Pride Tumkur Road Floor Plans: 2, 3 and 4 BHK Apartments at Nagasandra

How the unit sizes were recovered

The figures circulating ahead of launch put a 2 BHK at Rs 1.15 Cr, a 3 BHK at Rs 1.65 Cr and a 4 BHK at Rs 2.30 Cr. Divide each by Rs 10,000 per sqft:

• Rs 1,15,00,000 ÷ 10,000 = 1,150 sqft
• Rs 1,65,00,000 ÷ 10,000 = 1,650 sqft
• Rs 2,30,00,000 ÷ 10,000 = 2,300 sqft

Three exact round numbers, no remainder anywhere. The ratio 1.15 : 1.65 : 2.30 reduces to 1 : 1.4348 : 2.000. That is one flat rate applied to three round sizes — a marketing construction rather than a cost sheet — and two things follow from it, both of which belong on the same page. It recovers the missing unit sizes, which is genuinely useful. And it tells you those sizes will move the day a real rate card lands, because they were never independently set.

The Rs 10,000 rate is itself the assumption, so here is the sensitivity. The same three prices divided by the ends of the rate band this corridor actually supports:

Only the Rs 9,250–10,200 band produces a normal Bengaluru 2 / 3 / 4 BHK size ladder. At the branded new-launch rate one kilometre up the road, the two-bedroom collapses to an 872 sqft compact unit, which is not the product the ladder describes. That is the evidence for the band, and it is why the sizes below carry a range rather than a single number.

The 2 BHK at an estimated 1,150 sqft

A buyer searching for 2 BHK flats for sale in Nagasandra is looking at a locality where the registered comparables are tight. The developer's own registered project further along this road, Pride Altius, publishes a two-bedroom at 1,034–1,041 sqft super built-up against 671–676 sqft carpet. Brigade Lumina's range opens at 1,099 sqft super built-up with 713 sqft carpet. An estimated 1,150 sqft here would therefore sit slightly above both — a full two-bedroom rather than a compact one, with enough super built-up area to carry two bathrooms, a utility off the kitchen and at least one usable balcony without squeezing the living-dining bay.

At the estimated central size the implied carpet is about 742 sqft. That is the honest way to picture it: roughly 740 square feet of floor you can actually furnish, in a home marketed as 1,150. The gap is not a deduction anyone is making unfairly — it is the standard Bengaluru high-rise loading, and it is explained below — but a buyer comparing this against an older, lower-rise 2 BHK in Nagasandra at a similar headline size should compare carpet against carpet, because the older stock frequently carries a lower loading and therefore more usable floor for the same number on the brochure.

Note also the search-intent split on this locality. A large share of the 2 BHK enquiry around Nagasandra is rental, not purchase, and the rental stock is mostly older builder-floor and mid-rise product. A pre-launch high-rise two-bedroom at an indicative Rs 1.15 Cr is a different market from that entirely, and the two should not be compared on rate.

Who it suits: a first purchase for a couple or a small family working along the Tumkur Road or Peenya employment belt, or anyone whose commute genuinely runs on the Green Line — this is the configuration where the roughly 170 m walk to Nagasandra Metro does the most work in the value case. It is also the configuration most exposed to the floor-plate contradiction described further down.

The 4 BHK at an estimated 2,300 sqft

Four-bedroom apartments on Tumkur Road are genuinely thin. Brigade Lumina, the nearest branded launch, is a two- and three-bedroom project only. Godrej Tiara at Goraguntepalya sells 3, 3.5 and 4.5 BHK homes of 2,120–2,940 sqft from Rs 3.49 Cr, which is a different segment entirely — that is Rs 16,462 per sqft against an indicative Rs 10,000 here. Prestige Jindal City, the corridor's 32.37-acre incumbent, ran a 2, 3 and 4 BHK mix whose published size range tops out at 2,171 sqft, but that project completed around 2022 and its inventory is resale.

So an estimated 2,300 sqft four-bedroom at an indicative Rs 2.30 Cr would be an unusual proposition for this stretch: the only mid-priced four-bed among the current launch crop, undercutting the nearest four-bedroom product by a very wide margin. That is either a real gap in the market or a sign that the ladder's fourth rung has not been costed properly, and there is no way to tell which from outside.

