Prestige Evergreen

Prestige Evergreen is part of Prestige Raintree Park, an upcoming residential marvel meticulously crafted by the Prestige Group. Known affectionately by its project code name, Prestige Varthur Whitefield, this haven of modern living stands proudly along SH 35, Varthur, Whitefield Main Road, Bangalore, Karnataka 560087.

As you step into Prestige Evergreen, be prepared to immerse yourself in a symphony of architectural brilliance and natural harmony as they provide for their previous projects. Beyond being just a residential enclave, it is a curated experience that blends modern design with eco-conscious living. Every corner, every detail is an ode to the commitment of Prestige Group to redefine the essence of contemporary living. Prestige Evergreen is not just a residential project; it's an embodiment of a lifestyle where every detail has been meticulously crafted to offer you the luxury of comfort, elegance, and bliss. Join us in creating a legacy of unparalleled living experiences at Prestige Raintree Park – where luxury becomes a way of life

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Overview

Prestige Evergreen, a part of Prestige Tech Forest, pre-launch offers provide an opportunity to be part of an elegant community from its inception. The privileges extended to early investors are tailored to reward discerning individuals who appreciate being at the forefront of luxury living

Project Highlights:

Project Approved by: Competent Authority
RERA Registred Certificate No: Status pending
Type of Project: Apartments
Location: Varthur, Whitefield
Project Address: SH 35, Varthur, Whitefield Main Road, Bangalore, Karnataka 560087
Total Land Area: 82 Acres
No. of Apartments: 2600
No. of Floor: G+22 Floors
Unit Variants: 1 BHK, 2 BHK, 3 BHK , 3.5 BHK & 4 BHK's
Project Status: New Launch
Possession Date: 2028 Onwards

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Photos Gallery

Words fall short in capturing the grandeur of Prestige Evergreen. Browse through stunning brochure and actual site photos and get a glimpse of the aesthetic appeal that sets this project apart. Visualize yourself in a space where every detail is a brushstroke in the canvas of luxury living

Master Plan

The master plan of Prestige Evergreen, aka part of Prestige Raintree Park, extends beyond blueprints; it's a vision for an enhanced community. Discover how every facet of this development contributes to creating a living environment that transcends the ordinary.

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Floor Plans

Your home is an expression of your lifestyle. Explore a diverse range of floor plans that cater to various preferences. Whether you desire a luxury 3-bedroom retreat or a sprawling 4 & 5 BHK, Prestige Evergreen offers choices that resonate with your vision

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Amenities

Life at Prestige Evergreen, a part of Prestige Raintree Park, is a seamless blend of luxury and convenience. Immerse yourself in a world of amenities that redefine modern living. From cutting-edge fitness facilities to serene green spaces, every amenity is designed to elevate your lifestyle

Swimming Pool
Jogging Track
Curated Parks
World-Class Gym
Games Room
Multi-Purpose Hall
Landscape Gardens

Cycling Track
Kids Pool
Party Halls
Yoga Deck
Sports Court
Tree Lane Avenue
Children's Play Area

Location

Nestled in the vibrant locality of Whitefield, this project offers more than just a dwelling space. It's a gateway to a lifestyle where the pulse of the city meets the tranquility of nature. Explore the convenience of having schools, hospitals, entertainment, and major hubs at your doorstep

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Price

Your dream home at Prestige Evergreen is not just a luxury; it's a reflection of your aspirations. Discover pricing details tailored to fit various budgets, making attractive of Prestige living accessible to all

1 BHK

Built-up Area (Sft.): 750
Price: Exclusive Offer

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2 BHK

Built-up Area (Sft.): 1200
Price: Exclusive Offer

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3 BHK

Built-up Area (Sft.): 1550-1900
Price: Exclusive Offer

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4 BHK

Built-up Area (Sft.): 2100-2956
Price: Exclusive Offer

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5 BHK

Built-up Area (Sft.): 3700 +
Price: Exclusive Offer

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Get Detailed Cost Sheet With Payment Schedule

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FAQs

Frequently Asked Questions about the project.

When we talk about choosing a home, the address you pick plays a huge role in your lifestyle, convenience, and long-term asset growth. Prestige Evergreen has been positioned along SH 35, Varthur Whitefield Main Road, which puts you right in the middle of one of the most vibrant and future-ready residential corridors in Bengaluru.

Let me paint a clear picture of why this location stands out when you compare it to other micro markets in East Bengaluru.

First, you’re placed between two major economic engines: Whitefield on one side and Sarjapur ORR on the other. This means you have the ITPL campus, Prestige Tech Park, RGA Tech Park, Wipro’s corporate headquarters, Embassy Tech Village, Cessna Business Park and RMZ Ecoworld all within short driving distance. So whether you work in Whitefield, Marathahalli, Bellandur, or even further down Sarjapur Road, your commute becomes far more practical than living in more interior pockets.

Second, the social infrastructure around Varthur has matured beautifully. Some of the most respected schools in the city operate here: Greenwood High, Indus International, Inventure Academy, DPS, Deens Academy, and several more. You also have multispecialty hospitals like Aster, Manipal and Columbia Asia within quick reach. Add to that the convenience of shopping destinations like Forum Shantiniketan, Inorbit Mall, VR Bengaluru, and Phoenix Marketcity; you essentially have every lifestyle need covered without having to travel across the city.

Third, the connectivity story of this region is improving fast. The extension of the Purple Line metro into Whitefield has already made a massive difference, and the road-widening work on Varthur Main Road is addressing what used to be the biggest pain point: traffic bottlenecks. As this six-lane expansion completes, you’ll see smoother movement and shorter peak-hour delays. The upcoming Peripheral Ring Road will further improve regional connectivity, especially for airport runs.

