There are eight North Bengaluru new launches on our desk right now, from plots near Devanahalli at ₹78 lakh to 3 and 4 BHK apartments in Yelahanka at ₹2.91 crore. The cheapest way in is land; the earliest apartment possession is 2028 to 2029; the most space for the money is in the Zen & Sato apartments and the Mizu & Ki villaments. Possession dates run from 2027 to 2031, which matters if you are paying rent while you wait.
North Bengaluru is the airport corridor: Hennur, Yelahanka, Jakkur, the Aerospace & IT Park and Devanahalli. Much of the city's new supply is launching here, and the range is wide. Here is every North Bengaluru project we can transact on, in one place.
North Bengaluru new launches, by starting price
| Project | Where | What | Size (sq.ft.) | From | Possession |
|---|---|---|---|---|---|
| The Secret Lake | Devanahalli, off IVC Rd | Plots | 1,200 to 2,400 | ₹78 L* | 2027 |
| City of Palms | Devanahalli, off IVC Rd | Plots | 1,199 to 1,798 | ₹1.20 Cr* | 2029 |
| Niwa & Neo | KIADB Hardware Park | 3 BHK | 1,543 to 1,829 | ₹1.49 Cr* | 2031 |
| Sora & Saki | Aerospace & IT Park | 3 & 4 BHK | 1,670 to 1,785 | ₹2.04 Cr* | 2028 to 2029 |
| Miru & Miyo | Yelahanka | 3 BHK | 1,774 to 1,841 | ₹2.18 Cr* | 2031 |
| Soho & Sky | Jakkur Main Road | 3 BHK | On request | ₹2.62 Cr* | TBA |
| Mizu & Ki | Off Hennur Road | 4 BHK villaments | 3,063 to 3,800 | ₹2.85 Cr* | 2030 |
| Zen & Sato | Yelahanka | 3 & 4 BHK | 2,159 to 2,955 | ₹2.91 Cr* | 2030 |
* Developer's starting figures, before stamp duty and registration. Sizes are the published range and may not cover every configuration.
How big, how dense, and who approved it
Land area and the number of homes tell you how crowded a project will feel. The approving authority matters for your loan and your khata.
| Project | Land | Homes or plots | Approval |
|---|---|---|---|
| The Secret Lake | 45 acres | 700 plots | BIAAPA |
| City of Palms | 35 acres | 642 plots | BIAAPA |
| Niwa & Neo | 5 acres | 676 | KIADB |
| Sora & Saki | 11 acres | 900+ | KIADB |
| Miru & Miyo | 6 acres | 350 | BDA |
| Mizu & Ki | 8 acres | 188 | BDA |
| Zen & Sato | 7 acres | 412 | BDA |
Niwa & Neo is the densest of the apartment projects, at more than 130 homes an acre. Mizu & Ki is the least dense by far, at about 24.
Under ₹1.5 Cr: land, or a first 3 BHK
The two Devanahalli plot projects are the lowest entry points in the north, and the only way on this list to own land outright. The Secret Lake sits alongside a lake of about 190 acres; City of Palms has a clubhouse of about 20,000 sq.ft. Niwa & Neo is the lowest priced apartment, a 3 BHK from ₹1.49 Cr near the KIADB Hardware Park, with possession in 2031.
₹2 to 2.5 Cr: the mainstream 3 BHK
Sora & Saki near the Aerospace Park has the earliest possession of the apartments here (2028 to 2029) and about 50,000 sq.ft. of retail on site. Miru & Miyo in Yelahanka is slightly larger per home and a little dearer, with 2031 possession and a clubhouse of about 23,000 sq.ft. We compare it with its neighbour in Zen & Sato vs Miru & Miyo in Yelahanka.
₹2.5 Cr and up: more space
Zen & Sato offers the largest apartments (up to 2,955 sq.ft.) with terrace balconies of about 13' × 16'. Mizu & Ki off Hennur Road is not an apartment at all: 4 BHK villaments of 3,000+ sq.ft. in a community of 188, about 35 minutes from the airport and 22 minutes from Manyata Tech Park. Soho & Sky on Jakkur Main Road is a 3 BHK with about 75% open and green space; sizes and possession are not yet published.
Not on this list, and why
Codename Twin Lake City at Kalkere (3 and 4 BHK from ₹2.82 Cr*) and Prestige's Urban Townhouses at Devanahalli are both being talked about, but neither has a RERA registration yet. Until one exists, a project cannot legally be marketed or booked, and no token or booking amount should change hands.
What to weigh in the north
- Where you work. Manyata Tech Park, Hebbal and the airport are the anchors. A Devanahalli plot and a Hennur villament are very different commutes.
- Possession dates span 2027 to 2031. Four years is a long gap if you are paying rent in the meantime.
- Plots and apartments are financed differently. Ask your bank before you assume a home loan covers a plot.
- Stamp duty and registration add about 6.6% to every figure above, paid at registration.
- Check the RERA completion date, not just the brochure's. How to check a project on RERA in five minutes.
