Mahindra Navrat SadahalliApartments at Navarathna Agrahara, North Bengaluru

• 56.49% of the net site as landscape, against 15.34% ground coverage. 33,704.36 sq m planted, 9,154.67 sq m under building footprint. On a 1,166-unit high-rise that ratio is rare, and it is a figure from a statutory filing rather than a brochure claim.
• 1.8 km to a metro station that is also a depot. Doddajala on Namma Metro's Blue Line is 1.84 km by road and 1.51 km straight-line. It doubles as the line's depot station, and a depot has to be energised before trains can be stabled and test-run — which puts this particular station near the front of its construction package rather than the back.
• Office employment inside a 2 km radius, not a 20 km commute. Prestige Tech Cloud, the 33-acre Grade-A office park at Sadahalli Gate, is about 1 km east across Navrathna Agrahara Main Road, with Walmart Global Tech and Agratas as tenants. NTT's Rs 2,400 crore, 100 MW data-centre campus and the 463-acre Bengaluru Airport City sit in the same pocket.
• 1,588 car parks against 1,457 required — a surplus of 131 spaces, across two basement levels plus 3,300 sq m of surface parking, with 117 visitor bays specifically provided.
• Twelve survey numbers on record, three of them matched to a SEBI disclosure. The filing names survey numbers 7/2, 8, 9/1, 9/3, 10/1, 10/2, 11, 12/2, 92/1, 92/3, 92/4 and 92/5. Three of them — 10/2, 11 and 12/2 — also appear in the June 2025 BSE Reg-30 filing, a document-level identity match between two independent records.

The filing gives an area-band split, not a BHK mix. This is the single most misread row in the whole record, and every aggregator page that publishes a confident 2/3/4 BHK table for this project is publishing an invention. What is documented:

The 88 units above 150 sq m are the one hard unit-level fact worth leaning on — 88 is too small and too specific to be a rounding, so it almost certainly is a real configuration count.

From there, the configuration table below is our inference, derived from the average saleable unit size implied by the developer's own disclosed GDV and saleable area, and cross-checked against live configurations at comparable projects in the same belt. It is not a price list and it is not sourced.

Two caveats a buyer should carry. The 3.5 BHK is the weakest row: it is a portfolio-pattern read, since four of Mahindra's five existing Bengaluru projects carry a 3.5 BHK or equivalent, and if the project launches without one those units simply redistribute into 3 and 4 BHK. And the filing does not say whether its 150 sq m threshold is carpet or built-up — the 2,150 to 2,500 sq ft band for the 4 BHK deliberately straddles both readings and should be narrowed the moment a floor plan or RERA filing appears.

Confirmed in the filing, with figures. Two clubhouses; 33,704.36 sq m of landscaped open space at 56.49% of the net site; 3,305.37 sq m of civic amenities; a Ground plus 3 commercial block; 1,588 car parks against 1,457 required, including 117 visitor bays, 32 clubhouse bays and 54 commercial bays across two basement levels and 3,300 sq m of surface parking; 8 m internal fire driveways with 16 m setbacks; and the water, waste and power infrastructure set out under sustainability above.

Planned recreation, no sizes claimed. A two-clubhouse, 1,166-home development by this developer would reasonably carry a swimming pool with a separate children's pool and deck, a gymnasium, a yoga and meditation deck, indoor games, an indoor badminton court, a multipurpose sports court, cricket practice nets, jogging and cycling loops, and outdoor fitness stations.

Family and community. Children's play areas with soft-fall surfacing, a creche, senior citizens' seating courts, an amphitheatre and performance lawn, party lawn and barbecue deck, a pet park, a multipurpose hall, a co-working lounge and business centre, and a library.

Security and services. Gated perimeter with manned security, CCTV and boom-barrier access control, video door phone provision, passenger and service lifts with fire-rated lobbies, firefighting to National Building Code standards, and electric-vehicle charging points in the basement.

Every item in the second, third and fourth groups is a planned feature rather than a documented one. We publish no clubhouse square footage, no pool length and no amenity count for this project, because no document supports one.

The rate range for branded new-launch apartments on this stretch runs Rs 11,000 to Rs 14,500 per sq ft in August 2026, and the micro-market is sharply bifurcated: value-segment launches inside the village transact around Rs 7,300–7,900, ready and resale branded stock at Rs 10,400–10,900, and branded township launches on the NH-44 frontage at Rs 11,000–14,500. The two largest aggregators disagree by about 26% on the same locality — Rs 9,400 against Rs 11,900 — and that gap is the bifurcation itself rather than a data error. The centre of gravity for a mid-premium branded launch here is Rs 11,500 to Rs 13,500.

Our appreciation view is 7 to 10% per annum through the metro-commissioning window of 2027-28, moderating to 5 to 7% thereafter. That is deliberately below the 45 to 55% five-year projections circulating on listing blogs, which extrapolate the land-price curve onto apartment rates — two different assets. The counterweight has to be stated: within roughly 5 km, more than 10,000 units have been launched or RERA-registered in the last 18 months alone, with completion dates clustering hard in 2029–31, which is precisely this project's own likely window. What governs price growth here is the speed at which that inventory clears, not the supply of land, and the price page itemises the projects making it up.

On rental, the only completed branded stock in the same village asks Rs 35,000 to Rs 42,000 a month for 3 BHK units of 1,460 to 1,535 sq ft. Paired against purchase prices, that puts the honest gross yield band here at 2.4% to 3.2% before maintenance, vacancy and property tax — not the 4.5 to 5.5% quoted on aggregator pages, which describes serviced formats let to airline crew.