Fourth, Varthur sits in the middle of a major development wave. New tech parks, commercial hubs, and premium gated communities are taking shape around it, which naturally pushes up land values. Historically, this micro market has shown some of the strongest appreciation numbers in the city. For a homebuyer, that means your investment isn’t just safe, it’s positioned on an upward curve.

Finally, the neighborhood offers a balance a lot of buyers actively look for today: the energy of a well-connected urban environment combined with quieter residential pockets. Prestige Evergreen enhances this with its lake-facing placement, internal greenery, and master-planned layout, giving you a calmer residential experience while still being close to the action.

In short, the location checks the boxes that matter to modern families and long-term investors: accessibility, convenience, infrastructure growth, employment proximity, and consistent value appreciation. It’s exactly the kind of area you feel confident putting your money into.

Picking the right configuration is more than square footage and price. Think of it as choosing the lifestyle you want and the return you expect on your money. I’ll walk you through the practical tradeoffs and decision points, using Prestige Evergreen’s unit mix and pricing so you can make an informed pick.

Quick snapshot of the options (from project specs):

3 BHK — Built-up 2,004 sq ft (₹2.9 Cr) and 2,400 sq ft (₹3.2 Cr).
4 BHK — Built-up 2,900 sq ft (₹4.5 Cr) and 2,956 sq ft (₹4.6 Cr).
5 BHK — Built-up 3,500 sq ft (₹8.0 Cr) and 3,700 sq ft (₹8.1 Cr).

Keep in mind these are built-up figures. Carpet area will be smaller; super built-up includes common area loading. Always ask the sales team for the exact carpet area for the specific unit you are considering.

1) Use case: Who is each configuration best for?

3 BHK — Best for nuclear families, couples planning kids, or professionals who need 1 guest/office room. Highest liquidity and fastest resale, because demand is broad. If you want a good balance between usable space and running costs, this is the sweet spot.
4 BHK — Ideal for larger families, multi-generational living, or buyers who need a dedicated home office plus guest room. Offers more lifestyle flexibility and commands a premium on resale if layout and views are good.
5 BHK — Suits very large families, executives who need formal meeting space at home, or buyers who want a luxury showpiece. These are niche in demand and take longer to sell or rent, but they keep value in the luxury segment if well maintained.

2) Liquidity and resale potential

Liquidity order: 3 BHK > 4 BHK > 5 BHK.
Why: Most owner-occupiers and the majority of rental demand center around 3 BHKs in this micro market, so these units sell and rent faster. 4 BHKs do well with families and upgraders. 5 BHKs attract a narrower buyer pool, so expect longer resale timelines but stable premiums for premium orientations like lake-facing units.

3) Rental yield and short-term returns

Rental yields are typically strongest for 3 BHKs by percentage, because lower total ticket price plus good monthly rents improves yield. For example, a well-situated 3 BHK at Prestige Evergreen is likely to command strong rents from IT professionals or families.
4 BHKs command higher absolute rent but slightly lower percentage yield. 5 BHKs produce premium monthly rents but lower percentage yields relative to their purchase price.

4) Monthly running cost and maintenance

Larger the apartment, higher the maintenance, corpus, property tax, and utility bills. If you want lower recurring cost without compromising on quality, 3 BHK gives the best tradeoff.
Also factor in parking charges and any additional charges for extra parking slots, which are common in new projects.

5) Orientation, floor and view considerations

Lake-facing units typically get a resale premium of 8–15%. If you value view, peace and higher resale, prioritize lake-facing 3 BHK or 4 BHK options.
Higher floors sell at a premium for views and privacy. The project notes floor rise charges for floors above certain levels (check exact policy); factor this into your effective price per sq ft.
If you are sensitive to noise from Varthur Main Road, choose units oriented away from the road or on higher floors.

6) Practical layout and day-to-day living

Look beyond total sq ft and focus on carpet area, room dimensions, circulation space, and placement of utility/service areas. A 3 BHK with a smart open plan and good balcony often lives better than a congested 4 BHK.
If you work from home, prioritize a configuration that allows a quiet dedicated study or home office. A 3.5 BHK or a 4 BHK with a separate study room is often ideal.

7) Future-proofing and family growth

If you plan to stay 10+ years and expect family expansion, a 4 BHK offers more flexibility. If this is a starter home or an investment you may rent out, a 3 BHK is usually the safest pick.

8) Cost per usable area and negotiation leverage

Check the price per sq ft and translate that to carpet area to get price per usable sq ft. Developers often advertise built-up or super built-up. Calculate to compare real value across configurations.
Early buyers at pre-launch often have negotiation leverage on floor rise, parking fees, and choice of orientation. If budget is tight, ask the sales team for any payment plan discounts or down payment schemes.

9) Taxes, registration and hidden charges to budget for

Stamp duty, registration charges, GST, parking, corpus, and club membership make a notable difference in final cash outflow. Larger units magnify these costs. Factor them into your total purchase budget when choosing configuration.

10) Decision checklist (practical steps before you book)

Request the carpet area and run the price per carpet sq ft calculation.
Shortlist 2–3 layouts and visit sample apartments or show flats.
Compare orientation: lake view, road-facing, garden view.
Confirm how many parking slots come with the unit and the charge for extra slots.
Ask about floor rise charges and whether any discounts apply for specific floors.
Check expected maintenance charges per sq ft.
Think resale: choose configurations that are in demand locally (3 BHKs typically).
If buying for rental, check current rent levels for comparable units in the micro market.
If buying for living long term, prioritize lifestyle fit over small differences in per sq ft price.

