Arvind Nallurahalli - Price

Market context - Whitefield pricing in 2026

Whitefield is one of Bengaluru's most established and liquid residential corridors, and its pricing reflects that maturity. In 2026, average high-rise apartment values in Whitefield sit around ₹11,950 per sq ft, and the specific Nallurahalli / Sigma Tech Park pocket has recorded strong momentum, with Nallurhalli apartments appreciating an estimated 16% over the trailing year. New, premium, tech-park-adjacent launches command a premium over the corridor average - which is where Arvind Nallurahalli's guided ₹13,000-14,500 per sq ft sits. This is the rational band for a low-density, two-tower, listed-developer project on a scarce walk-to-work parcel next to ITPL.

Price matrix

These are starting, guided prices. Higher floors carry a floor-rise premium; view-facing units (toward the open landscape or the ITPL skyline) carry a view premium over inward-facing homes. The exact per-unit price, premiums and carpet area are itemised on the cost sheet at launch.

All-in cost build-up

The headline price is the starting point, not the final outlay. On top of the base price, a buyer of an under-construction apartment should budget the following:

Worked example - 2 BHK (1,150 sq ft) from ~₹1.55 Cr

On a base of ~₹1.55 Cr, a buyer should add GST at 5% (~₹7.75 lakh on the agreement value applicable to under-construction homes), stamp duty at 5% (~₹7.75 lakh), and registration at 1% (~₹1.55 lakh), plus the corpus, maintenance deposit and any floor-rise/view premium. Broadly, the all-in acquisition cost of an entry 2 BHK lands in the region of ~₹1.70-1.75 Cr before optional fit-out - the exact figure depending on the chosen floor, facing and the launch cost sheet. The same proportional build-up applies to the 3 BHK from ~₹2.55 Cr. This is why buyers should always work from the plot-specific cost sheet rather than the headline number.

Payment plan options

Under-construction apartments are typically offered on one or more of the following structures; the exact plans are confirmed at launch:

• Construction-Linked Plan (CLP) - payments tied to construction milestones (foundation, each slab, finishing), spreading the outflow across the ~four-year build to the December 2029 possession. The lowest-risk plan for a buyer, since payment tracks progress.
• Down-Payment Plan - a larger upfront payment (often 90-95%) in exchange for the best headline price. Suits cash-rich buyers seeking maximum discount.
• Flexi / part-CLP - a hybrid front-loading a share of the payment with the balance milestone-linked, balancing discount against risk.

Home-loan EMI guidance

Home loans for an Arvind SmartSpaces project are available from all leading banks and housing-finance companies, typically up to 75-80% of the property value for salaried buyers with strong profiles. As an indicative illustration on the entry 2 BHK:

These figures are illustrative; the actual EMI depends on the sanctioned rate, tenure and loan amount. Whitefield's tech-sector salary base makes the corridor a well-served home-loan market, and the project desk provides the title and approval documents needed for processing. Buyers should ensure the RERA number is issued before completing the transaction.

Rental-yield analysis

Whitefield has one of Bengaluru's deepest rental markets, continuously fed by hiring across ITPL, Sigma, the EPIP Zone and the wider corridor. A walk-to-work 2 BHK at Arvind Nallurahalli is well-placed to command a premium rent and hold occupancy through cycles.

Gross rental yields in premium Bengaluru high-rises typically run in the ~3-4% band; Arvind Nallurahalli's ITPL proximity supports the upper end of that range, since walk-to-work homes let faster and at a rent premium. Net yields are lower after maintenance and vacancy, but the corridor's demand depth de-risks the vacancy assumption.

Yield in context - vs other asset classes

A rental yield of ~3-4% is modest against a fixed deposit (~7%) in isolation - but real estate's return is total return: rental income plus capital appreciation. In an appreciating corridor like Whitefield, the capital-growth component historically outweighs the yield gap, and unlike an FD, a home is a leveraged, inflation-hedged, use-value asset (the owner can live in it). Against equity or REITs, a Whitefield apartment offers lower volatility, tangible use-value and the financing leverage of a home loan, at the cost of liquidity.

Capital appreciation potential

The appreciation case for Arvind Nallurahalli rests on corridor fundamentals that already exist. Whitefield high-rise values have risen to ~₹11,950 per sq ft in 2026, and Nallurhalli apartments appreciated an estimated 16% in the trailing year, driven by the operational employment base at ITPL, Sigma and EPIP, the running Purple Line metro, and the scarcity of well-located new supply. A buyer entering at pre-launch guided pricing holds the home across the build cycle to December 2029 - precisely the period in which a well-located, low-density, listed-developer project typically closes the gap to, and then exceeds, the corridor average. The upcoming Peripheral Ring Road adds a further, longer-dated catalyst.

Investor profiles

• The end-user / walk-to-work buyer - works in the Whitefield parks, buys the 2 BHK or 3 BHK to eliminate the commute; the strongest, most rational buyer for this project.
• The rental investor - targets the 2 BHK for Whitefield's deep tenant pool and reliable occupancy; buys for yield plus appreciation.
• The upgrader - already lives in Whitefield in a smaller or older home, moves up to the 3 BHK in a low-density, premium community while staying in the corridor.
• The long-horizon appreciation buyer - buys at pre-launch pricing to capture the build-cycle appreciation in a proven corridor from a listed developer.

Why the rate is justified

A reasonable buyer question is why Arvind Nallurahalli's guided ~₹13,000-14,500 per sq ft sits above the Whitefield corridor average of ~₹11,950. The answer is what the rate buys. First, the micro-location: this is a walk-to-work parcel next to ITPL and Sigma, and such addresses command a premium over corridor-average sites further from the parks. Second, the density: a low-density, two-tower community on 4.18 acres is a scarce, differentiated product versus the denser multi-block schemes that make up much of the corridor average. Third, the developer: a listed, net-debt-free builder with direct Whitefield experience carries a delivery-confidence premium over lesser counterparties. Fourth, the specification: a premium fit-out and a full amenity deck serving only ~350-400 homes. The premium is not arbitrary - it is the market price of a better location, a better product and a more credible developer, and it is precisely what tends to hold resale value.

Total cost of ownership over time

Prospective buyers should think beyond the purchase in isolation and consider the total cost of ownership. Over a holding period, the recurring costs are the monthly maintenance (funding the upkeep of the amenities, security and building systems), property tax, and - for a financed purchase - the home-loan interest. Against these sit the offsetting returns: rental income if let, capital appreciation as the corridor matures, and the tax benefits available on a home loan (deductions on interest and principal under prevailing rules). For an end-user, there is also the substantial, un-quantified return of the eliminated commute - the hours and stress saved by living next to work, which for a Whitefield professional is one of the most valuable dividends the home pays. A complete investment view nets all of these, not just the headline price.

A note on timing

The pre-launch stage is, for many buyers, the most advantageous entry point - guided pricing before launch-stage repricing, the widest choice of floors and facings, and the full build-cycle runway for appreciation to December 2029. The trade-off is the pre-launch buyer's discipline: confirm the RERA number before paying beyond the booking amount, work from the cost sheet rather than the headline, and verify the sanctioned plan and title. Buyers who prefer certainty over the pre-launch discount may weigh ready-to-move options in the corridor, accepting a higher price for immediacy and a completed product. Arvind Nallurahalli's proposition is the pre-launch one: the best entry price and choice, from a credible developer, on a scarce parcel, for buyers comfortable with a 2029 delivery.

Summary

For the current, unit-specific cost sheet - including floor-rise and view premiums - use the contact form on this microsite or register your interest. An Arvind SmartSpaces sales associate will share the full cost breakdown for your chosen configuration.