Pride Tumkur Road, Nagasandra – Pre-Launch Apartments at Doddabidarakallu, Bengaluru

The site is on Tumkur Main Road (NH-48) at Nagasandra, in West Bengaluru. The material in circulation describes it as opposite IKEA Nagasandra; this site attributes that description rather than asserting it, because which side of NH-48 the parcel occupies is unresolved in every public source we could reach - the aggregator reading and the mapping geometry are each internally consistent, but with different parcels. The legal address frame is Doddabidarakallu revenue village, Yeshwanthapura hobli, Bengaluru North taluk, Bengaluru Urban district, PIN 560073 - that is what Karnataka RERA records for this belt, while Nagasandra and Bagalakunte are the metro-station and colloquial labels. The pin published on this site, 13.0470 N 77.5008 E, is corridor-representative: it sits on the south side of NH-48 between the foot-overbridge landing and the Nagasandra station entrance. It is not a parcel centroid, because the exact parcel and its survey number have not been published.

No. A full parse of the Karnataka RERA project registry, current to 17 August 2026, returns no registration for this project under any Pride-family promoter entity, and the developer's own Bengaluru portfolio page lists only Pride Euphora and Pride Altius as ongoing or pre-launch. Under Section 3 of the Real Estate (Regulation and Development) Act 2016 a project of this class cannot lawfully be advertised, marketed, booked or sold, and no agreement for sale can be executed, until registration is granted. That is the practical point for a buyer: nothing signed before registration is enforceable in the way a registered project's agreement is. A Karnataka project registration takes the form PRM/KA/RERA/.../PR/... - a number containing /AG/ is an agent registration, not a project registration. Verify the position yourself at rera.karnataka.gov.in.

Nagasandra, and by a wide margin. Nagasandra Metro Station on the Green Line is about 170 m from a site opposite IKEA; Manjunathanagara is about 680 m, roughly four and a half times farther. The confusion is traceable: IKEA's postal address contains the locality name Manjunatha Nagar, which is not the same thing as the station of that name 647 m up the road. Nagasandra opened on 1 May 2015 and has entrances on both sides of the highway, including one signed B: MS Ramaiah Enclave Side on the south, so a site opposite IKEA reaches the platform without crossing NH-48 at all. Outward the Green Line runs Nagasandra to Manjunathanagara to Chikkabidarakallu to Madavara; inward it runs through Dasarahalli and Yeshwantpur to Majestic.

IKEA Nagasandra sits on the north-east side of NH-48, on a 14-acre parcel IKEA bought from BMRCL in 2017 - directly across the highway from the parcel if the circulating description is right, which is the one thing on this stretch we cannot check. It opened on 22 June 2022 and is IKEA's largest store in India at about 460,000 sq ft. Nagasandra Metro Station is 148 m from the store. The crossing question has a real answer: an IKEA-funded foot overbridge of about 153 m, built between April and October 2023 and opened on 18 October 2023, spans both carriageways between the station and the store - the second direct metro-to-retail bridge on the Namma Metro network. An Overpass sweep of this stretch finds no pedestrian crossing, no traffic signal and no vehicular subway other than that bridge and one further footway viaduct, so the overbridge is not a convenience, it is the crossing.

The pre-launch information in circulation indicates 693 apartments across five towers of three basements plus ground plus 32 upper floors, reaching a stated 98.35 m. None of it is confirmed against a sanctioned plan and none of it appears on the developer's own portfolio or in the RERA registry. The land area is not published at all, which is a notable omission at this scale, so we derive it: 693 homes at a weighted average of about 1,548 sqft is roughly 10.72 lakh sqft saleable; at a standard 1.25 super-built-up loading that is 857,934 sqft of chargeable area; divided by FAR 5.19 that needs 165,305 sqft, or about 3.8 acres. The honest band is 3.5 to 4.7 acres. Treat 3.8 acres as our estimate, not as the developer's figure.

No. FAR 5.19 is a ceiling, not an achievement, and the arithmetic shows why: RMP-2015 sets the maximum residential floor area ratio at 3.25 for a site on an approach road above 30 m, and the Premium FAR policy gazetted on 21 February 2025 adds 0.4 of purchased premium FAR and 0.2 of TDR on roads above 18 m. 3.25 multiplied by 1.60 is 5.20 - the circulating 5.19 lands on the policy maximum to within 0.2 percent. Reaching it means actually buying premium FAR, charged at roughly 28 percent of guidance value, and separately acquiring TDR. Transit-oriented FAR is not the route: that clause exists only in the unapproved draft RMP-2031, applies within 150 m of a station and caps at 4.0. Separately, a 98.35 m tower here needs an AAI height NOC - Jakkur flying school is 11.8 km away and Yelahanka Air Force Station 15.0 km, both inside the 20 km radius, with HAL and Kempegowda International inside the 56 km radius.

