Purva Heron Price
Purva Heron Price Overview
The Purva Heron price list begins at ₹78 Lakh for a 1 BHK and runs to about ₹2.99 Cr for a 4 BHK. The base rate is ₹13,000 per sq ft. Across 650 apartments and 7.97 lakh sq ft of saleable area, that implies a gross development value in the region of ₹1,036 crore.
The ₹13,000 figure is a pre-launch base rate calculated on the super built-up area. This price excludes essential extra costs like floor-rise fees and preferred location charges. It also omits car parking, club membership, corpus fund, GST, stamp duty, and registration. Due to these extras, the final price is usually 12% to 18% higher than the base rate alone. Smart buyers always review the full cost sheet rather than relying on a basic rate card.
Purva Heron Price List
The Purva Heron price list below sets out the indicative pricing by configuration, derived at the pre-launch base rate on super built-up area.
| Unit type | Super built-up area | Carpet (approx.) | Units | Indicative price* |
|---|---|---|---|---|
| 1 BHK | 600 – 700 sq ft | 380 – 440 sq ft | 98 | ₹78.00 L – ₹91.00 L |
| 2 BHK | 1,000 – 1,200 sq ft | 630 – 755 sq ft | 325 | ₹1.30 Cr – ₹1.56 Cr |
| 3 BHK | 1,450 – 1,700 sq ft | 915 – 1,070 sq ft | 195 | ₹1.88 Cr – ₹2.21 Cr |
| 4 BHK | 2,000 – 2,300 sq ft | 1,260 – 1,450 sq ft | 32 | ₹2.60 Cr – ₹2.99 Cr |
*Derived at an indicative base rate of ₹13,000 per sq ft on super built-up area. Floor-rise, preferred-location charges, parking, club membership, corpus fund, GST and stamp duty and registration are additional. Indicative only until the developer publishes the official price list at launch.
What the Price Includes
The Purva Heron base price covers the apartment and its share of the common development; the items below are what the headline rate buys.
- The apartment at its stated super built-up area, finished to the project specification.
- Proportionate undivided share in the land.
- Access to the 26,000 sq ft clubhouse and all common amenities.
- Common-area infrastructure: lifts, lobbies, landscaping, internal roads, STP, water treatment, DG backup and security systems.
- Structural and finishing work per the specification schedule.
What it does not include
- Car parking, charged separately per bay.
- Floor-rise charges, which escalate with height in a 22–26 storey tower.
- Preferred-location charges for park-facing and corner units.
- Club membership and corpus fund contributions.
- Advance maintenance, typically 12 months collected upfront.
- GST, stamp duty, registration and statutory deposits.
Additional Charges
These are the line items that separate the headline rate from the cheque you write.
| Charge | Basis | Notes |
|---|---|---|
| GST | 5% of agreement value | Under-construction rate, without input tax credit |
| Stamp duty | 5% of agreement value | Karnataka rate for properties above ₹45 Lakh |
| Registration | 1% of agreement value | Plus applicable cess and surcharge |
| Car parking | Per bay | Covered basement bay; second bay where available |
| Floor rise | Per sq ft, per floor band | Applies from a defined floor upwards |
| Preferred location charge | Per sq ft | Park-facing, corner and premium-tier units |
| Club membership | One-time | Access to the 26,000 sq ft clubhouse |
| Corpus fund | One-time | Association sinking fund |
| Advance maintenance | 12 months | Charged per sq ft per month, collected upfront |
| BESCOM & BWSSB deposits | At actuals | Electricity and water connection charges |
| Legal & documentation | At actuals | Agreement drafting and sale deed |
A practical way to budget: take the base-rate price, add roughly 11% for GST plus stamp duty and registration, then add parking, club, corpus and advance maintenance as a lump sum. Floor-rise and preferred-location charges then vary by the specific unit. The cost sheet is worth requesting against a named unit number, not a configuration.
Purva Heron Payment Plan
A construction-linked plan (CLP), structured on a milestone basis, typically a 10:80:10 shape.
| Stage | Milestone | Indicative share |
|---|---|---|
| 1 | Booking / expression of interest | Booking amount |
| 2 | Agreement execution | 10% of total |
| 3 | Excavation & foundation | Milestone-linked |
| 4 | Basement and structural slabs | Milestone-linked |
| 5 | Progressive slab completion | 80% released across construction |
| 6 | Brickwork, plastering & finishes | Milestone-linked |
| 7 | On possession / handover | 10% of total |
The advantage of a construction-linked plan on a four-year build is that payment tracks progress: money is released as slabs go up, not against a calendar. It also aligns with home-loan disbursement, since lenders release tranches against the same milestones. Buyers should confirm the exact milestone schedule in the agreement, since the split varies between projects and the published 10:80:10 is an indicative shape.
How Pre-Launch Pricing Works
Purva Heron is in its pre-launch and EOI phase, with launch scheduled for December 2026. Pre-launch pricing is the developer's lowest published rate for a project, offered in exchange for the buyer accepting more uncertainty, specifically, that RERA registration is not yet in place and the sanctioned plan is not final.
That trade is real in both directions, and it is worth stating plainly rather than dressing up:
What the buyer gains
- The lowest entry rate in the project's price history, rates typically step up at launch and again at each construction milestone.
- First choice of inventory: tower, floor, facing and view, before the desirable stock is taken.
- A longer runway for appreciation across the four-year build.
What the buyer accepts
- RERA registration has been applied for and approval is awaited. Until it is granted, the project's approvals, timelines and areas are not held to statutory guarantees.