Read the size honestly. At the corridor's own loading, 2,300 sqft super built-up implies roughly 1,484 sqft of carpet across four bedrooms, which is compact for the configuration — four rooms, three or four bathrooms and the circulation to reach them, out of about 1,480 usable square feet. Compare that against Godrej Tiara's 2,120 sqft entry, which is a three-bedroom. A 2,300 sqft four-bed is not a scaled-up 3 BHK; it is a 3 BHK plan with a fourth room taken out of the shared area. Some buyers want exactly that. Buyers expecting a large-format four-bedroom will not find it at this size.

Who it suits: a multi-generation household that needs a fourth room more than it needs generous room sizes, or a buyer who wants a home office that is a real room. Ask specifically whether the fourth bedroom has an attached bathroom and an external window, because at this efficiency it is the room most likely to be internal.

Carpet against super built-up: the corridor's own numbers

Karnataka RERA registrations on this road publish both figures, which makes the loading measurable rather than guessed. These are the primary pairs:

Six data points, all from registered projects within about a kilometre, clustering between 62.6% and 65.4%. Applying that band to the back-solved sizes gives the carpet column in the configuration table: about 720–752 sqft for the two-bedroom, 1,033–1,079 for the three, 1,440–1,504 for the four. Those are estimates built on other projects' ratios, not this project's disclosure.

Two definitions are worth keeping straight. Carpet area under Section 2(k) of the RERA Act is the net usable floor area within the apartment, excluding external walls, service shafts, the balcony or verandah and any open terrace, but including internal partition walls. Super built-up area has no statutory definition at all — it is carpet plus walls plus a proportionate share of lobbies, staircases, lifts, the clubhouse and other common areas, and the proportion is the developer's to set. That is why a registered agreement for sale must state carpet area, and why the only size worth signing against is the carpet number.

There is one more consistency check worth publishing. The land-area estimate used across this site assumes a 1.25 super-built-up loading on the chargeable floor area — that is, chargeable area is about 80% of saleable area. That sits comfortably between the 62.6–65.4% carpet ratios above and the full super built-up figure, because chargeable floor area includes internal walls and some common area that carpet excludes. The two assumptions are not in conflict; they measure different things.

Orientation, aspect and noise

Which side of NH-48 this parcel sits on is unresolved, and this site will not pretend otherwise. The published information places it opposite IKEA Nagasandra, which sits on the north-east side of the highway; aggregator data for the developer's other project on this road points the other way. Both readings are internally consistent, because they may simply describe different parcels. Orientation therefore cannot be specified, only reasoned about.

What can be said is what applies to any tower on this stretch:

• The highway frontage is the loud side. NH-48 here carries continuous national-highway traffic including heavy freight, and there is no signal, pedestrian crossing or vehicular subway on this stretch to slow it. Do not assume height solves it — a raised, unobstructed line of sight to the carriageway can leave upper floors as exposed as lower ones. Ask for the glazing specification and whether acoustic glazing is standard or an extra on frontage units.
• The western aspect is the hot one. Late-afternoon western sun is the dominant heat-gain problem in Bengaluru high-rise apartments. West-facing living rooms on upper floors need either deep balcony overhangs or high-performance glass, and neither is confirmed here.
• The rear aspect faces an established residential cluster, not open land — the Sobha Garrison, Sobha Ruby, Sobha Elite and Arvind Oasis blocks and MS Ramaiah Enclave all sit immediately behind this frontage on the south side. That is good for quiet and for social infrastructure. It also means views from lower floors on that aspect will be into other buildings, and it is worth asking which levels clear them.
• The industrial belt is an air and water question, not a view. Any marketing that sells a Peenya skyline as an amenity has the framing backwards. Treat the adjacency as a diligence item — water source, air quality, and the 20 MLD sewage treatment plant about 1.0–1.2 km to the south-west, which is worth asking about in relation to prevailing wind, since Bengaluru's monsoon-season winds run broadly from the west.

"Vastu-compliant layouts" appears in the circulating description. That is a claim about plans nobody has seen, so treat it as unverified. If vastu matters to your purchase, ask for the specific unit's entrance orientation and kitchen placement on a drawing, not as a blanket assurance.

What is still unknown about these plans

• The sanctioned floor plate, and therefore every room dimension
• The actual carpet areas, which are the only areas a registered agreement can be signed against
• The unit mix by configuration — the 40 / 45 / 15 split used here is an assumption of ours, not the developer's
• Balcony depths, ceiling height, and whether balconies are enclosed or open
• Which units are corner units, and how many homes share a lift core
• The parcel's orientation and which side of NH-48 it occupies
• Whether the fourth bedroom in the 4 BHK is an external room with an attached bathroom
• Whether a servant's room, study or utility is included in the quoted area or excluded from it