If you want the safest path for liquidity, rental demand and balanced running costs, pick a 3 BHK with a good orientation and higher floor if the premium is acceptable. If your priority is space and long-term family comfort and you are OK with a slower resale timeline, a 4 BHK is a strong choice. Choose a 5 BHK only if you truly need the extra rooms or are buying as a luxury asset and can hold it longer.

Amenities are a big part of the value proposition here. Prestige Evergreen promises a resort-style lifestyle with a deep amenity list, but as your agent I want you to know which items are core deliverables, which are aspirational, and how they will influence ongoing costs.

1) What amenities are being offered

Prestige Evergreen advertises over 40 amenities across wellness, sports, social, children and green zones. The headline items you should know about are: clubhouse with co-working and banquet facilities, multi-level gym, spa, sauna and yoga deck, leisure and indoor pools plus a kids pool, games room, party halls and guest rooms. Outdoors you get full-size courts and fields, jogging and cycling tracks, curated parks, BBQ and party lawns, kids play areas, reflexology and senior citizen pockets, and walking promenades. Security and essential services such as 24x7 manned security, CCTV, video door phones and automated visitor management are included.

2) Which amenities are normally guaranteed and which may be conditional

Guaranteed core amenities: Basic security systems, potable water, sewage treatment and reuse, primary clubhouse shell, primary outdoor tracks and basic play areas are normally part of the approved master plan and should be delivered as common facilities. RERA requires developers to deliver as per approved plan, so these are the items you can reasonably expect.
Conditional / selectable amenities: Specialized items such as indoor heated pools, premium spa fit-outs, branded coffee shop, certain guest rooms, or gourmet services can be noted in marketing materials as artist impressions or "applicable to select apartments only." These lines in the project brochure mean the final brands, locations and some high-end fit-outs may change at the developer’s discretion. Always check the RERA-approved plan and the sale agreement for the final list.

3) How amenities affect your monthly maintenance and one-time payments

Monthly maintenance: Expect maintenance to be calculated on a per square foot basis or as a common-cost allocation for the apartment. The larger the amenity package and the more high-maintenance features included like pools, landscaped water bodies, indoor facilities, and HVAC in common areas the higher the recurring maintenance. Prestige projects with resort-style amenities generally sit toward the higher end of the maintenance band in the micro market. Budget for a premium maintenance fee relative to simpler projects.
One-time charges at handover: You will likely face the following additional upfront items at possession: corpus fund, advance maintenance (commonly 6-12 months prepaid), clubhouse membership or registration fees for certain premium facilities, parking charges if extra slots are purchased, and any bespoke fit-out costs if you opt for developer packages. These are commonly listed in the price sheet and cost sheet. Factor these into your total cash outflow for possession.

4) Practical checks to do before you book or at booking

Ask for the RERA-approved list of amenities and compare it with the brochure. Items on the brochure that are not in RERA should be treated as promotional.
Get the maintenance estimate in writing showing per sq ft rate, inclusions and escalation formula. Confirm corpus fund rules and whether certain areas require separate membership.
Clarify which amenities are shared township features versus specific to the Prestige Evergreen towers. Township-level amenities may be accessed by multiple phases which impacts crowding and maintenance allocation.
Confirm timelines and delivery standards for high-cost amenities such as indoor pools and spa. Ask whether they are part of the initial phase or a later stage.
Check the disclaimer clause in the brochure that allows the developer to change brands and minor specifications. If a particular branded gym or premium pool is critical to you, get it written into the sale agreement or negotiate a concession.

5) How amenities affect resale and rental

Resale: A well-kept suite of amenities, especially a high-quality clubhouse, pools and landscaped gardens, adds a measurable premium to resale, particularly for lake-facing and higher-floor units.
Rental: Families and professionals pay a rent premium for safety, fitness and children’s facilities. Many tenants also prefer projects with coworking or business center facilities since it benefits remote workers.

Prestige Evergreen offers a very comprehensive amenity package and strong security features. Core amenities are likely to be delivered and protected under RERA, while some premium branded or boutique services may be conditional. Expect maintenance and one-time handover costs to be above average relative to simpler projects because of the scale and quality of amenities. Before you commit, get the RERA-approved amenity list, a written maintenance estimate and the cost sheet itemizing corpus and clubhouse fees.

Buying off-plan means you are buying a promise that will be built over years, so doing the legal homework up front is non negotiable. Below I lay out, plainly and practically, everything you should verify, the documents to insist on seeing, how to interpret them, and the exact clauses to ask the sales team to confirm in writing before you hand over money.

1) High priority checks you must complete right away

RERA registration and approved details
- Ask for the Karnataka RERA registration number and verify it on the Karnataka RERA portal. Confirm the registered plan, carpet/ built-up/ super built-up areas by unit type, possession date, and the developer liability terms stated in RERA.
- If RERA is “applied for” only, treat booking as conditional until you see the registration number.
Title and encumbrance
- Demand the title deed chain for the plot. Insist on certified copies going back at least 12 years if possible.
- Ask for an Encumbrance Certificate showing no liens, mortgages, litigations, or attachments. Verify there are no caveats or pending claims.
Clearance and statutory approvals
- Building plan approval from BDA or BBMP, whichever is applicable.
- Environmental clearances if required, and any NOC from the fire department.
- Proof of land use conversion, if this land has been converted from agricultural to residential.
- Any approvals for township-level amenities and infrastructure.
Possession and delivery commitments
- Get the possession date in writing and the remedy for delay. Under RERA compensation is possible, but you want the exact clause and milestones in the sale agreement.
- Check the construction milestones and whether payment schedule is linked to physical progress.
Title type and land ownership
- Confirm the land is freehold, and whether the developer holds absolute title. If the land is leasehold or partially leased, get the lease terms and expiry dates in writing.
Khata, property tax and conversion
- Ask whether the developer will hand over Khata documents at completion, and whether property taxes to date are cleared. Ascertain what assistance they will provide for khata transfer.

