of the Karnataka registry returns seven rows for promoter Mythri Builders and none for this parcel. A rate put in front of you today for these survey numbers is not a figure the Act recognises, and money paid against it is not a booking. This microsite is an information and enquiry resource, not a booking channel.

Until registration there is no agreement for sale in the prescribed form, no statutory project account, no declared completion date and no carpet-area disclosure obligation. A pre-registration discount is payment for giving those up.

Every figure below carries one of three labels.

The ladder for price runs: this developer's own price, which does not exist; a K-RERA-declared rate, impossible before registration; another developer's published price on the same belt, the strongest evidence available; an aggregator asking rate; and a channel-partner quote, published not at all.

Other developers' projects, published by those developers and read on 8 September 2026. None is a comparable for this scheme.

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The most useful row is the one where six named projects publish no price at all: on this belt, holding the rate back until registration is the norm.

Square Yards carries asking figures for the firm's registered neighbours: Sikharam ₹1.07 to ₹1.36 crore at ₹8,900 per sq ft with a current asking rate of ₹10,000; Sity ₹1.06 to ₹2.28 crore at ₹9,000; Street from ₹1.06 crore at ₹9,000. All UNCONFIRMED, and all for different projects.

A lead-gen landing page at mythrisikharam.com, carrying Sikharam's registration number and a Mythri copyright line, states "starting from ₹1.2 Cr*" in its banner and, in its own table, ₹1.79 crore all-inclusive for the same 2 BHK of 1,203 to 1,220 sq ft. Two figures on one page for one apartment: UNCONFIRMED, and neither belongs to this project.

INFERRED — our arithmetic, an estimate about the belt and not a price for this project. Two Modern Spaaces projects publish both a starting price and a size range. ₹81 lakh divided by 1,230 sq ft is about ₹6,600 per sq ft; ₹1.8 crore divided by 2,116 sq ft is about ₹8,500 per sq ft. Both use the smallest published size, which pushes the implied rate to the top of its own range.

That gives a corridor bracket of roughly ₹6,600 to ₹8,500 per sq ft for mid-market apartment stock on this belt, with branded launches entering above ₹1.99 crore a home. It sits below the ₹8,900 to ₹10,000 per sq ft the aggregators quote for the firm's own registered projects a kilometre away.

We stop there. The firm publishes no rate even for its registered schemes, so there is no pattern to extrapolate; converting a corridor band into a rate here would manufacture the number this page exists to withhold.

When a rate appears, it is not what leaves your account.

Payable to the state: stamp duty on the instrument of transfer, levied on the higher of the consideration and the government guidance value for the survey number, at the slab in force; the registration fee, charged separately on the same base; cess and surcharge riding on the stamp duty, which vary by whether the property sits in a corporation, municipal or panchayat area; and GST, which applies to an under-construction home but not to one sold after the occupancy certificate. We publish no percentage: a stale statutory rate is worse than none. Ask the sub-registrar for the slab in force and the developer for the GST rate in writing.

Payable to the developer, itemised well below the headline rate: floor rise, preferential location charges, covered car parking, club house charges, connection deposits, corpus and sinking fund, an advance maintenance deposit taken at handover, and khata transfer. The filing records a club house in its own title, so expect an amenity charge.

That surcharge point is not academic here. The site tests about 1.65 km outside the Greater Bengaluru Authority boundary, in the Bangalore Development Authority's planning area under Halanayakanahalli gram panchayat, per census-derived listings. Expect a panchayat khata and panchayat property tax rather than a city-corporation A-khata, and confirm the classification on the specific survey numbers. It drives the surcharge slab, the annual tax and, most consequentially, which lenders will fund the purchase.

The only areas available are the intake brief's own table — 2 BHK 1,100 to 1,300 sq ft, 3 BHK 1,400 to 1,600, 3.5 BHK 1,700 to 1,900 — all UNCONFIRMED and self-labelled tentative. The only rates available belong to other developers. Multiplying one by the other compounds two independent errors into a confident-looking figure that outlives every caveat attached to it.