- Unit areas, layouts and amenity positions may change under the final sanctioned plan.
- Possession is December 2030, a four-year wait with no rental income in the interim.
- Pricing published here is indicative and not a contractual offer.
Home Loan for Purva Heron
Puravankara is a listed developer with an established lender panel, so approved-project financing is generally available from major banks and housing finance companies once the project is registered and launched.
- Loan-to-value is typically up to 80% of agreement value for properties above ₹75 Lakh, and up to 90% below ₹30 Lakh, subject to lender policy.
- Disbursement is tranche-based against construction milestones, matching the CLP schedule.
- Pre-EMI interest applies on the disbursed portion during construction, budget for this across the four-year build, since it is a real cost that base-rate arithmetic ignores.
- Approved-project status speeds up sanction considerably. Ask the sales team which lenders have listed the project.
- Tax benefits under Sections 24(b) and 80C apply from the year of possession for a self-occupied property.
Lenders generally require RERA registration before sanctioning against a project. On a pre-launch booking, confirm the financing route with your bank before committing.
Price of Apartments in Mallasandra
Prevailing rates across the Mallasandra and Tumkur Road belt fall broadly in the ₹9,000 – ₹12,000 per sq ft band. At an indicative ₹13,000 per sq ft, Purva Heron is deliberately pitched above the local average, roughly a 10–30% premium to the corridor.
Whether that premium is justified is the central question on this page, so here is the case on both sides.
What supports the premium
- A 26,000 sq ft clubhouse and 55% open space, well beyond what the surrounding mid-segment supply offers.
- Two basement levels of parking at 1.3 spaces per home, where much of the local stock offers stilt or open parking.
- A 50-year-old listed developer, against a corridor with many smaller local builders.
- Metro-adjacency at Nagasandra, which historically carries a durable premium in Bengaluru.
What to weigh against it
- Resale is benchmarked against the corridor, not against the project. A premium product in a mid-segment belt depends on the belt itself upgrading.
- RERA registration has been applied for and approval is awaited, which is a discount factor, not a premium factor.
- Comparable rates on the northern corridor and ORR buy a more established residential address, albeit at a higher absolute price.
The honest summary: Purva Heron is priced as the best product in its micro-market rather than as the cheapest entry into it. That works well for an end-user who intends to live there, and requires more conviction from an investor relying on corridor-wide appreciation.
How to Get the Purva Heron Cost Sheet
A full Purva Heron cost sheet sets out the total outflow for a specific unit, beyond the headline rate.
- Tell us your configuration and budget band: 1, 2, 3 or 4 BHK, and the ceiling you are working to.
- Name a facing and floor preference if you have one, since floor-rise and preferred-location charges depend on it.
- Receive a unit-level cost sheet showing base price, floor rise, PLC, parking, club, corpus, maintenance, GST and registration as separate lines.
- Review the payment schedule against the construction milestones.
- Confirm EOI terms in writing, including refund conditions, before transferring any amount.
Please note: all prices, charges and payment structures on this page are indicative and compiled for a pre-launch project. They do not constitute an offer or contract. RERA registration for Purva Heron has been applied for and approval is awaited; verify all figures directly with Puravankara and on the Karnataka RERA portal (rera.karnataka.gov.in) before making any purchase decision.
Why Invest in Purva Heron
Purva Heron pairs a North-West Bengaluru address with a genuine multi-modal connectivity advantage and a trusted developer, and that is what underpins its investment case at pre-launch pricing.
- An established, well-served location: Mallasandra is on Tumkur Road (NH-48) with the Nagasandra Green Line metro nearby, so the infrastructure is already in place rather than promised.
- A deep employment base: Peenya Industrial Area, Jalahalli and the Yeshwanthpur belt are within a short drive, supporting steady end-user and rental demand.
- Pre-launch entry pricing: booking during the Expression of Interest window secures pricing ahead of launch-period escalation.
- A trusted brand: a Puravankara project carries the governance and delivery record of a listed developer.
As with any pre-launch purchase, the advantage rests on diligence: verify the registered documents and the RERA status before committing.
Why Trust Puravankara
Purva Heron is developed by Puravankara Limited, one of India's oldest and best-known real-estate developers, founded in 1975 and listed on the BSE and NSE.
- Five decades of delivery: across more than 50 years, Puravankara has delivered over 50 million sq ft of residential and commercial space.
- A listed, accountable developer: public financial disclosure and listing-standard governance, with an institutional counterparty behind the project.
- The Purva premium brand: the Purva line represents the group's premium residential portfolio.
Developer standing is a reason for confidence, not a substitute for diligence. Confirm the RERA registration and the registered documents for this specific project before any payment.
Frequently Asked Questions
Prices start from about Rs 78 Lakh for a 1 BHK and extend to around Rs 2.99 Cr for a 4 BHK, at a base rate of about Rs 13,000 per sq ft.
The base rate is about Rs 13,000 per sq ft, before floor-rise and any preferential-location charges. The effective rate varies with floor and view.
Beyond the base price there is GST on the under-construction home, stamp duty and registration, plus floor-rise, preferential-location, clubhouse, car parking and maintenance charges. The full cost sheet itemises these.
Purva Heron follows a construction-linked payment plan, so payments are staged as the towers rise rather than all at once. The detailed schedule is confirmed in the agreement.
Launch is expected in December 2026 and possession is planned for December 2030 across the four towers. Both dates are pre-launch and subject to change.
Purva Heron is at pre-launch and its Karnataka RERA registration has been applied for and approval is awaited. The number will be published here once granted; verify the status on the Karnataka RERA portal before any payment.
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