2) Documents you must see and keep copies of

RERA registration certificate and project page printout.
Sale Agreement draft and Allotment Letter. Read every annexure.
Title deed(s) and Encumbrance Certificate.
Approved building plan and sanctioned layout plan.
No objection certificates and approvals - BDA/BBMP, Fire NOC, environmental, lift NOC where applicable.
Tax paid receipts and documentation showing no pending dues on the land.
Details of the escrow account and proof that 70% of bookings are kept in escrow for construction.
Copies of guarantees, performance bonds, or bank guarantees the developer offers for amenities or timelines.
Specifications sheet and final fixture/brand list if included in price.
Payment schedule and sample invoice.
Draft of the maintenance agreement and corpus fund policy.

3) Clauses to insist on in the sale agreement

Exact possession date with a quantifiable compensation formula for the buyer in case of delay. Do not accept phrases like “subject to force majeure” without a clear process.
Specification freeze clause that lists exact materials, brands and amenities promised. If the brochure shows a branded gym, get the brand in writing or accept a predefined substitute of equal value.
Escrow compliance clause and confirmation that funds are being deposited into a project-specific escrow account.
Defect liability and rectification timeline aligned with RERA - at least 5 years for structural defects and clear timelines for snag resolution.
Refund and cancellation terms including timelines and penalties. Understand the % retention the developer can hold.
Title indemnity - developer’s warranty that title is marketable and indemnity in case of title defects.
Assignment and resale clauses - if you intend to sell before possession, what permissions, charges or restrictions apply.
No hidden charges clause - clear list of what is included in price and a cap on ad hoc levies.

4) Practical red flags to watch for

Developer refuses to provide RERA number or gives a vague timeline for approval.
Title documents show multiple transfers in a short period without clear reasons.
Presence of notices, litigation, or government attachments on the land.
Major amenities listed in brochure are missing from the RERA-approved plan.
Escrow account not project specific or bank name not disclosed.
Sale agreement contains one-sided indemnities or open-ended escalation clauses for costs.

5) Procedure to verify documents

Verify RERA: Use the Karnataka RERA portal to search the project by name or developer. Cross check the unit areas and possession date.
Get title checked: Hire a local property lawyer to run a title search and verify EC, pending litigation, and revenue records. This takes a few days but is worth it.
Confirm approvals: Ask the sales office for scanned copies of building sanction and other NOCs and verify authenticity with the issuing authority where possible.
Cheque the escrow: Request a bank statement or a bank confirmation letter showing buyer collections parked in an escrow account for the project.
Cross-check taxes: Demand receipts for property tax and any local levies.
Ask for originals on site visit: When you go to the sales office, insist on seeing certified hard copies of key docs.

6) Special cases and extra advice

If you are an NRI buyer: Confirm KYC, power of attorney norms, FEMA compliance, and banking procedure for booking and subsequent payments. Get a lawyer familiar with NRI purchases.
If booking before RERA approval: Make the booking conditional and limited to a refundable EOI where possible. Do not make full payments until RERA is in place.
If you are financing: Get the bank to evaluate the RERA details and title. Banks typically do their due diligence before sanctioning loans for RERA-registered projects.
If you plan to flip pre-possession: Check assignment rules in the sale agreement and any charges or permissions required.

7) A simple document checklist you can take to the sales office

RERA registration number and printout of RERA project page.
Copy of title deed and encumbrance certificate.
Approved building plan and sanctioned layout plan.
Copies of BDA/BBMP approvals and Fire NOC.
Payment schedule and sample invoice.
Draft sale agreement and allotment letter.
Details of escrow account.
Maintenance and corpus fund policy.

Ask the sales executive to stamp and sign copies of any documents they provide during the meeting. If they refuse to sign, note it down and request an email trail.

Before you book, spend the small amount for a qualified real estate lawyer to run through the title and the sale agreement. It is the single best investment you will make in protecting your purchase. Confirm RERA first, insist on written promises rather than verbal ones, and demand clarity on fees and timelines. If all the paperwork is clean and the developer agrees to fair RERA-aligned clauses, you can proceed with confidence.

Let us walk through the full money picture you need before you sign anything. I will show the standard payment schedule Prestige uses, list every likely extra charge, run a worked example for a 3 BHK at the published price, and finish with practical financing tips and negotiation points you can use at the sales office.

1) Core sale price and typical payment schedule

The project advertises these built-up price points as examples: 3 BHK from ₹2.9 Cr and ₹3.2 Cr, 4 BHK from ₹4.5 Cr to ₹4.6 Cr, and 5 BHKs from about ₹8.0–8.1 Cr.

Prestige typically offers a RERA-compliant construction linked payment plan. A commonly used stage plan looks like this:

Booking: 10%
Agreement signing: 10%
Foundation/plinth: 10%
Basement complete: 10%
Ground floor complete: 10%
Each floor slab: 10% per milestone (until top)
Flooring/plumbing/finishing: 10%
On possession: remaining 10%.

There are also time-linked, down payment and flexi pay variants. Major banks have preapproved loan tieups for Prestige projects which speeds loan processing.

2) All the extra charges you must budget for (one-time and recurring)

One-time at registration / handover

Stamp duty (Karnataka): typically 5% for male buyers and 3% for female buyers for properties above threshold.
Cess on stamp duty: 10% of stamp duty.
Urban surcharge on stamp duty: ~2% of stamp duty in Bangalore.
Registration fee: 2% (recently revised).
GST: 5% on under construction properties where applicable. In many cases GST is shown as included in the brochure price, confirm on the cost sheet.
Legal, stamp, and registration lawyer fees and notary charges.