One further trap. The application states a project cost of ₹424.91 crore and a built-up area of 1,90,594.50 sq m across 993 homes. A capital cost declared for regulatory appraisal is not a sale price and does not itemise what it covers; the built-up area is the whole envelope, two basements included, and is not saleable area. Neither may be divided by 993.

The filed programme is 993 homes in seven blocks over two basements, ground and 20 upper floors, with a club house, on 11.03 acres (4.4641 hectares), promoter of record Mythri Builders. INFERRED: 993 ÷ 11.03 = about 90 homes per acre. That is dense, and density is a legitimate reason for a rate to sit below a lower-density scheme.

This project has no completion date, because a filed completion date is something registration produces. The registered neighbours have them, and they set the corridor's horizon: Birla Evara filed 25 December 2031 (K-RERA PRM/KA/RERA/1251/446/PR/060225/007487, Vardhita Properties Private Limited, 1,594 homes in 13 towers); Arvind Sylva filed 31 August 2031; Lodha Elanza 30 September 2031 and Haven 30 June 2030; Prestige Somerville 31 December 2027. A scheme still awaiting its environmental clearance in September 2026 sits behind all of them.

This is a separate scheme from Mythri Sity, Mythri Street and Mythri Sikharam, the firm's three registered projects under way nearby, and from its completed Sapphire and Signature. It has its own survey numbers in Hadosiddapura and Chikkanayakanahalli, off Sarjapur Road, and no RERA registration. Weigh the scale-up against any eventual rate: the registered ongoing pipeline is 970 homes — Sity 468, Street 219, Sikharam 182, and Sankalp DKM 101 at Halehalli on the K R Puram side, 16 kilometres away — and this filing of 993 would slightly more than double it. The firm has never registered anything larger than 468 homes or taller than 18 floors.

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Ask for all of it in writing before any payment.

1. The K-RERA registration number and the project's page on the Authority's own portal, not a number on a brochure. Sikharam's, Sity's and Street's numbers belong to those projects.
2. The rate and its area basis, carpet or super built-up stated explicitly, with the loading factor as a number.
3. The carpet area of your unit, as it will appear in the registered agreement for sale.
4. An itemised cost sheet: base consideration, floor rise, preferential location charges, parking, club house, corpus, sinking fund, maintenance deposit, connection deposits and documentation, each on its own line.
5. The statutory lines separately: stamp duty, registration fee, cess and surcharge, GST, each with its base identified.
6. The guidance value for the survey numbers, and the khata classification in writing, plus your lender's confirmation that it will fund against it.
7. The land tenure position. The environmental form declares a mix of joint-development, power-of-attorney, exchange and sale instruments; a joint-development agreement means landowner co-promoters at registration.
8. The water source. The firm's registered neighbours declare a mix of borewell, local-authority and BWSSB sources. A BWSSB ground-level reservoir stands 0.19 km away by road, which is not a supply commitment for this parcel.

We publish no yield figure: no rent and no price exist for this project, and a yield built from two unknowns is theatre. What the routed map shows is the demand case any rate would be built on. Wipro's Sarjapur campus is 4.17 km by road, RGA Tech Park 5.41 km, Carmelaram railway station 4.64 km, and Hosa Road on Namma Metro's operational Yellow Line 7.21 km, which is a drive rather than a station reachable on foot. Ibbaluru on the Blue Line is 6.15 km by road and under construction, its stated opening target already moved once.

The framing for an investor is three unknowns against one known: employment-led rental demand on this belt is real, while the entry price, the completion horizon and the protections of registration are absent.

No price exists for this project. Mythri Builders has published none, the workbook's pricing tab is blank, and the scheme cannot lawfully be advertised, booked or sold until K-RERA registration is granted. Standard Terms of Reference were granted on 27 May 2026; the environmental clearance application of 17 July 2026 is under verification. We will publish a rate when Mythri Builders publishes one.