1, 2 or 3 BHK at Prestige Parklane: which one, and for whom
A 1 BHK at ₹65 lakhs and a 3 BHK at ₹1.50 crore in the same nine towers are not two sizes of the same decision.
They are two different purchases, made by different people, for different reasons, with different risks. This works through which one makes sense for whom.
The configurations side by side
| 1 BHK | 2 BHK | 3 BHK 2T | |
|---|---|---|---|
| Saleable area | 567 – 571 sq ft | 828 – 880 sq ft | 1,445 – 1,469 sq ft |
| RERA carpet area, average | About 323 sq ft | About 565 sq ft | About 969 sq ft |
| Price from, all inclusive | ₹65 L | ₹90 L | ₹1.50 Cr |
| Rate per saleable sq ft | About ₹11,464 | About ₹10,870 | About ₹10,381 |
| Toilets | 1 | 2 | 2 |
| Units in the project | 858 | 391 | 539 across all 3 BHK |
| Share of the mix | 48.0% | 21.9% | 30.1% |
| Monthly maintenance at ₹5 per sq ft | About ₹2,855 | About ₹4,400 | About ₹7,225 |
| EMI, 80% at 7.75% over 20 years | About ₹42,700 | About ₹59,100 | About ₹98,500 |
| Power backup | 100% at additional cost | 100% at additional cost | 100% at additional cost |
Sizes and prices are from the project fact sheet. Unit counts and carpet areas are from the RERA filing under PRM/KA/RERA/1251/309/PR/150926/008941.
Above those three sit the 2 BHK Large at 1,087 – 1,103 sq ft from ₹1.15 Cr, the 3 BHK 3T at 1,597 – 1,662 sq ft from ₹1.69 Cr, and the 3 BHK 3T Large at 1,757 – 1,801 sq ft from ₹1.89 Cr.
The 1 BHK
Who it is for. Two groups. Investors buying for rental yield against the Foxconn and Aerospace Park workforce, and first time buyers working on this corridor who want to own rather than rent.
The case. It is the lowest entry ticket of any branded launch on the Devanahalli corridor.
Godrej MSR City does not offer a 1 BHK at all. At ₹65 lakhs this is a different budget bracket entirely, and it faces very little branded competition in it.
The rental logic. The corridor is adding tens of thousands of jobs at the compact end. Foxconn hired 30,000 in eight months, and airport ground operations employ thousands more.
Demand for a well specified 1 BHK inside a gated community with a clubhouse, close to those employers, is the deepest rental demand on this corridor.
The risk. The rate per square foot is the highest of the three, at about ₹11,464 on saleable and about ₹20,124 on carpet.
Compact units also resell to a narrower pool: investors and first time buyers, not families. In a soft market that is the segment that sits longest.
The other risk. The one bedroom is 48 per cent of the mix, 858 units. That is not scarcity. It is the largest block of identical homes in the building, all competing with yours on resale and rent.
The 2 BHK
Who it is for. Couples, small families, and investors who want a broader tenant pool than a 1 BHK gives.
The case. It is the scarcest configuration here, at 21.9 per cent of the mix, 391 units across both layouts.
That is unusual. In most projects the 2 BHK is the volume seller. Here it is the tier with the fewest competing units on resale.
Two bathrooms is the specification line that separates a real 2 BHK from a compromised one, and this has them.
The economics. At about ₹10,870 per square foot it is roughly 5 per cent cheaper per foot than the 1 BHK. You pay close to a linear price for the extra area, which is normal in this bracket.
The risk. Nothing distinctive. It is the balanced choice, with modest upside and modest downside.
The 3 BHK
Who it is for. Families who will live in it, and buyers taking a long view on the corridor.
The case. The best value per square foot, at about ₹10,381 on saleable, roughly 9 per cent below the 1 BHK rate.
At 1,445 square feet and up, this is a genuine family apartment rather than a stretched 2 BHK.
If the third bathroom matters, step to the 3 BHK 3T at ₹1.69 crore. The 3 BHK 2T has two.
The comparison that matters. It sits well below Birla Trimaya, where comparable configurations run at about ₹13,250 per square foot.
The risk. The EMI is roughly ₹98,500 a month on an 80 per cent loan. That needs household income around ₹3 lakhs a month to sit comfortably within lending norms.
Maintenance runs about ₹7,225 a month from handover and rises with the association.
The all-in cost, with possession charges and 7.5 per cent Karnataka registration, is about ₹1.68 crore rather than ₹1.50 crore.
The real cost to own each one
The headline is all inclusive, excluding registration. Two more amounts sit on top.
| 1 BHK, 571 sq ft | 2 BHK, 880 sq ft | 3 BHK 2T, 1,445 sq ft | |
|---|---|---|---|
| Headline | ₹65.00 L | ₹90.00 L | ₹1.50 Cr |
| Possession charges, incl. GST | ₹2.56 L | ₹3.95 L | ₹6.48 L |
| Registration at 7.5% | ₹4.88 L | ₹6.75 L | ₹11.25 L |
| Total to own | About ₹72.4 L | About ₹1.01 Cr | About ₹1.68 Cr |
Which floor
Worth a section, because it is the second decision and nobody prepares for it.
What the higher floors buy is view, light and less noise from the grounds. What the lower floors buy is a shorter lift wait and a faster exit in a power failure.
Since the towers ring the landscaped core, facing matters as much as height. A middle floor facing the park often beats a high floor facing the enterprise side.
Middle floors, between the eighth and the sixteenth, are usually the best balance of money and living. They are also the first to go.
Confirm how floor and position affect the price above the all-inclusive starting figure before you choose.
The order of decisions
Budget first, set on the total cost to own rather than the headline. Then configuration. Then tower, which here largely follows from configuration. Then facing. Then floor.
Doing it in that order avoids the common outcome: falling for a specific unit, then discovering the total cost was well above the number in the advertisement.
Prestige Group Prelaunch Project is Prestige Parklane.
Frequently asked questions
A 1 BHK suits rental investors and first-time corridor workers. A 2 BHK suits couples and small families. A 3 BHK suits families living in it for a decade and value-per-foot buyers.
About ₹42,700 a month on an 80 per cent loan at 7.75 per cent over 20 years, against a ₹65 lakh starting price.
The 3 BHK 2T, at about ₹10,381 per saleable sq ft. The 1 BHK is the lowest ticket but the highest rate, at about ₹11,464.
391, which is 21.9 per cent of the 1,788 homes, making it the scarcest configuration in the project.
About ₹1.68 crore for the 3 BHK 2T: ₹1.50 crore all inclusive, about ₹6.48 lakhs of possession charges, and about ₹11.25 lakhs of registration.
The 3 BHK 2T has two. The 3 BHK 3T and 3 BHK 3T Large have three.