No cost sheet has been issued. The figures circulating ahead of launch are Rs 1.15 Cr for a 2 BHK, Rs 1.65 Cr for a 3 BHK and Rs 2.30 Cr for a 4 BHK. Divide each by Rs 10,000 per sqft and you get 1,150, 1,650 and 2,300 sqft exactly, with no remainder - which tells you these are one flat rate applied to three round sizes rather than three independently costed tiers. An independently derived band for this node is Rs 9,250 to Rs 10,200 per sqft: Square Yards puts Nagasandra apartments at Rs 9,250 in June 2026 and Knight Frank's H1 2026 band for Tumkur Road runs Rs 5,300 to Rs 10,200. So the implied rate sits within about 2 percent of the top of what the corridor supports, 14 percent above Pride's own Altius entry rate on this road, and about 24 percent below Brigade Lumina at roughly Rs 13,194 per sqft one kilometre away.

This is the first question worth asking here and the developer has not answered it. Peer-reviewed sampling of 116 borewells in and around the Peenya industrial area found a Heavy metal Pollution Index averaging 846 before the monsoon and 336.7 after it, against a critical value of 100; roughly 90 percent of groundwater and surface samples were unfit for drinking, and the oral-ingestion hazard index exceeded 1.00 for chromium, mercury and arsenic in both seasons. What that means practically is that a scheme on this edge of the city should be on piped municipal supply with no borewell dependence, and a buyer should ask for that in writing. Note one distinction that is easy to conflate: BWSSB pipes treated water from the Nagasandra plant to Peenya industry on a separate line. That is a non-potable industrial supply and is not the same as domestic water.

Not announced, and no date is enforceable while the project is unregistered, because registration is what makes a completion date binding on a promoter. An estimate from corridor precedent: Sipani Samuha registered on 31 January 2025 for a December 2029 completion, 4.9 years, and Brigade Lumina registered in March 2026 with a reported December 2030 handover, 4.7 years. This scheme is larger than either - five towers, 33 levels, three basements - so 5.0 to 5.5 years from registration is the honest read. Registration itself cannot precede a sanctioned plan, the premium FAR purchase, the TDR loading and an AAI height clearance, none of which is on record, so the earliest credible registration is the second half of 2027. On that arithmetic an estimated handover would not fall before 2032.

The Bengaluru developer is the Bengaluru arm of a tri-city Pride Group with offices in Pune, Bangalore and Mumbai, operating since the mid-1990s. Its published GST identity names the legal entity as Pride and Expert Properties Private Limited, CIN U85110KA1996PTC019850, GSTIN 29AAACE4356J1ZG, registered at Pride Hulkul, 116 Lalbagh Road, Bengaluru 560027. One important detail: Karnataka RERA records the promoter of Pride's existing Bengaluru projects as Pride Housing, a different string whose legal form has not been established, so a RERA number should never be attributed by the word Pride alone. Three unrelated entities share the name and will surface in a search - M/s. Pride Group of Hubballi, whose Pride Ikon registration lapsed in March 2020 about 400 km away; Pride Housing and Constructions Private Limited, a Pune-registered company; and a Bangladeshi knitwear exporter that owns the Wikipedia article. None of them is building on Tumkur Road.

No. It is a working name, and no source uses it. A registered project name is fixed at the point of registration, so the name a buyer eventually signs against may be different. The developer's own Bengaluru portfolio page enumerates its ongoing and pre-launch projects and carries nothing matching a five-tower, 693-home, 98 m scheme; the Karnataka RERA project registry, parsed in full and current to 17 August 2026, carries nothing either. If you see this project advertised under a polished consumer name with a firm cost sheet attached, that is new information and it is worth asking where it came from.

The configurations in circulation are 2, 3 and 4 BHK — there is no half-format in the set. No developer floor plate is published, so the sizes below are back-solved from the price ladder and are estimates:

The band matters more than the central figure. Run the same three prices at Brigade Lumina's Rs 13,194 per sqft and the 2 BHK collapses to 872 sqft — a compact unit, which is not what the ladder describes. Only the Rs 9,250 to Rs 10,200 range produces a normal Bengaluru two-three-four ladder, and that is the evidence for the band. When a real sheet lands, insist on the RERA carpet area for each unit, not only the super built-up figure.