Market Context — What Gunjur Costs Today
| Locality | Average rate | Range | Year-on-year |
|---|---|---|---|
| Gunjur | ₹10,950 – ₹12,050 / sq ft | ₹8,850 – ₹14,000+ | +14.8% to +17.1% |
| Varthur | ₹13,050 / sq ft | ₹9,600 – ₹14,950 | — |
| Gunjur Palya (separate pocket) | ₹9,400 / sq ft | — | +7.8% |
| Whitefield / Bellandur | 20–30% above Gunjur | — | — |
Two things stand out. First, Gunjur's appreciation — 14.8% to 17.1% year on year — is the sharpest in East Bengaluru, and it is driven by a genuine shortage of large approvable parcels rather than by speculation. Second, the corridor still trades 20–30% below Whitefield and Bellandur for comparable specification, despite sitting inside 13 km of eight major technology campuses. That gap is a supply lag, and supply lags close.
Buyers shortlisting Brigade Gunjur often compare it with Sattva Whitefield, a Whitefield project in the same city that offers a useful reference on format, pricing and delivery record.
The local benchmark to watch is Prestige Rosewood at Varthur, opposite Varthur Lake, guiding at approximately ₹14,300 per sq ft. That is the corridor's lakefront premium and it sets the ceiling. Sattva Varthur Road, further south on the Dommasandra stretch, sits materially lower at an indicative ₹62 lakh to ₹2.65 crore across its range.
Brigade Gunjur Price Per Sq Ft — the Indicative Rate
₹11,900 – ₹13,100 per sq ft.
That band places Brigade Gunjur above the Gunjur average and below the Varthur lakefront premium. The premium over the local average is supported by four things: the Brigade brand and its zero project-abandonment record; the BDA-approved 39-acre parcel; the amenity load a 2,500-household township carries; and the roughly 22% ground coverage, which is not reproducible on the 3- to 16-acre sites around it.
The rate varies within the band by floor, orientation, configuration and tower position. Expect floor-rise charges above a threshold floor and preferential location charges on corner units, green-spine-facing units and high floors.
Configuration-Wise Pricing
| Configuration | Super built-up | Indicative carpet | Rate band | Indicative all-in |
|---|---|---|---|---|
| 2 BHK | 1,180 – 1,340 sq ft | 780 – 890 sq ft | ₹11,900 – ₹12,100 | ₹1.40 Cr – ₹1.62 Cr |
| 3 BHK | 1,615 – 1,880 sq ft | 1,070 – 1,250 sq ft | ₹12,250 – ₹12,450 | ₹1.98 Cr – ₹2.33 Cr |
| 4 BHK | 2,340 – 2,650 sq ft | 1,550 – 1,760 sq ft | ₹12,750 – ₹13,100 | ₹2.99 Cr – ₹3.42 Cr |
Overall project range: ₹1.40 Cr to ₹3.42 Cr.
The rate rises with configuration because the larger units sit on corner and end-of-plate positions with two or three exposed faces — the positions that carry a genuine premium on resale as well as at first sale.
All-In Cost Breakdown
The apartment price is not the cost of ownership. Worked below for an indicative 3 BHK at ₹2.15 Cr base consideration.
| Component | Basis | Indicative amount |
|---|---|---|
| Base consideration | 1,750 sq ft × ₹12,300 | ₹2,15,25,000 |
| Floor rise | Varies by floor above threshold | ₹0 – ₹8,00,000 |
| Preferential location charge | Corner / spine-facing / high floor | ₹0 – ₹10,00,000 |
| Car parking | Where charged separately | ₹3,00,000 – ₹6,00,000 |
| Club membership | One-time | ₹1,50,000 – ₹3,00,000 |
| Maintenance corpus deposit | One-time, at handover | ₹3,50,000 – ₹5,25,000 |
| Infrastructure / development charges | Where applicable | ₹2,00,000 – ₹4,00,000 |
| Sub-total before statutory | ≈ ₹2,25,25,000 – ₹2,51,50,000 | |
| GST | 5% on under-construction, no ITC | ₹10,76,000 – ₹12,58,000 |
| Stamp duty | 5% of guidance value (Karnataka, above ₹45 L) | ₹10,76,000 – ₹12,58,000 |
| Registration | 1% | ₹2,15,000 – ₹2,52,000 |
| BBMP / BMRDA cess and scanning | ~0.6% | ₹1,29,000 – ₹1,51,000 |
| Legal and documentation | ₹25,000 – ₹75,000 | |
| Total acquisition cost | ≈ ₹2,50,00,000 – ₹2,81,00,000 | |
| Fit-out and interiors | Optional, buyer's scope | ₹15,00,000 – ₹40,00,000 |
Planning rule: budget 9–12% above the quoted apartment price for statutory and one-time charges before any interior spend. On a ₹2.15 Cr base, that is roughly ₹20–26 lakh.
