Mahindra Navrat Sadahalli Price

That band is set below against North Bangalore property rates measured four different ways, and against North Bangalore flats price data from two aggregators that disagree with each other by about a quarter.

There is no Mahindra Navrat Sadahalli price list in existence. Any cost sheet, floor-rise chart or headline entry-price figure circulating under that name has been assembled by a broker, and the several versions in circulation do not agree with each other. RERA registration not yet issued; no K-RERA record found as of 12 August 2026 — which matters here more than it does on most price pages, because under Section 3 of the Real Estate (Regulation and Development) Act 2016 a promoter may not advertise, market, book, sell or offer for sale any apartment in a project that is not registered. A price quoted for this project today is not a price a buyer can act on.

What this page does instead is show the working. The derivation below moves from a rate the developer itself implicitly disclosed, through the size bands the environmental filing supports, to an indicative price per configuration — and it names the trust level of every number on the way. That transparency is the point. It is what separates an inferred band from an invented one.

Most pages that quote a "Sadahalli rate" quote one number. The useful information is in the fact that there are four different kinds of number in this micro-market and they do not agree, because they are not measuring the same thing.

Asking price is what a seller hopes for, gathered from listing pages across a mixed basket of new, resale, small and large stock. A quoted ask at a RERA-registered project is a developer's published rate for specific, identifiable inventory, checkable against a registration number. A registered transaction price is what actually changed hands at the sub-registrar's office — the only one of the four that is a fact rather than an intention, and the one this research could not obtain. Guidance value is the government's minimum valuation for stamp duty purposes, and it is a floor rather than a market rate.

We could not verify a sub-registrar guidance value for Navarathna Agrahara village, and we publish none rather than guess one. It is worth a buyer's own check on the Karnataka Kaveri portal before signing anything, for two reasons: stamp duty is levied on the higher of the agreement consideration or the guidance value, so a guidance-value revision between agreement and registration is a real cost risk; and in corridors that have re-rated as fast as this one, the gap between guidance value and market price is itself a measure of how far ahead of the record the market has run.

With that distinction in place, here is the evidence.

The two largest aggregators disagree by about 26 per cent on the same locality — Rs 9,400 against Rs 11,900. That gap is the finding, not an error. Anyone searching North Bangalore property rates at the locality level will meet both numbers and has no way to reconcile them without knowing what each basket contains. The reconciliation is that this micro-market is sharply bifurcated, and a single average describes none of it.

The centre of gravity for a mid-premium branded launch on this stretch is Rs 11,500 to Rs 13,500 per sq ft, on quoted all-inclusive asks against super built-up area, before stamp duty and registration.

Indicative only. No configuration below has been announced. The Terms of Reference application gives an area-band split — 1,078 homes of 50 to 150 sq m and 88 above 150 sq m — and no BHK mix, no unit size and no rate. Everything in this table is derived.

All-in figures are rate multiplied by size plus 5 per cent GST. Karnataka stamp duty and registration of about 6.6 per cent are additional. The smallest configuration carries the highest rate per sq ft and the largest carries the lowest rate and the highest ticket, which is the standard taper in this market.

Two rows deserve their caveats restated. The 3.5 BHK is the weakest — it is a portfolio-pattern read rather than a documented configuration, and if the project launches without one, those homes redistribute into the 3 BHK and 4 BHK bands without moving anything else on this page. The 4 BHK band is deliberately wide because the filing does not state whether its 150 sq m threshold is carpet or built-up area; read as carpet it implies a substantially larger saleable unit than read as built-up, and 2,150 to 2,500 sq ft straddles both. It should be narrowed the moment a floor plan or a RERA filing settles the question. The configuration reasoning in full is set out on the floor plans page.

No payment plan has been published for Mahindra Navrat Sadahalli, no booking amount has been set, and none can lawfully be offered today. What follows is how these structures work in Karnataka, so that a buyer can read the eventual plan critically rather than be introduced to it at the signing table.

