Purva Heron Cost Sheet and Charges

The Purva Heron cost sheet includes the apartment’s base price, taxes, registration costs and any separate developer charges. The indicative base rate is ₹13,000 per sq. ft., with apartment prices starting at ₹78 lakh. Floor-rise, preferred-location charges, parking, clubhouse fees, maintenance and deposits need to be listed separately wherever they apply.

For a 2 BHK with a ₹1.30 crore base price, a sample calculation gives ₹6.50 lakh GST and ₹9.88 lakh in urban stamp duty and registration costs. That brings the subtotal to ₹1.4638 crore before developer charges and interiors. This example uses current rates and assumes the taxable and registration values equal the base price. It is a budget illustration, rather than an official unit quotation.

Purva Heron Base Price by Apartment Type

Purva Heron is planned in Mallasandra, off Tumkur Road in North-West Bengaluru. The proposed 7-acre development has about 650 apartments in four towers. Its listed home sizes run from 600 to 2,300 sq. ft. of super built-up area.

At the indicative ₹13,000 per sq. ft. rate, the base-price calculation is:

For example, 1,000 sq. ft. × ₹13,000 = ₹1.30 crore. These calculations cover the base apartment value. The selected unit’s final rate, premiums and other charges determine the complete purchase cost.

Purva Heron 2 BHK Cost-Sheet Example

The following example uses a ₹1.30 crore apartment value throughout. It assumes urban local-body treatment, no higher guidance valuation and no additional taxable developer charges. Actual registration and GST calculations may use different values.

The example leaves out floor-rise, location premiums, deposits and other project charges because their amounts have not been published. Interiors and loan-related costs are also outside this subtotal.

GST on Purva Heron Apartments

For new under-construction residential apartments outside the affordable category, the effective GST rate is 5% without input tax credit. Purva Heron’s stated starting price of ₹78 lakh is above the ₹45 lakh value limit used for the affordable-housing category.

The sample ₹1.30 crore taxable value therefore produces ₹6.50 lakh GST. The actual invoice may include other taxable amounts, which can change the total. GST payments should appear clearly against the relevant demands so that taxes are not mistaken for apartment-price instalments.

Stamp Duty and Registration Charges

At the listed Purva Heron price levels, the basic Karnataka conveyance duty is 5%. The Stamp Act adds duty equal to 10% of that basic duty. Within applicable urban limits, the transfer surcharge is 2% of the basic stamp duty. Together, these produce a 5.6% duty calculation for the urban example.

Karnataka’s sale-deed registration fee increased to 2% from 31 August 2025. Combined with the example’s 5.6% duty, that gives 7.6%, or ₹9.88 lakh on ₹1.30 crore.

The applicable value is based on the sale consideration or assessed market value, as required. A higher guidance value can increase the amount. Purva Heron’s possession is targeted for December 2030, so the rates in force when the deed is registered will determine the final statutory payment.

Floor-Rise and Preferred-Location Charges

Floor-rise charges can change the price of apartments on different levels. Preferred-location charges, often called PLC, relate to a unit position or feature identified in the quotation. The Purva Heron cost sheet needs to state the rate and calculation basis for each applicable premium.

A headline rate of ₹13,000 per sq. ft. does not establish that every apartment has the same final rate. Compare two units using their complete quotations. The difference should identify what is being charged for, rather than appear only as a higher total.

Parking, Clubhouse and Utility Charges

The project information lists 850 basement parking spaces across two levels and a 26,000 sq. ft. clubhouse. These figures describe the planned shared facilities. They do not establish the parking allocation or fee attached to a particular apartment.

The cost sheet should show what the apartment price includes and what is charged separately. Parking allocation, clubhouse access, electricity connections, water connections and related deposits need clear descriptions. A charge shown twice under different headings should be resolved before it is included in the purchase total.

Advance Maintenance and Corpus Deposit

Advance maintenance and a corpus deposit serve different purposes. Advance maintenance pays for a stated period of running costs. A corpus is a reserve intended for purposes set out in the project or association terms.

For Purva Heron, the amount, covered period and calculation basis need to appear in the final quotation. If maintenance is charged per square foot, the area used should be specified. Refund conditions and the treatment of any unused advance should also be stated in writing.

Property TDS Is Not an Extra Purchase Price

Property-purchase TDS generally requires the buyer to deduct 1% from qualifying payments to a resident seller, subject to the applicable threshold and valuation rules. It is deposited with the government on the seller’s behalf. It should not simply be added again to the apartment price as another 1% cost.

In a simple ₹1.30 crore illustration, ₹1.30 lakh TDS is part of the seller’s payment, rather than an extra ₹1.30 lakh above it. For payments from 1 April 2026, the Income Tax Department provides the new Form 141 process, replacing the earlier property-payment form for those transactions.

Cost Sheet and Payment Plan Must Match

The Purva Heron payment plan is described as an indicative 10:80:10 construction-linked structure. The apartment-price instalments should add up to the agreed amount, with taxes and other charges shown clearly alongside them.

The cost sheet should also record any deposit already paid and credited. A booking or EOI adjustment reduces the balance payable; it should not be counted as an extra charge. Match the unit number, area, rate and total in the quotation with the sale agreement.

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