One-time at possession / pre-handover

Corpus fund contribution (one time).
Advance maintenance (commonly 6 to 12 months prepaid).
Clubhouse membership or one-time activation fees for premium facilities (if applicable).
Cost for additional car parking slots if you want more than allotted.
Any customisation or developer fit-out packages you opt for.

Recurring annual / monthly

Monthly maintenance charges (usually charged per sq ft or as share of common areas). Large amenity packages raise monthly maintenance.
Property tax and municipal levies after possession.

Other possible charges

Floor rise charges for higher floors (project mentions such charges may apply).
Any additional clubhouse or premium facility subscription fees if executed as optional paid services.

3) Worked example: total approximate cash needed for a 3 BHK listed at ₹2.9 Cr

We will compute statutory charges exactly so you see the numbers. I will do the arithmetic step by step.

Base price: ₹2.9 crore = ₹29,000,000.

Stamp duty at 5%:
5% of 29,000,000 = 0.05 × 29,000,000 = 1,450,000.
Cess (10% of stamp duty):
10% of 1,450,000 = 0.10 × 1,450,000 = 145,000.
Surcharge (2% of stamp duty):
2% of 1,450,000 = 0.02 × 1,450,000 = 29,000.
Registration fee at 2% of property value:
2% of 29,000,000 = 0.02 × 29,000,000 = 580,000.

Sum of statutory charges = 1,450,000 + 145,000 + 29,000 + 580,000 = 2,204,000.

So total statutory charges ≈ ₹22.04 lakh which is about 7.6% of ₹2.9 Cr. This matches the typical 7.6% ballpark used for Bangalore.

Add to that likely handover one-time payments: corpus fund, advance maintenance (let us conservatively assume ₹1.5–3.0 lakh depending on unit and policy), parking cost if you buy an extra slot (this can be ₹2–10 lakh depending on basement/stilt), and any club membership or fit-out choices. Monthly maintenance could be several thousand rupees per month and scales with carpet area and amenity intensity.

Rough net cash needed at possession for this 3 BHK example (illustrative)

Statutory charges: ₹22.04 lakh
Corpus + advance maintenance + possible parking + one time clubhouse etc: estimate ₹4–12 lakh (variable)
Total extras at handover: roughly ₹26–34 lakh on top of the ₹2.9 Cr price. Your exact number will vary with your choices.

4) Financing tips and what banks will check

Loan to value and pre approvals. Large lenders like SBI, HDFC, ICICI, Axis and IDBI support Prestige projects and may offer preapproved loans. Ask the sales team for the list of partner banks.
Ensure your preapproved loan covers at least 80 85% of the base sale price so you can budget the 10% booking + 10% agreement + taxes and handover extras from savings or bridge finance.
Banks will require RERA registration and clear title documents to release funds. If RERA is still pending, loans are harder to process. Confirm RERA number before you sign the agreement.
Factor in processing fees, valuation charges and mortgage stamp charges from the bank. These are small but real.

5) Practical negotiation levers and checklist to reduce cash burden

Ask for a discount on floor rise or parking or a free parking slot on early booking. Parking is frequently negotiable.
Get the GST position clarified in writing. If GST is not included, calculate 5% on the taxable portion.
Request a written maintenance estimate showing per sq ft rate and yearly escalation. That helps you forecast monthly cashflow.
If RERA is pending, keep booking conditional or limit early cash to refundable EOI or token. Do not pay large sums until RERA number is produced.
Compare payment plans: if you have cash, a down payment plan often gives a discount that offsets lost interest. If not, CLP ties payments to construction milestones and reduces upfront cash pressure.

6) Quick takeaways and next steps

Expect statutory charges around 7.6% of the sale price in Bangalore, plus corpus, advance maintenance and parking. For a ₹2.9 Cr unit that is about ₹22.04 lakh in statutory charges and likely ₹4–12 lakh more at handover for other one-time items.
Follow the construction linked payment plan to align cash flow with construction progress or negotiate a down payment discount if you can pay larger upfront.
Confirm whether GST is included, request the written maintenance estimate, and insist on seeing the RERA registration number before making big payments.

When you buy off-plan, timeline and delivery risk are as important as price. I’ll give you the project’s published timeline, the real-world risks you should expect, the legal protections under RERA and practical steps to protect yourself, plus exact contract language and actions you can insist on before booking.

1. Published timeline you should note

From the project dossier and launch materials, the developer’s schedule is roughly:

Pre-launch / EOI bookings: September 2025
Official launch: October 30, 2025
RERA registration applied / expected: November 2025
Construction commencement: December 2025
Foundation and basement works: 2026
Structure rising and slabs: 2026 to 2027
External amenities and landscaping: 2027 to 2028
Internal finishing and fit-outs: 2029
Possession window: December 2029 onwards (with a possible short grace extension to mid-2030 in developer notes)

Treat December 2029 as the target possession date and expect minor slippage as a possibility. The developer’s materials state possession from 2028 onwards in some places; reconcile the exact date with the RERA registration entry and the sale agreement before you commit.

2. Common causes of delay you must be prepared for

Delays are usually not random. The typical categories are:

Regulatory delays - pending approvals from municipal bodies, fire NOC, or environmental clearances.
Site or title issues - latent land problems or litigation that emerges while construction is underway.
Logistics and supply chain - availability of steel, cement, specialized fixtures, or contractor shortages.
Labour or contractor problems - strike, bankruptcy of a contractor, or poor vendor management.
Force majeure - large-scale events such as floods, pandemic waves, or sudden policy changes.
Financing or cashflow stress - if collections slow, construction can pause unless escrow rules are enforced.

Knowing the categories helps you evaluate risk and push for contract protections targeted at the biggest exposures.