Two statutory guardrails govern all of them. Under Section 3 of RERA 2016, a project must be registered before it can be advertised, marketed, booked or sold. Under Section 13(1), a promoter may not accept more than 10 per cent of the cost of the apartment as an advance or application fee without first entering into a written agreement for sale, and that agreement must be registered. Both apply to this project the moment it launches, and neither can be waived by a broker's assurance.

For a project at this stage the structure matters less than the sequence. Nothing should be paid to anyone before a Karnataka RERA registration number containing /PR/ has been issued and verified on the official registry, and the environmental proposal has been relisted and appraised. A registration string containing /AG/ is an agent registration and certifies nothing about a project.

This corridor has something most pre-launch markets do not: a real, local, like-for-like rent observation rather than a corridor average.

UKN The Belvedere Airport District, in this same village, is the only completed branded stock in Navarathna Agrahara, and it supplies live asks — a semi-furnished 3 BHK of 1,460 sq ft at Rs 39,500 a month, a 1,500 sq ft unit at Rs 35,000, and a 1,535 sq ft unit at Rs 42,000. That is a branded 3 BHK of roughly 1,450 to 1,550 sq ft letting at Rs 35,000 to Rs 42,000 a month, or about Rs 24 to Rs 27 per sq ft per month. Scaling the same per-square-foot rent onto a 1,150 to 1,250 sq ft 2 BHK gives Rs 28,000 to Rs 33,000 a month — materially above the generic Devanahalli figure, because this village sits inside the airport and office catchment rather than out at Devanahalli town.

Pairing rents against prices gives the gross yields below. This is our arithmetic on published pairs, not a quoted figure from anyone.

The working band for this micro-market is 2.4 to 3.2 per cent gross, before maintenance, vacancy and property tax. Ready and value-segment stock sits at the top of it; premium new-launch pricing sits at the bottom, and Mahindra Navrat Sadahalli's indicative pricing sits at the bottom or just below. That is the normal pattern rather than a defect — capital values in this belt have re-rated faster than rents, so a launch premium is paid on the price side and is not recovered on the rent side.

Net of costs it is thinner again. Bengaluru convention puts monthly maintenance on the tenant, but the landlord carries vacancy, brokerage on each re-let, property tax and repairs. Allowing one vacant month a year, roughly half a month of brokerage annualised and a repairs provision, the net yield on these numbers is around 1.7 to 2.1 per cent.

Two cautions. Aggregator-reported yields of 3.2 to 3.8 per cent, and of 4.5 to 5.5 per cent for "furnished near the airport", describe serviced formats let to airline crew and must not be applied to an unfurnished apartment here. And no possession date has been announced for this project — on our own assessment a launch is unlikely before the second half of 2027, and construction follows that. Underwriting a rent today is therefore underwriting a rental market several years out, in which several thousand competing units will have completed in the same window.

What the numbers have actually done. Devanahalli flat rates are reported up 11.8 per cent over one year, 57.0 per cent over three years, 72.7 per cent over five and 108.8 per cent over ten — aggregator-reported, so treat them as price signal rather than measurement. Knight Frank's H1 2026 report puts Bengaluru city-wide residential prices up 9 per cent year on year to Rs 9,354 per sq ft, with the North submarket's high-end capital values up 7 per cent and mid-segment up 6 per cent in Q1 2026. At project level, Sattva Aeropolis moved from Rs 9,300 to Rs 10,900 per sq ft in a single quarter as it crossed toward ready, and DS Max Sky Shlokam from Rs 6,850 to Rs 7,850 — though single-quarter project jumps usually reflect launch-phase repricing rather than the underlying market.

Our view: 7 to 10 per cent a year through the metro-commissioning window of 2027-28, moderating to 5 to 7 per cent a year thereafter as the 2029-31 completion wave lands. Compounded on the indicative 3 BHK base of Rs 2.01 crore, that is a five-year range of roughly plus 33 per cent to plus 48 per cent, with a central case near plus 40 per cent.

