1, 2 or 3 BHK at Prestige Parklane: which one, and for whom
A 1 BHK at ₹56 lakhs and a 3 BHK at ₹1.32 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 Classic | 2 BHK Optima | 3 BHK Aspire | |
|---|---|---|---|
| Saleable area | 567 – 571 sq ft | 828 – 880 sq ft | 1,445 – 1,469 sq ft |
| RERA carpet area | 322 – 323 sq ft | 483 – 484 sq ft | 883 – 896 sq ft |
| Price range, incl. car park and floor rise | ₹56 – 65 L | ₹82 – 97 L | ₹1.32 – 1.55 Cr |
| Rate per saleable sq ft | ₹9,877 – 11,404 | ₹9,903 – 11,023 | ₹9,122 – 10,602 |
| Toilets | 1 | 2 | 2 |
| Units in the project | 858 | 391 across all 2 BHK | 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 on the starting price, 80% at 7.75% over 20 years | About ₹36,800 | About ₹53,900 | About ₹86,700 |
| Power backup | 100% at additional cost | 100% at additional cost | 100% at additional cost |
Sizes and prices are from the developer price sheets issued at the 25 September 2026 launch and valid till 27 September 2026. Prices include the car park and floor rise; GST, other charges and registration are extra. See the project fact sheet for how to read them. 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 Ultima at 1,087 – 1,103 sq ft from ₹1.02 Cr, the 3 BHK Premia at 1,597 – 1,662 sq ft from ₹1.46 Cr, and the 3 BHK Ultima at 1,757 – 1,801 sq ft from ₹1.64 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 ₹56 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, up to about ₹11,404 on saleable and about ₹20,186 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. The 2 BHK Optima runs about ₹9,903 to ₹11,023 per square foot, level with the 1 BHK Classic at the entry end and about 3 per cent cheaper per foot at the top. 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 in the project, with the 3 BHK Aspire at about ₹9,122 to ₹10,602 on saleable, roughly 7 per cent below the 1 BHK Classic 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 Premia from ₹1.46 crore. The 3 BHK Aspire 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 ₹86,700 a month on an 80 per cent loan at the ₹1.32 crore starting price. That needs household income around ₹2.6 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 5 per cent GST, the other charges at possession and 7.5 per cent Karnataka stamp duty and registration, is about ₹1.55 crore rather than ₹1.32 crore.
The real cost to own each one
The headline price includes the car park and floor rise. Three more amounts sit on top: 5 per cent GST, the other charges payable at possession, and stamp duty and registration.
| 1 BHK Classic, 567 sq ft | 2 BHK Optima, 828 sq ft | 3 BHK Aspire, 1,445 sq ft | |
|---|---|---|---|
| Headline, incl. car park and floor rise | ₹56.00 L | ₹82.00 L | ₹1.32 Cr |
| GST at 5% | ₹2.80 L | ₹4.10 L | ₹6.60 L |
| Other charges at possession, incl. GST | ₹2.84 L | ₹4.01 L | ₹6.77 L |
| Stamp duty and registration at 7.5% | ₹4.20 L | ₹6.15 L | ₹9.90 L |
| Total to own | About ₹65.8 L | About ₹96.3 L | About ₹1.55 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.
The price sheet builds floor rise into seven floor bands, from ground to the 21st to 24th floors, and on the same layout the step from the bottom band to the top typically runs ₹5 to 8 lakhs. Check which band a unit sits in 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 New Launch 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 ₹36,800 a month on an 80 per cent loan at 7.75 per cent over 20 years, against a ₹56 lakh starting price.
The 3 BHK Aspire, at about ₹9,122 to ₹10,602 per saleable sq ft. The 1 BHK Classic is the lowest ticket but carries the highest rate, up to about ₹11,404.
391, which is 21.9 per cent of the 1,788 homes, making it the scarcest configuration in the project.
About ₹1.55 crore for the 3 BHK Aspire: ₹1.32 crore for the home including car park and floor rise, ₹6.60 lakhs of GST, about ₹6.77 lakhs of other charges at possession, and ₹9.90 lakhs of stamp duty and registration.
The 3 BHK Aspire has two. The 3 BHK Premia and 3 BHK Ultima have three.
