AVERAGE PRODUCT AT AN UNDEVELOPED NEIGHBOURHOOD
The Project Site is located on Yelahanka – Doddabalapur Main Road, Avalahalli, Bangalore, Karnataka, India. The Project Site is accessible through a 120ft wide Yelahanka – Doddabalapur Main road.
The 120 ft road runs parallel to the West boundary of the Property while the Avalahalli Lake is located in the North-West corner the Project site, however on the opposite side of the access road.
Below table provides a snapshot of the Project:
|Type of Project||Residential|
|Developer Name||Prestige Estates|
|Project Location||Avalahalli, Yelahanka – Doddabalapur Main Road, Bangalore|
|Land Area||22.5 acres|
|No of Units||1696|
|No of Towers / Blocks||13 Towers|
|Units Configuration||1 BHK - 602 – 697 sq. ft.|
2 BHK - 1273 – 1314 sq. ft.
2.5 BHK - 1360 – 1401 sq. ft.
3 BHK – 1705 – 1765 sq. ft.
|No of Floors||G+16 & G+18|
Price Rating: ABOUT AVERAGE
We have benchmarked Prestige Royale Gardens against apartment projects located on Yelahanka – Doddabalapur Main Road within 5 Km radius to its South. We found the Price of the Project “Less” compared to those of similar apartments in the same micro-market.
|Project Name||Developer Name||Location||Units Sizes||Price||Expected Completion|
|Prestige Royale Gardens||Prestige Estates||Yelahanka – Doddabalapur Road||602 – 1765||4600||Dec’17|
|Vajram Tiara||Vajram Group||Yelahanka – Doddabalapur Road||1892 – 3472||4750||June’19|
|Ramky One North||Ramky Group||Yelahanka – Doddabalapur Road||1100 – 1800||5000||Completed|
|Shriram Suhaana||Shriram Properties||Yelahanka – Doddabalapur Road||900 – 3175||5000||Completed|
|NCC Meadows II||NCC Urban||Yelahanka – Doddabalapur Road||1150 – 2316||5300||Completed|
|Legacy Estilo||Legacy Group||Yelahanka – Doddabalapur Road||2190 – 2850||5500||Completed|
|RMZ Galleria||RMZ Group||Yelahanka, Off International Airport Rd||1468 – 2859||8200||Completed|
*The quoted price is base price of the unit and does not include car parking, floor rise, club house, deposits & taxes.
NOTE: Price last updated on MARCH 22, 2017.
Location Rating: BELOW AVERAGE
Royale Gardens is located on Yelahanka – Doddabalapur Main Road in Avalahalli, Yelahanka, Bangalore. The immediate neighbourhood is undeveloped without any major residential & social infrastructure. However, the well-developed suburb of Yelahanka is just 3 Km south of the property. The Project is directly opposite to Avalahalli Lake.
|Immediate neighborhood |
Has poor social infrastructure without any decent retail shops, clinics and commercial activities.
|Landmarks nearby |
Located diagonally opposite to Avalahalli Lake on Yelahanka – Doddaballapur Main Road.
|Access Roads |
Yelahanka – Doddaballapur Main Road is the access road to the Property. International Airport Road (NH 7) is 6.7 Km from the Property.
|Metro Rail |
|Train Stations |
Bangalore City railway station (22 Km); Yeshwanthpur Railway Station (16 Km)
Kempegowda International Airport is 21 Kms away.
Builder Rating: AMONG THE BEST
Prestige Estates is the largest and most reputed developer based out of South India. It is promoted by Mr. Irfan Razack & his siblings. Mr. Razack started his construction firm way back in 1986 and have delivered around 186 projects across residential, commercial, retail & hospitality segments. The company has presence in Bangalore, Chennai, Hyderabad, Kochi and Mangalore. It owns the “Forum” & “Forum Value” Malls in South India and have several large IT Parks and IT SEZ in Bangalore.
Prestige Estates has excellent relationships with nationalised banks, private banks and other financial institutions.
|Builder Name||Prestige Group|
|Flagship Company Name||Prestige Estates Projects Limited|
|Address||The Falcon House, No. 1, Main Guard Cross Road, Bangalore - 560001|
|Year of Establishment||1986|
|Managing Director||Irfan Razack|
|No. of Projects Completed||186+|
|Popular Projects||UB Towers, Prestige Golfshire|
Construction Quality Rating: BETTER THAN MOST
We found “Very Good” Quality of Construction in all Prestige Estates completed projects. The Company does the construction in-house as well as outsource to large reputed contractors. Prestige Estates has a separate dedicated firm to manage all its projects construction with a very large dedicated technical setup.
The Project offers limited range of amenities and sports facilities for its residents.
|Construction Contractor||Outsourced to a third party contractor.|
|Architect||Thomas Associates, a two decade old well-known architecture firm run by Mr. Tilak Thomas. Thomas Associates is based out of Bangalore.|
|Specifications||Standard specifications such as Vitrified tiles in all bedrooms, Living & Dining areas, Wooden Frame for main door and doors in all rooms, Sanitary Fixtures & CP Fitting of reputed make (brand not specified), and UPVC with mosquito mesh in windows.|
AMENITIES & LIFESTYLE
|HEALTH & FITNESS||GREEN ENVIRONMENT||LIFESTYLE & DESIGN||X - FACTOR|
|Clubhouse with Gym. |
Squash & Badminton Courts.
Children Play area.
|Landscaped Gardens. |
Sewage Treatment Plant.
Rainwater harvesting system.
|Health Club. |
Provision for Departmental Store.
70% open area.
The Project has received all necessary NOCs from the concerned authorities and plan sanction from BDA & BBMP.
Avalahalli Lake, which is located directly opposite to the Project, is within 75 meters of buffer zone suggested by NGT judgement of May’16. Since the project was approved before the NGT judgement, the new buffer zone requirement is not applicable to the project. Hence, we do not foresee any problem in getting completion certificate or Occupancy Certificate for this project.
We did find naalas / lake drains passing through the Project land in the village map. We are assuming that the builder has taken the necessary setbacks required for these drains in the project design. We recommend buyers to conduct an independent legal and technical due-diligence of the project before their investment.