3. What protections RERA gives you as a buyer

RERA provides strong statutory protections that every buyer should use to their advantage:

RERA registration - the project must be registered and the RERA page should show the possession date, approved plans and schedule. Do not book before you get the RERA registration number unless your payment is a fully refundable EOI or token.
Escrow rule - typically 70% of the amount collected from allottees must be kept in a project-specific escrow account and used only for construction of that project. This limits diversion of funds.
Delay compensation - if the developer fails to deliver on time, RERA allows buyers to claim compensation as per the terms on the RERA portal or as agreed in the contract. The exact computation differs by state and case, but RERA enforcement makes it enforceable.
Defect liability - developers must rectify structural defects for 5 years post possession at no cost.
Transparent disclosures - the developer has to disclose construction progress, sanctioned plans, builder loadings and sale agreement clauses.

RERA is your primary statutory backstop. Make sure the project is actually registered on the Karnataka RERA portal and check the approved possession date shown there.

4. Contract protections and exact clauses to insist on

Before you sign the allotment or sale agreement, insist on specific, unambiguous clauses. Below are practical, buyer-friendly clauses you can request. If the developer resists, get legal advice and consider walking away.

Firm possession date
- Wording to request: "Possession shall be given on or before [specific date, e.g., December 31, 2029]."
- Avoid vague wording like "on or around" or "subject to approvals."
Liquidated damages for delay
- Wording to request: "If possession is delayed beyond [possession date], developer shall pay interest/compensation to the buyer at the rate of [X% per month or year] of the amount paid by the buyer, from the possession date until actual possession, subject to force majeure events as defined below."
- Practical rates are negotiable. If you cannot fix a percentage, ask for developer to pay interest at the greater of (a) SBI base rate plus X% or (b) agreed fixed rate. Do not accept open-ended remedies.
Force majeure definition and process
- Wording: define force majeure precisely and require developer to notify buyers within a set number of days, provide evidence, and propose a revised timeline with RERA reporting. Limit force majeure to objectively verifiable events.
Escrow confirmation clause
- Wording: "Developer confirms that amounts collected from buyers are held in a designated escrow account at [bank name] for the specific project, and will be used exclusively for construction and project-related costs, as per RERA." Ask for a bank certificate or statement evidence.
Specification freeze and substitution limits
- Wording: "Materials, brands and amenity list as per Annexure A shall be provided. Any substitution must be of equivalent or superior quality and documented in an amendment signed by buyer."
Refund and cancellation
- Wording: precise schedule of refunds and retention in case developer fails to deliver or if the buyer cancels, and timing for refunds after cancellation.
Escalation and dispute resolution
- Wording: require disputes to be referred to RERA and specify interim relief mechanism so buyers can approach courts/RERA without being blocked by arbitration clauses that delay relief.

Have your lawyer review the draft sale agreement to make sure these clauses are present and enforceable.

5. Practical actions to reduce your exposure while construction runs

Confirm RERA registration first and keep a record (screenshot and printout) of the RERA project page.
Keep early payments minimal before RERA approval. Prefer refundable EOI or token amount until the sale agreement is registered.
Ask for bank name and escrow details and request periodic escrow confirmations. If developer refuses to share simple bank confirmation, treat that as a red flag.
Take periodic site visits and document progress with dated photos and short videos. Ask the developer for monthly construction update reports.
Use CLP or milestone-linked payments to align your cash flow with construction progress. Banks prefer CLP and so will you when protecting your capital.
Get possession date written in the sale deed rather than relying on brochure statements. The sale deed is what matters legally.

6. Construction quality checks and snagging process at possession

Interim quality audits - you can hire an independent construction engineer or certified inspector to review structural quality and progress, especially prior to major slab completions.
Snag list at pre-possession inspection - during the final walkthrough, prepare a detailed snag list of defects and incomplete items, get it acknowledged in writing and obtain a schedule for rectification.
Defect liability enforcement - use the 5-year defect liability period to get structural or major issues fixed. Send registered notices if developer is slow. RERA can and does enforce such claims.

7. Example: what to do if developer misses possession date

Check sale agreement - confirm the exact possession date and delay remedy clause.
Send a formal notice asking for possession and invoking liquidated damages as per the contract. Keep copies of all communications.
Lodge a complaint with Karnataka RERA attaching the sale agreement, payment receipts and notice. RERA can order compensation or direct possession or refund.
If you have a home loan active - inform your bank and request them to withhold further disbursements until matter is resolved if disbursements are conditional on milestones.
Escalate only when needed - many issues are resolved by the developer once buyers lodge a formal complaint or when multiple buyers escalate together. RERA timelines are usually faster than standard courts.

8. Practical negotiation and buying tips specific to Prestige Evergreen

Because this is a large township-style development, confirm whether your amenity delivery depends on other phases. If some amenities are township-level and scheduled in later phases, negotiate a price reduction or written commitment for phased access.
If you are booking in pre-launch, insist on a clause that any material change in layout or amenity list will entitle you to exit with full refund plus interest if changes are material.
Demand a reasonable liquidated damages rate in writing. Prestige has an established reputation, but good contract language is still vital.

Possession risk is real but manageable. Use RERA as your statutory shield, insist on clear possession and compensation clauses in writing, use construction-linked payments, monitor progress, and get professional legal and technical help where needed. If you do these things, you keep your rights strong and your financial exposure limited.

The master plan is the blueprint for your everyday life in the project, so you want to understand not only where your tower will stand but how people, cars, services and green spaces will interact. Below I break it down like I would for a buyer touring the site for the first time, pointing out practical implications and the exact checks you should make before booking.