On stamp duty. Karnataka charges 5% stamp duty on properties above ₹45 lakh, plus 1% registration and approximately 0.6% in cess and scanning charges — around 6.6% all in, calculated on the guidance value or the transaction value, whichever is higher.
On GST. Under-construction residential property attracts 5% GST without input tax credit. Once a project receives its occupancy certificate, GST does not apply — which is why a completed-property purchase carries a different cost structure than an under-construction one.
| Configuration | Indicative Size | Starting Price | Status |
|---|---|---|---|
| 2 BHK | ~1,180–1,340 sqft | From ₹1.40 Cr | Pre-launch |
| 3 BHK | ~1,615–1,880 sqft | From ₹1.98 Cr | Pre-launch |
| 4 BHK | ~2,340–2,650 sqft | From ₹2.99 Cr | Pre-launch |
Pre-Launch Pricing
Brigade Gunjur is at pre-launch stage with the K-RERA number still awaited, which is typically where the keenest entry prices and the widest inventory choice sit — tower, floor and orientation across six towers. The trade-off is the longer construction horizon to the March 2031 completion target, and the fact that the indicative rate is not yet a published price list.
A Genuine 4 BHK Tier
The 2 BHK at ₹1.40 Cr and the 3 BHK at ₹1.98 Cr cover the corridor's volume demand, while the 4 BHK at ₹2.99 Cr is the differentiator: no other project in the immediate Gunjur–Varthur comparable set carries a genuine four-bedroom configuration at 2,340–2,650 sqft, which leaves the corridor's largest-format buyers with almost nowhere else to go.
Cost Sheet on Request
The indicative rate band runs ₹11,900–₹13,100 per sq ft. All-in budgets fold in GST, Karnataka stamp duty and registration, floor rise, car parking, club membership and the maintenance corpus — expect roughly 11–14% over the base price before interiors. Request the current cost sheet from the Brigade Gunjur sales team.
Payment Plans
Expect three structures at launch.
Construction-linked plan (CLP). The default and generally the safest. Payments are tied to verifiable construction milestones — foundation, each slab, blockwork, plastering, finishing, handover. Typically 10% at booking, 10–15% at agreement, then instalments against milestones, with 5% retained until possession. The advantage on a March 2031 completion is real: your outflow tracks actual progress, and a delay in construction is a delay in your payment obligation.
Down-payment plan. 90–95% paid within 30–60 days of booking against a discount, usually 4–7% off the base rate. On a ₹2.15 Cr unit a 5% discount is roughly ₹10.75 lakh. The trade-off is that you carry the full construction risk for five years with no payment leverage.
Flexi or possession-linked plan. A larger upfront tranche — typically 30–40% — then a long gap, then the balance at possession. Positioned between the two, usually with a smaller discount than the down-payment plan.
For a five-year horizon, CLP is the right default unless the down-payment discount exceeds your cost of capital over the period. At a 5% discount against a five-year hold, it rarely does.
Home Loan and EMI Guidance
Indicative EMIs at 8.5% per annum, assuming 80% loan-to-value on the base consideration.
| Configuration | Indicative price | 20% down payment | Loan amount | EMI over 20 yrs | EMI over 25 yrs |
|---|---|---|---|---|---|
| 2 BHK | ₹1.50 Cr | ₹30,00,000 | ₹1.20 Cr | ₹1,04,100 | ₹96,600 |
| 3 BHK | ₹2.15 Cr | ₹43,00,000 | ₹1.72 Cr | ₹1,49,200 | ₹1,38,500 |
| 4 BHK | ₹3.20 Cr | ₹64,00,000 | ₹2.56 Cr | ₹2,22,100 | ₹2,06,100 |
Income requirement. Lenders generally cap the EMI at 50–55% of net monthly income. A ₹1.49 lakh EMI on the 3 BHK therefore implies a household net income of roughly ₹2.7–3.0 lakh a month.