That is deliberately below the 45 to 55 per cent five-year projections circulating on listing blogs. Note where the disagreement actually is: our ceiling nearly meets their floor. The dispute is not about whether the optimistic case is achievable — it is about the optimistic case being marketed as the base case.

Then subtract the round trip, which the projections never do. Entry costs close to 12 per cent in GST, stamp duty and registration; exit costs brokerage. On the low case, buying at about Rs 2.24 crore all-in and selling at Rs 2.66 crore less brokerage leaves a gain near 17 per cent over five years, about 3.2 per cent a year. On the high case it is roughly 31 per cent, about 5.5 per cent a year. Long-term capital gains tax applies on a sale after two years and should be modelled on top of that. A headline appreciation rate is not a return.

Three things bear on which end of that range applies.

The catalyst is the metro. Doddajala station is 1.84 km by road, and because the line's depot sits beside it, the station's own commissioning is tied to the depot's rather than to the end of the fit-out programme — the location page sets out why that matters. BMRCL targets June 2027 for the Hebbal-to-airport section against 72 per cent overall progress in August 2026, and it has reset those dates before, so 2027-28 is the honest window.

The counterweight is supply, and it is the binding constraint. Within roughly 5 km, launched or RERA-registered in the last 18 months alone: Bhartiya Garden Estate Phases 1 to 3, Sattva City with 3,460 units, Lodha Fiorana across 70 to 80 acres, Godrej MSR City including a Phase 3 pre-launch, DS Max Sky Shlokam with 992 units, Sattva Aeropolis Phase 2 — plus this project's own 1,166. That is comfortably more than 10,000 units, with completion dates clustering hard in 2029-31, precisely this project's own window. Over the hold period, absorption is what constrains this corridor, not land.

The third factor is that some of the appreciation is charged at the door. Godrej MSR City shows a step-up of roughly Rs 2,000 to Rs 2,500 per sq ft between a running phase and a fresh pre-launch in the same 62-acre township, same developer, same address. That spread is the launch premium this belt commands — and a buyer paying it has already paid for part of the re-rating they are buying in anticipation of.

One myth worth retiring. Aggregator claims of Navarathna Agrahara land moving at "Rs 1.8 crore to Rs 4.5 crore per acre" refer to raw agricultural land and are an order of magnitude below the Rs 22.6 crore per acre Mahindra actually paid for converted, development-ready frontage in June 2025. Projections built by extrapolating a land-price curve onto apartment rates are extrapolating one asset onto a different one.

Every figure here is inference, and all of it is provisional against three documents that do not yet exist: the Karnataka RERA registration, which brings a statutory carpet-area statement and makes a lawful booking possible; the developer's cost sheet, which brings a real rate, a real configuration mix and a real payment plan; and the dimensioned floor plans, which settle whether the filing's 150 sq m threshold was carpet or built-up.

None of them can arrive before the environmental file moves. Mahindra Navrat Sadahalli is at the pre-approval stage. An application for Terms of Reference (Category B1, proposal no. SIA/KA/INFRA2/582765/2026) was filed with SEIAA Karnataka on 22 June 2026 and was auto-delisted from the PARIVESH portal on 1 August 2026 after the statutory 30-day window to answer the authority's Essential Details Sought lapsed. Delisting is a procedural step, not a rejection — the developer can relist the proposal and restart the appraisal. As of 12 August 2026 no refiled or successor proposal has been filed, and the project has no environmental clearance.

Both positions are checkable without taking anyone's word, including ours. The Karnataka RERA project registry at rera.karnataka.gov.in publishes registered projects and the applied-but-unregistered ones, searchable by project name, promoter or number; a genuine project registration begins with PRM/KA/RERA/ and contains /PR/. The PARIVESH portal tracks the environmental proposal by its number. Do that check before paying any amount, for any project, including this one. When a real rate appears, we will republish this band against it and say plainly where our derivation was wrong.