The high level layout - what the plan provides

Prestige Evergreen is conceived as a low density, township-style pocket within the larger Raintree Park master plan. Key master plan features to note:

Low built footprint, lots of open space. Roughly 20 percent built-up and about 80 percent dedicated to open space, landscaping and amenities. That translates into wider separations between towers, larger gardens, and visual breathing room.
10 high-rise towers set around curated parks and activity lawns so most towers do not directly face each other.
Lakefront orientation. Towers are positioned to maximize lake views for as many units as possible while preserving cross ventilation corridors.
Clustered amenity nodes. Clubhouse, pools and main social spaces are centrally located so they are walkable from multiple towers, while smaller pocket parks and play areas sit close to residential blocks.
Internal arterial road and pedestrian loop. A wide internal access road handles vehicle movement; separate pedestrian and cycling tracks reduce conflicts and improve safety for kids and seniors.

What this means: you get resort-style openness rather than the feeling of stacked towers. Expect generous landscaping, longer sightlines, and better daylight for most apartments.

Tower placement and views - practical implications

Lake-facing versus garden-facing versus road-facing. Lake-facing units typically command premiums for views and quieter mornings. Garden-facing units trade a little view premium for proximity to amenities. Road-facing units may be slightly noisier but can be cheaper and sometimes offer better morning sun or sunset views depending on orientation.
Privacy and sightlines. Towers are staggered so that direct line-of-sight into neighbors is limited. Still, check the actual spacing between towers on the ground. A 30 to 50 meter gap is comfortable; anything smaller you should inspect personally during daylight and evening hours.
Sun path and ventilation. The plan prioritizes cross ventilation by providing at least two external facades for most units. Ask for the sun path diagram for the specific tower so you know which rooms get morning sun and which get evening sun. This affects cooling loads, balcony usability and indoor comfort.

Density, unit mix and crowding

Unit density. With about 2,000 units across the master plan and 10 towers, the per-tower unit density is moderate. Expect fewer units per floor compared with compact developments, which improves elevator wait times and reduces corridor crowding.
Amenity crowding. The central clubhouse is designed to serve the entire township. Ask the sales team how access will be managed if future phases open. If multiple phases share the same clubhouse, peak-time crowding can happen. Prefer towers closer to pocket amenities if you want daily convenience with lower crowding.

Traffic circulation, parking and deliveries

Main access and drop-off. A 31-meter private access road forms the primary vehicle artery. Look for a separate, designated drop-off and pick-up area near each tower to avoid traffic jams during peak hours.
Basement and surface parking. The master plan provides basement/stilt parking and visitor parking pockets. Confirm how many designated parking bays come with your unit and the cost of additional bays. Visitor parking should be distributed so street parking on internal roads is minimized.
Service corridors. Delivery, waste collection and service entry points are routed to the back of towers where possible to keep pedestrian paths clean and safe.

Phasing and amenity delivery

Phased development. Large townships are delivered in phases. Confirm which amenities belong to Phase 1 and which are township-level features delivered in later phases. A central amenity delivered later could mean waiting longer for certain services.
Access during construction. If your tower is in an early phase, temporary construction traffic and equipment zones will be present. Ask for the construction phasing map and the developer’s plan for minimizing noise and dust for occupied phases.

Services, utilities and sustainability in the plan

Water and sewage. The plan includes municipal water supplemented by borewells, rainwater harvesting and an on-site STP with treated water reused for landscaping. Confirm STP capacity and reuse policies.
Power and backup. Main grid supply with 100 percent power backup via DG sets and provisions for solar in common areas. Ask if EV charging points are planned in parking bays.
Waste management and composting. Segregated collection points and organic waste composting are part of the layout. Check where waste collection points are placed relative to your tower.

Safety and circulation for families and seniors

Dedicated pedestrian paths. Continuous, shaded walkways and separate cycling tracks are shown so children and seniors can move safely without crossing vehicle routes.
Senior citizen pockets and play zones. Quiet corners for seniors, and separate toddler and older-kids play areas minimize wear and tear and reduce safety risks.

What to verify on your site visit - an exact checklist

Tower-to-tower distance measured visually; expect 30m plus for good privacy.
Exact orientation of shortlisted unit(s) using a sun path diagram or on-site inspection at different times of day.
Noise checks at morning and evening peak traffic hours if the tower faces the main road.
Access points for drop-off, delivery, emergency vehicles, and whether these are segregated.
Visitor parking count and location. Ensure visitor bays are not awkwardly distant from the tower.
Amenity locations and whether they are accessible from your tower without long walks.
Placement of STP, DG and waste areas. Make sure service blocks are sufficiently away from leisure pockets and bedrooms.
Future phase plan to know what might be built near you later and how it affects view, light and privacy.
Landscape buffer widths around your tower and along roads for dust and noise mitigation.
EV charging provision and whether parking bays allocated to your unit include wiring provisions.

How master plan choices affect resale and rent

Units with unobstructed lake or park views and those near but not adjacent to clubhouse amenities generally resell faster and command rental premiums.
Lower floor units next to busy amenity pockets may see higher foot traffic and noise, which reduces attractiveness for buyers seeking quiet.
Units with easy visitor parking access and fewer stairs/stretches to reach the lift are often preferred by older tenants and families.

Quick agent tips for selecting a tower and unit in this master plan

If you value quiet and views, choose a lake-facing mid to high floor with balanced morning/evening sun.
If you want fastest access to amenities and social life, pick a tower near the clubhouse but on the side away from the main event lawn to avoid noise on weekends.
If you worry about traffic during construction, pick towers in later phases once groundwork near main roads is complete.
Negotiate for written commitments on which amenities are Phase 1 deliverables and which are Phase 2 or 3.

Floor plan quality determines how you will actually live in the apartment day to day. I will walk you through the metrics to use, what to inspect on a plan, what practical dimensions matter, and a short checklist you can take to the sales office.