During construction. On an under-construction purchase with a CLP, the bank disburses against milestones and you pay pre-EMI interest on the disbursed amount only. Full EMI begins after the final disbursement. Over a five-year build, the pre-EMI phase is a substantial and often underestimated cost — model it.
Tax. Interest on a self-occupied home loan is deductible up to ₹2 lakh a year under Section 24(b), with principal repayment up to ₹1.5 lakh under Section 80C. For an under-construction property, pre-possession interest is deductible in five equal instalments from the year of possession, subject to the same overall cap.
Rental Yield Analysis
Gunjur's rental demand is fed by four employment clusters within 13 km — Whitefield's ITPL and EPIP belt, Brigade Tech Gardens, the Sarjapur Road Wipro SEZ arc and the ORR cluster at Bellandur and Marathahalli. That diversification is what keeps void periods short.
Modelled on completion, for a 3 BHK at an indicative ₹2.15 Cr:
| Scenario | Monthly rent | Annual | Gross yield |
|---|---|---|---|
| Conservative | ₹48,000 | ₹5,76,000 | 2.7% |
| Moderate | ₹58,000 | ₹6,96,000 | 3.2% |
| Optimistic | ₹68,000 | ₹8,16,000 | 3.8% |
For a 2 BHK at ₹1.50 Cr:
| Scenario | Monthly rent | Annual | Gross yield |
|---|---|---|---|
| Conservative | ₹34,000 | ₹4,08,000 | 2.7% |
| Moderate | ₹41,000 | ₹4,92,000 | 3.3% |
| Optimistic | ₹47,000 | ₹5,64,000 | 3.8% |
Net yield runs roughly 0.5–0.8 percentage points below gross after maintenance charges, property tax, insurance, periodic repainting and an allowance for vacancy. A 3.2% gross yield nets to roughly 2.5%.
The 2 BHK is the better rental instrument. It carries the deepest tenant pool on this corridor, the shortest void periods, and the lowest absolute exposure. The 3 and 4 BHK tiers are end-user products where the return comes primarily from capital appreciation.
Yield in Context
| Asset | Indicative return | Liquidity | Risk |
|---|---|---|---|
| Bank fixed deposit | 6.5% – 7.25% | High | Very low |
| Debt mutual funds | 6.5% – 8% | High | Low |
| Indian REITs | 5.5% – 7% distribution yield | High | Moderate |
| Nifty 50 (long-run average) | 11% – 13% | High | High |
| Residential rental yield (Bengaluru prime) | 2.5% – 3.5% net | Low | Moderate |
| Residential total return (rent + appreciation) | 10% – 16% in Gunjur currently | Low | Moderate |
Residential real estate in India has never been a yield play; it is an appreciation play with a rental floor that covers part of the carry. Judged on yield alone, a fixed deposit beats a Bengaluru apartment. Judged on total return in a micro-market appreciating at 14–17% annually, the comparison inverts — and it comes with leverage available at 8.5% against an asset appreciating faster than the borrowing cost, which no other asset class in the table offers a retail buyer.
Capital Appreciation Potential
Three drivers, in descending order of certainty.
Supply scarcity (high certainty). Large approvable parcels on the Gunjur–Varthur stretch are close to exhausted. Brigade Gunjur's own 39 acres is an outlier in a market where recent launches have sat on 16 to 25 acres. When branded supply stops arriving in a corridor where employment keeps expanding, price does the adjusting.
Price-gap closure (moderate-to-high certainty). Gunjur trades 20–30% below Whitefield and Bellandur for comparable product, with equivalent campus access. Historically these gaps compress as branded inventory and social infrastructure arrive.
Metro confirmation (uncertain, high impact). The proposed Whitefield–Sarjapur corridor is planned to run near Varthur Police Station and Gunjur. Confirmation of a metro alignment has historically produced step-change re-ratings in Bengaluru micro-markets rather than gradual ones. Treat this as an option with real value if exercised — do not underwrite the purchase on it.
