Our Mizumi Reserve review in one line: it is a well located, amenity rich township near the metro at Kudlu, and the things to weigh are its size, its phasing, a 2030 possession date and a real price of about ₹13,500 per sq.ft. rather than the ₹10,700 on the hoarding. It suits families who work in the South-East and can wait.
We sell Mizumi Reserve, so read this knowing that. But a review that only lists the good parts is an advertisement, and you can get one of those from anyone. This is what we tell buyers on the phone: what genuinely works, and what to check before you pay a booking amount.
Mizumi Reserve review: the short version
| Strong on | Check before booking |
|---|---|
| Two lakes inside the township | It is built in phases over years |
| Metro about 1 km away | Possession is 2030 |
| About 63,000 sq.ft. clubhouse per phase | The all in rate is about ₹13,500, not ₹10,700 |
| About 77% open space | 1,300+ homes when complete |
| BBMP approval, E-Khata | Airport is about 90 minutes |
The facts in one place
| Item | Detail |
|---|---|
| Location | Kudlu, off Hosa Road, near HSR Layout, Bengaluru 560068 |
| Township | About 80 acres, 1,300+ homes across Phases 1 and 2 |
| Phase 1 | 11.4 acres, 704 homes, 5 towers of basement + ground + 22 floors |
| Homes | 3 BHK (1,901 and 2,165 sq.ft.) and 4 BHK (2,476 sq.ft.) |
| Price | From ₹2.57 Cr* (3 BHK), ₹3.39 Cr* (4 BHK), all in |
| RERA | PRM/KA/RERA/1251/310/PR/040226/008450 |
| Possession | 2030 (developer's schedule) |
* From the developer's sample cost sheets, before stamp duty and registration. Mizumi Reserve is in Kudlu, not Jakkur. Assetz's Jakkur project is a different development.
What is genuinely good
The lakes are real lakes. Many projects call a water feature a lake. Mizumi sits beside two natural ones, and the township is planned around them rather than next to them.
The commute. Kudlu Gate and Hosa Road stations on the Yellow Line metro are about 1 km away. Hosur Road, the Outer Ring Road and Sarjapur Road are 15 to 20 minutes, which puts Electronic City and the Sarjapur tech corridor within a normal commute. Our Kudlu and Hosa Road area guide covers schools, hospitals and peak hour traffic in detail.
Space around the buildings. About 77% of the land is open space and green cover, and each phase gets its own clubhouse of about 63,000 sq.ft., so the amenities are not shared by the whole township at once. The list runs from a pool, squash, padel and a bowling alley to coworking rooms, a crèche and a farmers' market.
Balconies you can use. Terrace balconies run up to 170 sq.ft. That is deep enough for a table and chairs, not just a drying rack.
The build specification. The brochure lists a seismic resistant RCC frame built with system formwork, laminated wooden flooring in bedrooms, Kohler or Jaquar fittings, three track UPVC windows and generator backup for half the apartment load. It also lists rooftop solar, EV fast charging and about 76% water savings from dual piping and rainwater harvesting.
Paperwork. It is BBMP approved with E-Khata and registered on K-RERA, which you can verify yourself. Our five minute guide to checking a project on RERA shows where to look.
What to check before you book
It is a township built in phases. The whole development is about 80 acres. Phase 1, the part on sale, is 11.4 acres and 704 homes in five towers. Later phases will be under construction around you after you move in. Ask which phase is next to the tower you are considering and what is planned on it.
Possession is 2030. That is the developer's schedule. The date that legally binds them is the completion date on the RERA registration, so check that one, and screenshot it before you book.
The real rate. The base rate is ₹10,700 per sq.ft., but after floor rise, location premium, car park, clubhouse, infrastructure, GST and legal charges, the official cost sheet works out to about ₹13,495 per sq.ft. Stamp duty and registration come on top. The full Mizumi Reserve cost sheet, line by line.
Carpet efficiency is typical, not exceptional. A 1,901 sq.ft. 3 BHK has 1,431 sq.ft. of carpet including the balcony, about 75%. That is normal for a Bengaluru tower. Low rise formats do better.
Water. The brochure lists water and sewage treatment plants on site. It does not say where the raw water comes from, and much of this belt still relies on borewells and tankers. Ask.
Size of the community. 1,300+ homes when complete is a small town. Some buyers want exactly that: shops, cafés and neighbours. Others would rather have 200 homes. Know which you are.
The airport is far. Kempegowda International is about 50 km, around 90 minutes. If you fly weekly, North Bengaluru may suit you better.
Who Mizumi Reserve suits
Families working in Electronic City, along Hosur Road or on the Sarjapur side, who want a large amenity rich community near the metro and can wait until 2030. It suits less well if you need to move in soon, fly often, or want a quiet low density block.