Why floor plans matter more than the headline area number

Developers publish built-up or super-built-up areas because those look attractive. What matters for living and value is the carpet area and the layout efficiency. Two apartments with the same super-built-up area can feel very different depending on how much space is lost to corridors, unusable corners, and service areas. Good plans give you usable rooms, clear circulation and cross ventilation.

Key area definitions and simple math you should always do

Carpet area = actual usable floor inside the walls where you can place furniture. This is the only true measure of living space.
Built-up area = carpet area + wall thickness + balconies.
Super built-up area (saleable area) = built-up area + proportionate share of common areas (lobbies, corridors, amenities). Developers usually sell on super built-up area.

Quick rule of thumb to convert advertised numbers:

Expect carpet area ≈ 70–75% of super built-up area in modern projects unless specifically stated otherwise. Ask the developer to confirm the exact ratio for the unit you are considering. If carpet is lower than 70% you are losing too much to common areas.

How to compute price per usable sq ft

Ask for the carpet area for your chosen unit.
Effective price per usable sq ft = (quoted price) ÷ (carpet area).
That is the number you should use to compare value across projects.

Layout efficiency and room-by-room checks

When reviewing the plan, walk through each of these points as if you were moving in.

Entrance and foyer

Is there a buffer zone between the main door and living room to avoid direct sight line into living area?
Does the foyer have space for a shoe rack or console without blocking circulation?

Living + dining

Combined living and dining should allow a three-seater sofa + coffee table + entertainment unit and a 6-seater dining without feeling cramped.
Minimum useful dimensions for comfort: living 12' x 16' and dining 10' x 10' as a guideline for premium units. Smaller rooms must have excellent layout to compensate.

Bedrooms

Master bedroom: ideal minimum 12' x 14' to fit king bed, wardrobes and a passage.
Secondary bedrooms: minimum 10' x 12' to fit queen bed and wardrobe.
Check for attached bathrooms and their swing directions. Avoid bedrooms where bathroom doors directly open into the bedroom bed zone.

Kitchens and utility

Prefer a separate or semi-open kitchen with a utility yard.
Ensure there is space for chimney, washing machine, fridge, and minimum counter run of 8–10 ft in modular kitchen planning.
A straight-line kitchen works, L-shape is better for small families, island works only if living space allows.

Bathrooms and plumbing stack

Check whether common toilets share a wet wall with the kitchen or other bathrooms. Concentrated wet walls reduce plumbing complexity and future maintenance.
Bathrooms should have exhaust or window provision for ventilation.

Balconies and usable outdoor space

Balcony depth matters. A balcony less than 4 ft is decorative only. For seating or small planters look for 6 ft depth.
Verify if balcony area is included in carpet or treated as built-up.

Circulation and dead space

Long internal corridors are wasted space. Efficient layouts keep circulation under 10–12% of carpet area. If plan shows long corridors, question the effective usable area.

Storage and wardrobes

Good plans show built-in wardrobe zones. If not, check for wall available to accommodate wardrobes without blocking windows or doors.
Look for service lofts or attic storage provision.

Cross-ventilation and light‍

Each principal room should have at least one external wall opening for windows or balcony. Corner units with two external facades are best for cross ventilation.
Verify bedroom windows open to a garden/void rather than directly into a neighboring tower or service shaft.

Lift and staircase access

How many flats share a lift lobby? Fewer flats per core reduces waiting time and improves privacy.
Check for separate service lift or service corridor if you expect frequent deliveries or housekeeping help.

Specifics for different configurations

3 BHK — For family usability, prioritize: master with ensuite, good living-dining flow, a kitchen with utility, and a flexible third room that can be guest room or study. Aim for carpet area that gives you at least 2 useful bedrooms over 120 sq ft each.
4 BHK — Look for one bedroom that can function as a study rather than forced tiny bedroom. Storage and wardrobe space must scale up. Living-dining must remain proportionate or the place will feel cramped.
5 BHK — These become mansion-like. Check for elevator access within the unit, multiple service points, and whether bathrooms are ventilated naturally.

Vastu and orientation practicalities

If Vastu matters to you ask for north-east, east or north facing layouts for living and pooja options. The developer indicated options for north or east facing main entrances. Do not blindly choose Vastu over common sense dimensions. If a Vastu compliant unit offers bad layout, you will live with the poor layout long term.

Furniture planning and realistic occupiable space

Before you book request a sample furniture layout from the sales team or prepare your own:

Mark a king bed 6.5' x 6.5', wardrobe depth 2', sofa 7' length, dining table 6' x 3'.
Place these on the carpet area plan to check walkways of at least 3 ft around furniture.
If furniture cannot be accommodated without blocking doors or windows, the plan is inefficient.

Practical red flags on floor plans

Very large common corridors or excessively high common area loading leading to low carpet-to-super ratios.
Kitchens without utility or dry balcony.
Bedrooms with only one tiny window or windows facing a lightwell less than 3 m wide.
Too many units sharing a single lift bank, or lifts opening directly into bedrooms.
Bathrooms with no natural ventilation provision.

Short checklist to take to the sales office

Ask for carpet area for the exact unit number you are considering.
Request dimensioned floor plan with room sizes in feet.
Ask the developer to confirm carpet : super-built-up ratio for your unit.
Confirm number of units per floor and number of lifts in the core.
Ask for furniture layout and place your standard furniture items on it.
Check the balcony depth and whether balcony area counts in carpet or built-up.
Verify wet wall placements and sewage stacks for easier maintenance.
Confirm ventilation for all toilets and kitchens.
Inspect a similar sample flat or the show apartment at the site. Pay attention to circulation space and real usable area.
Get confirmation on any floor rise charges tied to higher floors and whether these differ by layout.

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