A note on the entry point. Buying at pre-launch, five years ahead of a March 2031 completion, is the highest-leverage entry into this corridor — and it carries the corresponding construction and timeline risk. The mitigant is developer quality: Brigade's zero project-abandonment record across RERA-registered launches, and a delivered, occupied Brigade township immediately next door that a buyer can walk through before committing.
Investor Profiles
The end-user working East Bengaluru. Buy the 3 BHK. Access to four employment clusters, township amenities, an international-school cluster within 5 km, at 20–30% below Whitefield pricing. The appreciation is a bonus on a home you were going to buy anyway.
The yield-and-growth investor. Buy the 2 BHK. Deepest tenant pool, shortest voids, lowest absolute exposure, and the configuration that resells fastest in this corridor.
The long-horizon capital investor. Buy at pre-launch, choose the tower and floor for view and orientation rather than for price, and hold through completion and the metro decision. The 4 BHK is the scarcity trade — very little branded four-bedroom inventory exists on this stretch at this price.
Who should wait. Anyone who needs possession inside two years, anyone who requires a confirmed RERA number and a published cost sheet before committing funds, and anyone whose budget does not comfortably absorb the 9–12% in statutory and one-time charges above the headline price.
Before You Pay Anything
- Verify the RERA registration number on rera.karnataka.gov.in once issued — it is currently applied for and awaited.
- Confirm the RERA-declared carpet area and compute the rate per carpet square foot.
- Obtain the BDA approval documents and run an independent title search on the 39-acre parcel.
- Read the payment schedule and confirm every instalment is tied to a verifiable construction milestone.
- Confirm what is included in the quoted price — parking, club membership, corpus, floor rise and PLC are frequently quoted separately.
- Ask for the projected maintenance charge at full occupancy, not the introductory rate.
- Get the delay compensation clause in writing, and check the area-variation and specification-change clauses in the sale agreement.
Due-diligence references
Continue with the overview and the location page on this website, then verify every commercial and legal detail directly with the developer before committing. Brigade Gunjur is pre-launch and the K-RERA number is still awaited.
Brigade Gunjur Pricing — Frequently Asked Questions
Common questions on Brigade Gunjur covering the developer, location, configurations, pricing and approvals.
2, 3 and 4 BHK apartments. Indicative super built-up areas run 1,180–1,340 sq ft for 2 BHK, 1,615–1,880 sq ft for 3 BHK and 2,340–2,650 sq ft for 4 BHK. Confirmed areas are released with the floor-plan set at launch — verify them against the RERA-declared carpet areas at that point.
Indicative pricing runs ₹11,900–₹13,100 per sq ft, giving an all-in band of approximately ₹1.40 Cr to ₹3.42 Cr across configurations — ₹1.40–1.62 Cr for 2 BHK, ₹1.98–2.33 Cr for 3 BHK and ₹2.99–3.42 Cr for 4 BHK. No official cost sheet has been published; the price list is released at launch. Budget a further 9–12% for statutory and one-time charges.
RERA registration has been applied for and the number is awaited. Under the Real Estate (Regulation and Development) Act a project cannot be advertised for sale or accept booking payments before registration, so the current stage is expression of interest only. Once issued, verify the number independently on the Karnataka RERA portal at rera.karnataka.gov.in before making any payment.
Completion is targeted for March 2031, with the public launch scheduled for Q3 2026. On a six-tower township, individual towers typically hand over in phases ahead of the overall completion date, so ask for the tower release sequence — your possession date is your tower's date, not the project's.
ITPL is approximately 8 km, the EPIP Zone and Brigade Tech Gardens approximately 9 km, and Whitefield Main Road approximately 9 km. The Wipro SEZ arc on Sarjapur Road is 7 km and the Outer Ring Road at Bellandur 11 km. Eight major campuses across four employment clusters sit within 13 km.
Whitefield (Kadugodi) on the operational Purple Line, roughly 11 km away. A Whitefield–Sarjapur metro corridor is proposed with the alignment planned to run near Varthur Police Station and Gunjur, which would bring the network materially closer — but it is proposed rather than funded and under construction.